How much does a roof replacement cost?
| Roof size | Typical home | Cost range |
|---|---|---|
| 1,200 sq ft | Smaller ranch | $6,500 – $11,000 |
| 1,800 sq ft | Mid-size single story | $9,500 – $15,500 |
| 2,400 sq ft | Two-story family home | $12,000 – $19,000 |
| 3,200 sq ft | Larger or complex roof | $16,000 – $26,000+ |
By material
| Material | Installed cost / sq ft | Expected life |
|---|---|---|
| 3-tab asphalt | $3.50 – $5.00 | 12 – 20 yrs |
| Architectural shingle | $4.50 – $7.50 | 15 – 25 yrs |
| Impact-resistant (Class 4) shingle | $5.50 – $9.00 | 20 – 30 yrs |
| Standing seam metal | $9.00 – $16.00 | 40 – 70 yrs |
| Euroshield® rubber / premium | $12.00 – $20.00+ | 50+ yrs |
What moves the number: roof pitch, number of layers to tear off, decking that needs replacing, and complexity — valleys, dormers, skylights and chimneys all add labor.
What happens on replacement day
- Permits and approvals. Building permit, plus HOA or architectural review if your neighborhood requires it.
- Site preparation. Materials checked for correct color and quantity; patio furniture and plants moved; you secure wall hangings that could shake loose.
- Protection and safety. Harnesses, dumpster placement, catch-alls and landscape protection before tear-off starts.
- Tear-off and deck inspection. Once the old roof is off, we check every sheet of decking and the framing. Soft or rotted decking is photographed and replaced.
- Installation. Underlayment, drip edge, starter strip, shingles, ventilation, flashing and ridge cap to code and manufacturer specifications — photographed as it goes.
- Cleanup. Roof, gutters and yard cleaned; magnet sweep of at least 30 feet around the house for nails.
- Disposal. Old materials hauled to disposal or recycling.
- Final inspection. Quality-control walk with photos shared with you.
If we find more damage during the job
Sometimes the deck under a roof is in worse shape than anyone could see from the top. When that happens we stop, photograph it and explain the cost before replacing anything. On an insurance job, that documentation supports a supplement to the claim so the additional work is covered.
Looking for roof replacement in a particular market? See roof replacement in Kansas City, roof replacement in Topeka and roof replacement in Metro Atlanta.
Frequently asked questions
How long does a roof replacement take?
Most homes are finished in one to three days once materials are delivered. Weather, roof size and complexity decide where in that range you land.
Do I need to be home?
Not the whole time. We need access to the exterior and, ideally, to the attic at some point. Pets and cars are best kept away from the driveway and work area during tear-off.
Should I get multiple bids?
Yes — but compare the scope, not just the total. Underlayment, ventilation, drip edge, flashing replacement and decking allowances vary widely between bids.
Will insurance pay for my roof?
If it was damaged by hail or wind, often yes. Age and wear are not covered. See roof insurance claims.
Roof replacement in: Kansas City · Topeka & NE Kansas · Metro Atlanta
