Typical installed cost by material
Roofers price by the "square" (100 square feet). Costs below are installed, including tear-off of one existing layer, on a simple two-story home.
| Material | Per sq ft installed | 2,000 sq ft roof | Expected life |
|---|---|---|---|
| 3-tab asphalt | $4.00 to $6.50 | $8,000 to $13,000 | 15 to 20 yrs |
| Architectural asphalt | $5.50 to $9.00 | $11,000 to $18,000 | 25 to 30 yrs |
| Metal standing seam | $11 to $20 | $22,000 to $40,000 | 40 to 60 yrs |
| Cedar shake | $12 to $20 | $24,000 to $40,000 | 25 to 35 yrs |
| Concrete or clay tile | $12 to $25 | $24,000 to $50,000 | 50+ yrs |
Steep pitch (above 7/12), a second tear-off layer, and multiple valleys or dormers each add 10 to 25 percent. Labor is 55 to 65 percent of a typical asphalt job.
What a legitimate quote spells out
- Roof size in squares and the pitch used for pricing.
- Tear-off count and dumpster or disposal fee.
- Shingle brand, line, and color; underlayment type; ice and water shield footage.
- Drip edge, ridge vent linear feet, pipe boots, and flashing - new, not reused.
- Decking replacement priced per sheet (usually $70 to $130) with an allowance.
- Workmanship warranty in years, separate from the manufacturer warranty.
Red flags that a quote is inflated
A single lump sum with no measurements. A "today only" discount. A deposit above 30 percent or any request for full payment up front. Storm-chaser crews with out-of-state plates. Decking replacement quoted as an unlimited pass-through instead of a per-sheet rate. And a bid more than 25 percent above two other local bids for the same scope and material.
How to compare bids fairly
Divide each bid by the roof area to get a per-square-foot number, then confirm every bid uses the same shingle line and the same tear-off assumption. Cheap bids usually skip ice and water shield, reuse flashing, or install over an existing layer, which shortens the roof life by years.