Tear-off and re-roof
$10k–$18k
- Tear-off of one layer to the deck
- Synthetic underlayment
- Ice and water shield at the eaves
- Architectural shingles
- New drip edge and pipe boots
- Magnetic nail sweep and haul-away
Roof replacement · Licensed & insured · Full tear-off
Roof replacement, torn off to the deck and finished in days.
A roofing supervisor walks every slope, photographs what is up there and sends a written estimate in three tiers within 24 hours. We strip the roof to the wood, replace soft decking at a per-sheet price fixed in the contract, and most houses are roofed in one to three days.
Text one photo of your roof from the street. A licensed roofing supervisor answers within 5 minutes during business hours, with no salesperson in between.
- $16k–$28kTypical full system
- 1–3 daysMost tear-offs
- 4.9410 reviews
- 24hWritten estimate
What happens after you text us
A roofer who climbs roofs answers. You get dates, not a pitch.
Here is a typical first exchange. You tell us how old the roof is and what you see, we ask for one photo from the street, and you leave the chat with an inspection time and the day your written estimate arrives.
- The supervisor who inspects your roof is the one texting you
- One photo from the street shows pitch, layers and wear
- Inspection time and estimate day agreed in the same thread
Hi, the roof on our house is about 22 years old. No leak yet but the shingles look curled and there are granules in the gutters every time it rains.
Hi Karen, Dan here, I run the roofing crews at ProBuild Remodeling. Granules in the gutter at that age usually means the shingles are near the end. Could you text me one photo of the roof from the street and one of the gutter?
Sent both. I think there might be two layers, the edge looks thick.
Thanks. It does look like two layers at the eave, so both would come off down to the wood. I can be up there Tuesday at 4 to check the deck and the chimney flashing, and you would have three prices in writing Wednesday. Does Tuesday work?
Tuesday is fine. Do I need to be home?
Only for the last ten minutes, so I can show you the photos from the roof. See you Tuesday.
What a roof replacement costs
A new roof costs $10,000 to $55,000. Most homes land between $16,000 and $28,000.
Figures assume a 2,000 square foot two-story house with a walkable pitch at current labor rates. Size, steepness, the number of layers to remove and rotten decking move the price most. Each tier is a complete roof, not a teaser.
Full roof system
$16k–$28k
- Tear-off of all existing layers
- Up to ten sheets of new decking
- New step and chimney flashing
- Ridge vent matched to soffit intake
- Upgraded architectural shingles
- Matching starter and ridge caps
Premium or metal roof
$28k–$55k
- Everything in Full roof system
- Designer or impact-rated shingles
- Or standing seam metal panels
- Painted metal or copper flashing
- Wider ice barrier in cold zones
- Permit and final inspection
Price your new roof in ten seconds
Choose a tier, the footprint of the house and what the house is like. The number shifts with every choice, drawn from the tiers our roofing supervisors quote.
A range, not a quote. Your written estimate comes after the visit and does not change once you approve it.
Typical range for your answers
Turn this range into a written roof estimateWhere the money goes
Labor and shingles take six dollars in ten. Decking and flashing decide how long it lasts.
Averages from our recent full tear-offs. A low bid usually saves on the lines you cannot see from the street: underlayment, flashing and how many deck sheets are included. Ask any roofer to break those out.
Get my itemized roof estimate
Repair or replace your roof
Replace the roof when wear is everywhere. Repair it when the problem is in one spot.
Plenty of roofs we inspect do not need replacing yet. We walk every slope and write down which of these is true, with photos, so the decision rests on what is actually up there.
| If this is true | We recommend |
|---|---|
| Shingles are curling, cracked or bald on most slopes | Replace |
| The leak traces to one pipe boot, vent or chimney | Repair |
| Three-tab shingles are more than 20 years old | Replace |
| Wind took a few shingles and the rest lie flat | Repair |
| The deck feels soft underfoot in several places | Replace |
| The roof is under 12 years old and wears evenly | Repair |
How long it takes
Most roofs take one to three days on site, and the yard is swept every evening.
Your start date lands one to three weeks after signing, depending on the permit office and shingle delivery. We watch the forecast and only open as much roof as the crew can seal the same day.
Before day one
Inspection and permit
Every slope walked and photographed, three-tier estimate, shingle color chosen, permit filed with your town.
Day one morning
Tear-off to the deck
Tarps protect shrubs and siding, old layers come off, every deck sheet is walked and soft ones are marked.
Days one and two
Dry-in and shingles
Ice and water shield at eaves and valleys, synthetic underlayment, then shingles laid course by course.
