A residential roofing estimate is built from a short list of factors: the size and pitch of the roof, the material you want, how complex the roof is, how many old layers come off, the condition of the decking, access to the house, local code and permit requirements, and local labor costs. A good estimator measures or checks each one on site, and the estimate you get should show how each turned into a line item. Here is what we look at and why it matters to your price.
1. Roof size and pitch
Roofers price by the square (100 square feet of roof surface). Roof area is larger than the home’s footprint because of overhangs and slope, and steeper roofs have more surface for the same footprint. Pitch also changes labor: above a certain steepness, crews need roof jacks, harnesses and slower work.
2. The roof you want and the roof you have
A simple asphalt shingle roof on a plain gable costs far less than clay tile on a large roof with skylights and chimneys. Material is the biggest single choice, and our market guides price each one:
| Market | Cost guides |
|---|---|
| Colorado Springs | Asphalt, metal, full replacement, repair |
| Denver | Replacement, metal, tile, slate, synthetic cedar |
| Austin | Replacement, metal, tile, slate, gutters |
3. Complexity
Every hip, valley, dormer, wall, chimney, skylight and pipe means cuts, flashing and time. Complexity also sets the waste factor, the extra material a roof needs beyond its measured area.
4. What is under the surface
The estimator counts old layers (often from a roof edge or core sample) and checks the decking from the attic. Extra layers add tear-off and disposal; soft, delaminated or widely spaced decking has to be fixed before a new roof goes on. These are the items most likely to change a price after work starts, so a good estimate prices them up front or lists a per-sheet decking price.
5. Access
If there is no good truck access, crews haul materials and debris farther by hand, which takes more people and more time. Pools, landscaping, steep driveways and tight lot lines all count.
6. Local code and permits
Code requirements differ by market and show up as line items:
- Colorado Springs (PPRBD): all old layers removed before new asphalt, a permit for work over 100 square feet, an ice barrier above 7,000 feet, and a Class A covering inside city limits.
- Denver: a permit for repairs over 10 percent of the roof or two squares, shingles rated for the address’s wind zone, removal to the deck where two or more layers exist, and a mid-roof inspection on tile and metal.
- Austin: shingle-for-shingle replacements are permit-exempt inside city limits, but more than 128 square feet of decking needs a permit, and the Wildland-Urban Interface rules require a Class A roof assembly in their zones.
7. Labor and timing
Labor costs follow the local economy and the season, and they jump after major storms. Our article on why roofing prices rise shows the material side with federal price data.
Read the estimate you get
Once you have estimates in hand, compare them line by line. Our guide to understanding your roofing estimate explains each line, and repair vs replacement costs helps if you are deciding between the two.
Get an estimate built on your actual roof
Integrity Roofing and Painting is veteran-owned and family-run since 1990, an Owens Corning Platinum Preferred contractor with 650+ Google reviews. We measure the roof, check the attic, photograph what we find, and give you Good, Better and Best options in writing. Book a free inspection in Colorado Springs at (719) 488-2800, Denver at (303) 209-0152, or Austin at (512) 610-5897. We respond the same business day.
Sources: PPRBD Reroofing Guidelines (rev. 03/05/2024); City and County of Denver, Roofing Guide and Checklist (updated 4/11/2024); City of Austin, Work Exempt from Building Permits; City of Austin, Wildland-Urban Interface Code.
