Cost guide
What decides the price of a new roof
This guide gives no prices. A figure on a website can't account for your house, the material or the season, and only a written quote can. What it does explain is what goes into the number, so you can compare quotes properly.
What goes into the price
Size and shape
Roofs are priced by the square (100 square feet). Hips, valleys, dormers and steep pitches add labor and waste.
Material
Asphalt, slate, synthetic slate, metal and membranes differ widely, and so do product lines within each.
Tear-off
How many layers come off and how heavy they are. Slate and multiple shingle layers take longer to strip and haul.
The deck
Rotten or broken boards found after tear-off are usually priced per sheet or per foot. Ask the rate up front.
Flashing and chimneys
Brick chimneys, party walls, skylights and dormers each need flashing and time. Copper costs more than aluminum or steel.
Ventilation and ice protection
Adding ridge vents, soffit intake and eave membrane is part of a good replacement here.
Approvals
Permit fees, and in a historic district the time and materials a Certificate of Appropriateness calls for.
Access
Rowhome rears, steep lots, tight alleys and long driveways slow loading, dumpster placement and clean-up.
Season
Schedules fill in spring and fall. Cold weather slows some materials, such as shingle sealing and membrane adhesives.
Comparing quotes
Two quotes for the same roof can be far apart for good reasons. One includes eave membrane, new copper flashing and full ventilation; the other reuses flashing and prices deck repairs separately. Line the quotes up and compare the scope item by item, not just the total.
Pennsylvania law shapes the payment side. A contractor may not take any payment before the contract is signed, and on larger jobs the deposit is capped at one-third of the contract price, plus the cost of any special-order materials listed in the contract (HICPA, section 9).
Before you sign
Your contract should show
- The contractor's Pennsylvania registration number, which you can check at attorneygeneral.gov
- A description of the work and materials, with specifications that change only by a signed change order
- Approximate start and completion dates
- The total price, the down payment and any special-order materials listed separately
- The contractor's current liability insurance coverage
- A notice of your right to cancel within three business days
Want a real number?
Get the roof looked at and priced
One call connects you with an independent roofing contractor serving Bethlehem, Easton, Bethlehem Township, Hellertown and Lower Saucon. Ask for an inspection and a written price for the new roof.
Replacing the roof? Talk it through with a local contractor.
Your call goes to an independent roofing contractor that takes replacement work in the Bethlehem area.
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