Final day
Flashing and cleanup
Ridge vent, pipe boots and flashing finished, magnet sweep of the yard, inspection, photos sent to you.
Before and after
Three roofs, before the tear-off and after the final sweep.
What your roof is made of
Every layer of the roof is named in your estimate, not just the shingle color.
Two quotes can use the same shingle and still be very different roofs. The difference is in the layers underneath, which is why ours lists the brand, product and quantity of each.
Architectural shingles
GAF Timberline HDZ, Owens Corning Duration or CertainTeed Landmark. Thicker than three-tab, rated for high wind and 25 to 30 years.
Synthetic underlayment
A woven sheet under the shingles that keeps the deck dry if a shingle blows off. It replaces felt paper, which tears and wrinkles in sun.
Ice and water shield
A rubberized membrane at the eaves, valleys and around chimneys that seals around each nail. It stops ice dams and wind-driven rain.
Plywood or OSB decking
Replacement sheets are 7/16 inch OSB or 1/2 inch plywood to match your deck, nailed to the rafters so the finished roof stays flat.
Flashing and pipe boots
Aluminum or painted steel step flashing, new chimney counterflashing, and lead or silicone pipe boots that outlast the rubber kind.
Ridge and soffit vents
A continuous ridge vent paired with soffit intake so the attic breathes. Common products are GAF Cobra and Owens Corning VentSure.
Written into every contract
Six promises you can hold us to.
The approved price is the final price. Change orders only with your written approval.
A credit for every working day of delay we cause. Weather and inspections excepted, in writing.
Dust barriers, floor protection and a clean-up before we leave. Your home stays livable.
A text or email every working day with photos and tomorrow's plan, or the day is free.
Workmanship warranty in writing, transferable to the next owner, backed by a fixed address.
A small deposit, then you pay only for work that is already completed, inspected and photographed.
Who is on your roof
One supervisor and one roofing crew, from tear-off to final sweep.
You meet the supervisor at the inspection and the crew lead on the first morning. Everyone is background-checked, harnessed on steep slopes and working for us, never picked up for the day.
Roofing supervisor
Inspects the roof, writes the estimate and texts you daily.
Roofing crew lead
Checks every deck sheet and signs off each slope before shingles.
Flashing specialist
Cuts in chimney, wall and skylight flashing by hand.
Recent roofs, with the real numbers
Three roofs we replaced, each priced and dated in the contract.
Ranch, one-layer tear-off
- Final price
- $12,400
- Duration
- 1 day
- Location
- City, ST
Colonial, two layers removed
- Final price
- $23,900
- Duration
- 2 days
- Location
- City, ST
Cape Cod with dormers, metal
- Final price
- $41,600
- Duration
- 5 days
- Location
- City, ST
Your roof is not average
Your roof has its own story. This is what changes the number on it.
Each replacement starts from the three tiers above, then shifts for pitch, access, climate and what an insurer or buyer needs to see. Pick the case closest to yours.
Insurance is paying for it
When a covered storm caused the damage, the policy may pay for the roof minus your deductible. We document every slope, meet the adjuster on the roof and write the estimate in the line items insurers use.
Get my insurance roof estimateSelling the house soon
A buyer's inspector will flag a tired roof, and the buyer will ask for a credit larger than the roof costs. We write a condition report first, then a replacement price only if the report says you need one.
Get my pre-sale roof reportAn older house
Older roofs often hide plank decking with gaps, several shingle layers and no drip edge. Your estimate prices new sheathing over the planks as its own line, so you can see exactly what the age of the house adds.
Get my older-house roof estimateSnow and ice country
Where ice dams form, we run ice and water shield at least six feet up from the eaves, check attic insulation and venting, and schedule tear-offs on days above 40 degrees so the shingles seal down properly.
Get my cold-climate roof estimateHot sun most of the year
Heat ages shingles from above and from the attic below. We quote reflective cool-roof shingles, correct the attic ventilation, and start crews at first light so soft shingles are not scuffed in the afternoon heat.
Get my hot-climate roof estimateNear the coast
Salt air and hurricane winds call for ring-shank nails, six nails per shingle, taped deck seams and stainless or aluminum flashing. We follow the high-wind nailing pattern your county requires and include the inspection report.
Get my coastal roof estimateOn a tight budget
The lowest honest price keeps the full tear-off, the ice barrier and new flashing, and saves on the shingle line instead. We show what each downgrade saves and which ones would void the manufacturer warranty.
Get my budget roof estimateA rental property
Tenants can stay home during a tear-off. We arrange access with you by text, hand tenants a written notice with the dates, protect cars and yards, and send you before and after photos to keep for your insurer.
