Cost guide
What decides the cost of a new roof
This guide does not list prices. Roof prices depend on the house, the material and the timing, and a number on a website is no substitute for a written quote. It explains what goes into the price, so you can compare quotes properly.
What goes into the price
Size and shape
Roofs are priced by area. Dormers, valleys, hips and steep pitches add labor and waste.
Height and access
Tall two-and-a-half-story gables need more setup. Tight driveways and close neighbors slow loading and clean-up.
Layers to remove
Each extra layer of old shingles adds tear-off time and disposal.
Deck repairs
Rotted boards found after tear-off are usually priced per sheet or per board. Ask the rate up front.
Material
Asphalt shingles, membranes and metal differ widely, and so do product lines within each.
Flashing and chimneys
Chimneys, walls, skylights and vents each need flashing and time. Older brick chimneys may need masonry work first.
Ventilation and ice barrier
Adding ridge and soffit vents or a wider ice barrier changes the materials list.
Low-slope sections
Porch and rear roofs that need a membrane are a separate system with its own cost.
Season
Schedules fill up in some months more than others, which can affect timing and price.
Comparing quotes
Two quotes for the same roof can be far apart for good reasons: one strips every layer and replaces all the flashing, another reuses chimney flashing and prices deck repairs separately. Put the quotes side by side and compare the scope line by line, not just the totals.
Ask each contractor for the same things: the product names, the underlayment and ice barrier, the ventilation plan, how rotten wood is charged, the workmanship warranty and the payment schedule. The Division of Consumer Affairs suggests being wary of a contractor who wants more than a third of the total before work begins.
Before you sign
A New Jersey home improvement contract should show
- The contractor's legal name, business address and state registration number
- A start date and a completion date
- A description of the work, including the materials by brand or grade
- The total price
- A copy of the contractor's commercial general liability insurance policy and the insurer's phone number
- Warranties in writing
More in the Division of Consumer Affairs guidance on hiring home improvement contractors.
Want a real number?
Get the roof inspected and priced
Call and you are put through to an independent roofing contractor that works in Clifton, Nutley, Little Falls, Woodland Park and Wayne. Tell them what you have noticed and ask them to inspect the roof and price the work, whether that turns out to be a repair or a new roof.
A leak to track down or a roof to replace? Talk to a local roofing contractor.
You are connected with an independent roofing contractor that works in Clifton and nearby towns.
Call (973) 913-7876Calls may be recorded. Read the referral disclosure and the privacy policy.