Tags: Cost & Pricing, Roof Replacement
This is the number one question we get, and you deserve a straight answer. So here it is.
For the average residential home along the Wasatch Front, a full roof replacement with quality materials typically runs between $10,000 and $25,000. Some homes are less. Some are more. I know that is a wide range, but there are real reasons for it, and I want to explain them so you understand what actually drives the price of your specific roof.
What determines your cost
Roof size. This is the biggest factor. We measure roofs in squares, where one square equals 100 square feet of roof area. A typical home in Layton, Kaysville, or Bountiful runs between 20 and 35 squares. More squares means more material and more labor.
Roof pitch. Steeper roofs cost more. We covered this in detail in our article on how pitch affects cost, but the short version is that steep roofs require more material per square foot, more labor time, and additional safety equipment. Going from a walkable pitch to a steep pitch can add 15% to 25%.
Complexity. A simple gable roof with two slopes is the least expensive to replace. Every valley, hip, dormer, chimney, skylight, and wall transition adds time and material. The more complex your roofline, the higher the cost.
Material choice. There is a meaningful price difference between a builder-grade three-tab shingle and a premium architectural shingle like CertainTeed Landmark Pro. Better materials cost more, but they last longer, look better, and come with stronger warranties. We can walk you through the options and help you find the right balance for your budget.
Decking condition. We do not know the condition of your decking until the old roof comes off. If there is rot or damage, those sections need to be replaced. Most jobs have at least a few sheets that need attention. Significant decking damage adds to the cost. We price decking replacement per sheet and communicate it clearly before doing the work.
Number of layers. If your home has two layers of shingles because someone roofed over an existing layer instead of tearing it off, the tear-off takes longer and generates more waste. That adds to the cost. It also means the decking underneath has been hidden for a long time and may need more attention.
Access and logistics. Homes with tight access, steep driveways, landscaping close to the house, or limited staging areas can add time and cost. If we cannot get a dumpster close to the house, the crew has to carry debris further, which slows things down.
What you should not trust
Be cautious of any price quote you get without someone actually looking at your roof. Online calculators, phone estimates, and "ballpark" numbers from someone who has not measured your roof and inspected its condition are guesses at best.
I have seen homeowners get a phone quote of $8,000, budget for that, and then find out the real number is $14,000 once someone actually measures the roof and accounts for the pitch, complexity, and condition. That is a bad surprise. A proper estimate requires a proper inspection.
What a good estimate looks like
A legitimate estimate should be a written document that breaks down the scope of work in detail. You should be able to see what materials are being used, what components are included, how decking replacement is priced, and what the warranty covers. If an estimate is one line with a number, that is not an estimate. It is a guess.
We cover this in depth in our article about what is included in an estimate, but the key takeaway is this: the number on the bottom of the page means nothing without understanding what is above it.
Have questions about your roof? We offer free roof assessments. We will take a look, tell you what we see, and give you honest recommendations. No pressure, no obligation. Give us a call or schedule online.
"Say less, Their work was awesome with reasonable price!"Selwyn Khin , Google Review