This is the easiest question to answer. Why is it that roofing companies don't give the price of an asphalt roof when you ask them? They don't even write it anywhere on their website and they don't want to give details on their official roof quote. Roofing company's favorite word is: DEPENDS.
Make sure to comment below with questions so we can help you more specifically.
Since you're tired of asking this question repeatedly, we decided to answer how much the roofs costs today (updated for 2022). For the sake of transparency, we will also disclose the distributor's price charged to us, the roofing companies.
Why are we revealing so much information? Because questions that aren't answered in a client/business relationship results in loss of trust as well as the commoditization of an industry. Commoditization occurs when consumers do not learn the reasons for the differences in product quality and the difference between excellent work versus "good enough work".
The price on the roof quote is not the only variable that affects your decision, but it is important. You don't want to overpay for something, just as well as you don't want to pay too little knowing you are sacrificing on quality. The price is what you pay, and Value is what you receive in a transaction. Nothing comes for free, so if a price is too good to be true, rest assured the roofer is reusing some of your old roof parts. On the other hand, what if you are overpaying for a low grade product because the roofing contractor didn't itemize the details of the products they were installing. A proper roof quote will have the brand of the asphalt shingles, quantity, color, price.
You can't know how much it costs to re-roof your property unless you have exact roof measurements. Our 3D Aerial Roof Measurements are accurate to the 3/8ths of a pixel. Then, once you have the measurements, you can call roofing companies and ask them, "how much do charge per square for a new roof? Also, ask them what products do they offer for those prices? What warranties are standard and what warranties are extra?". The measurements come included in your online roof estimate (order online roof estimate here). Once you have your roof measurements, you find out how much your favorite asphalt shingles cost.
Price List From One Of Our Distributors of 2 randomly picked asphalt shingle manufacturers:
- Highlander Nex 242 $32.42 per bundle $97.26 per square
- Vista AR 252 - Class 3 $34.75 per bundle $104.25 per square
- EZ-Ridge XT Scotchgard 10" (20 LINEAR FT) $73.50 per bundle
- RidgeFlex 12" H&R (31 LINEAR FT) $52.75 per bundle
Malarkey - Class 4 Impact Resistant Shingle Prices
- Dura Seal 25yr #203 Class 4 $31.13 per bundle $93.39 per square
-Legacy IR $34.81 per bundle $139.24 per square
-RidgeFlex 12" IR Hip &Ridge (31 LINEAR FT) $52.75 per bundle
- XT 25 $27.91 per bundle $83.73 per square
- Landmark AR $32.12 per bundle $96.36 per square
- Landmark AR Max Def $32.62 per bundle $97.86 per square
- Landmark Pro AR $39.96 per bundle $119.88 per square
- Highland Slate $48.69 per bundle $146.07 per square
- Presidential AR $35.53 per bundle $177.65 per square
- Carriage House $45.95 per bundle $229.75 per square
- Presidential TL AR $41.49 per bundle $248.94 per square
- Grand Manor $48.60 per bundle $243.00 per square
- XT 30 IR $49.17 per bundle $147.51 per square
- Landmark IR $43.83 per bundle $131.49 per square
- Highland Slate IR $53.03 per bundle $159.15 per square
- Belmont IR $44.37 per bundle $177.46 per square
- Cedar Crest IR Hip & Ridge (20 Linear Feet) $70.50 per bundle
The input price (cost of shingle materials) ranges from $88 per square to $288 per square. Which one will you have on your roof after you pay for it? Chances are, the roofing contractor didn't specify on your roofing contract.
Becoming informed fixes the dilemma of assessing value to a price.
There is a measurement that is used in roofing called a "square". A square measures 10 feet by 10 feet section of roof (100 square feet). If your roof measures 3000 square feet, it said to measure 30 squares.
The full installation of an asphalt roofs ranges from $4.00 per square foot to $5.50 per square foot which is also $400 to $550 per square (our average is $4.50 per square foot), this is without considering the variables that each location could add to the cost of labor as a consequence of increased complexity due to the roof's number of facets, the steepness of roof (referred to as Pitch of roof), the condition of the roof decking, the elevation (how many stories high is the property), and the upgrades such as the type of nails (for example: smooth shanked nails versus ring shanked nails versus copper nails), lead pipe jack versus Bullet Boot that will never rust, never leak, and will not allow rodents to go inside because of the mesh protection on top.
We quoted a project that measured 7231 square feet and had 70 facets with a total of 7 different pitches (steepness of the roof surfaces). A complex roof, to say the least.