Get my rental roof estimateWhat this service is
Roof replacement, explained the way we price it.
Roof replacement is the removal of every existing roofing layer down to the wood deck, followed by repair of damaged decking and installation of new underlayment, flashing, ventilation and roofing material. ProBuild Remodeling performs it as a licensed contractor under one contract, with the permit pulled in our name and a named crew on the roof.
The service covers tear-off and disposal, decking repair at a stated price per sheet, ice and water shield, underlayment, drip edge, all flashing, pipe boots, ridge and soffit ventilation, and the new shingles or metal panels. It does not include gutters, siding or attic insulation unless they are written into the scope as separate lines.
It is for homeowners whose roof is worn across most slopes, has leaked in several places, or failed an insurance or pre-sale inspection. It is not for a roof with one leak or a handful of missing shingles, which a repair fixes for a fraction of the price, and it is not for commercial flat roofs.
The words you will see on your roof estimate
- Square
- The unit roofers price by: 100 square feet of roof surface. A 2,000 square foot house usually has 20 to 30 squares of roof.
- Tear-off
- Removing every old layer of shingles and underlayment down to the deck, so the new roof is nailed into clean, solid wood.
- Decking
- The plywood or OSB sheets nailed to the rafters that carry the roof. Soft or rotted sheets are replaced at a set price each.
- Drip edge
- A bent metal strip along the eaves and rakes that sends water into the gutter instead of behind it into the fascia board.
- Ice and water shield
- A self-sealing membrane laid at eaves and valleys that keeps melting ice and blown rain from backing up into the house.
- Step flashing
- Small L-shaped metal pieces woven into each course of shingles wherever the roof meets a wall or the side of a chimney.
- Ridge vent
- A continuous vent along the peak that lets hot, damp attic air escape, working together with intake vents at the soffits.
- Pitch
- Roof steepness, written as inches of rise per 12 inches of run. Roofs steeper than 8/12 need extra safety gear and cost more.
Questions we hear on every roof call
Eight questions homeowners ask before replacing a roof.
How much does a roof replacement cost?
Most asphalt roofs on a 2,000 square foot house cost $16,000 to $28,000 with a full tear-off, new flashing and some decking. A simple one-layer ranch can come in near $10,000. Designer shingles or standing seam metal run $28,000 to $55,000.
How long does a roof replacement take?
One to three days on site for most houses, up to five or six for steep, cut-up or metal roofs. Add one to three weeks before that for the permit and material delivery. Rain days push the start, never the quality of the dry-in.
Can you put new shingles over the old ones?
Some codes allow one overlay, but we do not recommend it and never do it over two layers. An overlay hides soft decking, traps heat that shortens shingle life, and often limits the manufacturer warranty. A tear-off lets us see and fix the wood.
How do I know if my roof needs replacing or just a repair?
Wear on every slope, curling or cracking shingles, bald spots with no granules and a soft deck point to replacement. One leak at a pipe, vent or chimney, or a few shingles lost to wind, points to repair. We write down which applies after walking the roof.
What happens if the roof deck is rotten?
The crew marks every soft sheet during tear-off and photographs it. Replacement sheets are billed at the per-sheet price already in your contract, so you know the cost of rot before the job starts. The Full roof system tier includes up to ten sheets.
Do I need to be home during a roof replacement?
No. We need access to an outdoor outlet, the driveway for the dumpster and your garage door closed. Expect hammering from 7 in the morning to late afternoon. Pets are happier away from the house on tear-off day, and attic items should be covered.
Will a new roof lower my insurance premium?
Sometimes. Several insurers give a discount for a new roof or for Class 4 impact-rated shingles in hail states. Ask your agent before choosing the shingle, and we add the product certificate and final inspection to your closing packet.
What time of year is best to replace a roof?
Late spring through fall, when shingles seal well in the warmth. We roof in winter above 40 degrees with hand-sealing where needed. Booking in late winter usually gets you an earlier start date than waiting for the busy season.
Roof replacement near you
Your remodeling address, within our service area.
Every roof is replaced by a local crew working under the license of its state and the wind and ice rules of its county. License numbers are listed state by state.
- Maine
- New Hampshire
- Massachusetts
- Rhode Island
- Connecticut
- New York
- New Jersey
- Pennsylvania
- Delaware
- Maryland
- Virginia
- North Carolina
- South Carolina
- Georgia
- Florida
- Check your remodeling address
Free roof replacement estimate
Send your answers now. Get three roof prices in writing within 24 hours.
A roofing supervisor reads your answers, texts you back within 5 minutes during business hours and books the inspection in the same thread.