Roof Replacement Cost & ROI Calculator

For a typical 40×30 ft footprint with moderate pitch, one tear-off layer, ordinary access, and architectural asphalt shingles, the professional range is usually much higher than a materials-only budget because it includes tear-off, disposal, underlayment, flashing, labor, permit handling, cleanup, warranty overhead, and contingency. Run the calculator with your roof squares or footprint for the current planning range; it is not a contractor quote.

No. Roofing involves fall risk, permits, and warranty requirements. The materials-only and Compare modes are for budgeting and understanding line items so you can evaluate contractor bids — not for DIY installation guidance.

Choose Localized repair / leak investigation in the guided interview for a few missing shingles, a small storm-damaged area, or an unknown leak source. Full replacement planning becomes more appropriate when the roof has active leaks, stains in multiple places, daylight through roof boards, widespread granule loss, curling shingles, soft decking, multiple layers, or an end-of-life covering. Ask contractors to quote both paths when the scope is unclear.

Roof area (footprint × pitch × shape), tear-off vs roof-over, number of existing layers, story height, steep pitch, difficult site access, decking replacement allowance, roof age, active leaks, water stains, daylight at boards, penetrations, and shingle type. Architectural vs 3-tab shingles moves material cost; condition signals mostly widen decking, diagnosis, and contingency allowances.

A written roof quote should separate tear-off, disposal, synthetic underlayment, ice/water shield, drip edge, starter strip, field shingles, ridge cap, ridge vent or ventilation plan, pipe boots, step/counter flashing, decking replacement price per sheet, permit handling, cleanup, magnetic nail sweep, payment terms, workmanship warranty, and manufacturer warranty. If there is an active leak, the quote should also document the leak source and any temporary dry-in work.

Inspectors commonly flag missing or damaged shingles, curling or granular loss, exposed fasteners, failed flashing, soft or stained decking, active ceiling stains, poor attic ventilation, and multiple roof layers. Those findings often become lender, insurance, or buyer-negotiation issues because roof failure is a water-risk problem, not just curb appeal.

Assumptions (not a quote): about 1,200 sq ft footprint, moderate pitch, architectural asphalt shingles, one tear-off layer, ordinary access, standard penetrations, and a small decking allowance. Compare mode shows the materials/equipment/permit reference beside professional installed pricing. If the roof has active leaks, stains, daylight at boards, or multiple layers, the calculator adds condition and decking allowances because the final scope often changes after tear-off. See the local roof replacement market answers for city-specific context.

It models an asphalt shingle replacement using entered footprint or known squares, pitch, roof shape, story height, tear-off status, existing layers, penetrations, site access, shingle type, roof age, symptoms, decking allowance, diagnosis allowance, and contingency. It is a planning range, not a contractor quote, appraisal, insurance scope, or permit-history lookup.