Roof costs
What can change your roof price, and what can’t
Your price is built from your actual roof: its measured size, pitch and complexity, plus the option and install week you choose. After you reserve, only two things can move it: what the technician confirms on site that aerial data can’t see, like a second layer of shingles or damaged decking beyond your allowance, and a change you ask for. You see the exact amount, with photos, before you sign.
Updated September 16, 2026
Already in your price
- Full tear-off down to the deck, dumpster and disposal
- Synthetic underlayment and code-required ice and water shield
- New drip edge, starter strip, ridge cap and flashing where needed
- A decking allowance for damaged boards
- Building permit
- Magnetic nail sweep and completion photos
The short list of things that can change it
| What the technician finds | How it’s priced | Two-story colonial (Core) |
|---|---|---|
| A second layer of shingles under the first | Tear-off and disposal for your roof’s size | +$2,250 |
| Damaged decking beyond the 5 sheets included | Per sheet, installed | +$135 a sheet |
| A chimney the aerial view missed | Flashing per chimney | +$1,050 each |
| A skylight the aerial view missed | Flashing per skylight | +$500 each |
| A roof that measures larger or steeper on site | The same rates as your estimate | Depends on the difference |
| An upgrade you ask for | That option’s price | Your choice |
Computed by our pricing engine on 2026-09-14 from pricing table v1. Ranges assume one existing layer of shingles and a standard install week.
How a change is handled
- The technician photographs anything that changes your price.
- You see the photos and your exact final price before you sign, and before any work begins.
- If the final price lands outside your estimated range, you choose: go ahead at the new price, or get your deposit back in full.
- If more damaged decking turns up once the old roof is off, you see photos first, and each sheet is billed at the rate already written in your contract.
- Nothing else changes without a written change order you sign first.
What never moves your price
- A deadline. Your price doesn’t depend on when you sign, and there’s no end-of-night discount to chase.
- A salesperson. Nobody negotiates your number up or down at your kitchen table.
- Time spent deciding once you’ve reserved. Your install week and estimated range are held for you, and only the findings above can change them.
What shapes your price in the first place
| Factor | Effect on a two-story colonial (Core) |
|---|---|
| A steeper roof (10/12 instead of 7/12, same house) | +$3,050 |
| A third story (harder access) | +$1,400 |
| A January install week instead of a standard week | −$1,150 |
All of these are measured or chosen before you reserve, so they’re already in the range you see.
Why we price it this way
A low number that grows once the old roof comes off isn’t a low number. We’d rather show you the real price on your real roof, name the few things that can move it and what each one costs, and let you decide with all of it in front of you.
Questions
- Can my roof price go up after I sign?
- Only for damaged decking found once the old roof is off, beyond the sheets your option already includes. You see photos first, and each sheet is billed at the rate written in your contract. Nothing else changes without a change order you sign.
- What if the verification visit finds something?
- You see the photos and your exact final price before you sign. If it lands outside your estimated range, you can go ahead at the new price or get your deposit back in full.
- Is there a discount for signing today?
- No. Your price doesn’t depend on when you sign. The install week you pick does affect it, because winter weeks cost less when our crews are less busy, and you see that difference before you choose.
See a price range for your own roof
About 10 minutes, from aerial measurement. No salesperson.