Because there were so many valleys (valleys are the point at which adjacent facets meet, and in complex roofs are of different pitches) we had to calculate a higher than usual waste of materials allowance (18%, due to complexity) because there will be so much material that has to be cut off/trimmed down to perfectly cover the valley areas. To give you an idea, for experienced crews installing a Simple, Non-Complex roof, will factor into the calculation 10% more material. A less experienced crew might need 15% more material to install the same simple, non-complex roof.
Same Square Footage, Different Quantity of Materials
The two roofs on houses build side-by-side measure 3000 square feet, each. Both the design of each roof is shaped differently. This affects the price because not all materials needed to install the roofs are the same price.
- House 1 has double the amount of Hip and Ridge needed than House 2 because of the design of the roof.
Hip and Ridge is more expensive than the bundle of shingles covering the majority of the roof surface. For example:
- DecoRidge 10" Cool Hip &Ridge (20 LIN FT) $80.75 BD $403.75 SQ
Not every roof is the same. That is why we probably quoted your neighbor's roof with a different price, you see? Always ask for a line by line breakdown of everything you are getting.
Your property could have multiple pitch values. This would mean that the steepness of your roof could vary from flat to different steepness. The steepness of your roof is communicated through the following numbers:
0/12 pitch refers to a flat roof. Shingles and Tile Roof are not suitable for flat roofs. Ask your roofing contractor how experienced they are in installing flat roofs. The preferred method for residential flat roof is Self Adhering Modified Bitumen Roofing System where we install a base layer of:
- Mule-Hide 06MHSAB - MH SA BASE SHEET $99.25 per roll (2 Square Roll). This material price changes almost daily.
The second layer of the Self Adhering Modified Bitumen System is:
- Mule-Hide 06MHSAAHB - MH SA-APP CAP SHEET HEATHER BLD $96.75 per roll (1 Square Roll). This material price changes almost daily.
From 2/12 Pitch to 7/12 your roofing project can enjoy the regular pitch price. Some companies don't begin to charge an additional pitch fee until your pitch measures 10/12 and steeper. The reason it is normal to charge more for steeper roofs is because of the added risk of falling. OSHA has standards most roofing companies should adhere to for their employee's safety.
If your home is a two story home, expect to pay an additional fee for the added risk the added elevation poses on the workers. Churches, for example with grand ceilings will pay more because they usually have a steep roof to match.
The roof estimates vary from job to job, not because the companies are increasing their margins, but because it is related to the added risk and added cost of the preventive measured necessary and the added time it takes to work on that area of your roof. Very steep areas of roof need three people to install that section of roof where on a normal pitch it would only require one installer.
The key is transparency. We discuss price ranges upfront because we hope you will appreciate the information and difference between roofing companies. Do you prefer a roofing company that runs their company with transparency and attention to detail? Or, do you want the lowest price without accountability of the type of materials that will end up on your roof? That is for you to decide.
Some homeowners learn about the price variance due to logistics of their installation lesson the hard way. Don't be that homeowner.
There was a job needing to Install asphalt shingles. It required the removal existing concrete tile roof. Is your driveway strong enough to hold 30 foot dumpsters full of tiles weighing 12 pounds each? If you don't know, the answer is most likely NO.
Please check the certificate of insurance on every roofing contractor.
- Are they under insured (not enough to cover damage to your property)?
- Did they explain the details of how they will perform the tear down without damaging or chipping your driveway?
The logistics of doing your roof affects price because one of the line items could include the rental (or the charge) of an automatic lift, if your project needs it to save on time or to prevent potential or unnecessary damage to your property.
The labor cost is mostly dependent on how elaborate and the logistics of the roof. Roofs that have more complexity to them will cost more to install. Cornice strips take longer to install and must charge more for the square footage of that build.
The roof with 55 facets is a complex roof (above) with multiple pitches (more than one steepness) will cost more per square than the same size roof with less complexity (below).
The bottom line is that in 2022 the price of asphalt roof begins at $4.00 per square foot ($400 per square). The cost per square foot will increase from there depending on the variables mentioned in this article. Know the measurments of your roof and the complexity of your roof. Order your online roof estimate today by clicking here.
We've covered lots of details around the subject of price, value, quality, and the variables that quantify the need for transparency and more open dialogue about how to properly determine the cost of a long lasting quality asphalt roof for your property. Don't give up on getting a price range from a roof contractor. How can you trust a company that avoids the question or doesn't have the ability to differentiate themselves by the products they use or the choices they offer?
Please comment below or ask us questions, we're here to help.
We truly hope you get the roof you've always dreamed, because your roof can be the unique and beautiful accent mark on your neighborhood.