What is the average roof replacement cost, and what drives it?
Short answer. In North Georgia, an average full shingle replacement costs roughly $8,000 to $16,000. Five factors explain most of the gap between the average and your price: roof size, pitch, layers to remove, decking condition, and how many details like valleys, walls and chimneys the roof has.
The five drivers, in order of impact
- Size. Measured in squares of 100 square feet. A two story home has a smaller roof than a ranch of the same living area; an attached garage adds several squares.
- Pitch. Steeper roofs have more surface area for the same footprint and need slower, harnessed work. A 12/12 roof has about 41 percent more surface than its footprint.
- Layers. Each extra layer of old shingles adds tear-off labor and disposal weight.
- Decking. Soft, delaminated or plank decking adds per sheet replacement or a full re-sheet.
- Details. Valleys, dormers, roof to wall joints, chimneys and skylights each need flashing work and slow the crew.
Smaller factors
- Shingle line: standard architectural, designer or Class 4.
- Ventilation corrections.
- Access for the dumpster and delivery.
- Permits, which vary by city and county.
Where homes usually land
Small, simple roofs: about $7,000 to $11,000. Typical homes: $8,000 to $16,000. Large roofs: $15,000 to $25,000. Steep or complex: $20,000 and up.
Using the average well
If a quote is far from average, ask which of the five drivers explains it. A clear answer tied to your roof is a good sign; a vague one is not. See roof replacement cost in Georgia and how roofers measure a roof.