What Affects the Cost of Your Roof Repair or Replacement?
Key Factors That Influence Your Roof Repair And Replacement pricing
There are many factors that influence pricing. These four are the most common.
Material Type
Material matters. Material selection is one of the largest drivers of roof cost. Each roofing material comes with its own price range, lifespan, and labor needs, all of which shape your final price for repair or replacement.
Roof Size
The size of your roof has the most direct impact on cost. Larger roofs require more materials and more labor, which increases the overall price of your project.
Roof Pitch
A steep roof increases the amount of material needed, installation time and safety requirements, which raises your total project cost.
Roof Complexity
Roofs with added features like skylights, dormers, chimneys, pipe boots and complex intersections take more time, material and skill to install, which increases the overall cost.
Cost By Service Type
We have broken cost down into 3 main service types listed below. In order to see pricing, click on the service type that you need!
Shingle Roof Replacement
If you have an existing shingle roof and want to know what it costs to replace it, this section is for you. Here you’ll find the rough ball park price range for a full shingle roof replacement on a 3,000 SQ FT Roof. Use our price estimator to get an estimate for YOUR roof.
Specialty Roof
If you’re looking for a long-lasting, “forever” roof, this option is for you. Because premium roofing systems vary widely by style and installation requirements, it’s harder to provide an estimate without seeing your roof in person. However, the ranges below will give you a rough ballpark of what to expect on a 3,000 SQ FT Roof. Use our price estimator to get an estimate for YOUR roof.
Roof Repair
If you’re dealing with a roof issue but aren’t sure whether you need a full replacement, this section will help. Here you’ll find pricing for the most common roof repairs, including shingle replacement, flashing repairs, and pipe boot replacements.
How Much Do Shingle Roof Replacement Costs?
The price ranges below are based on an average 3,000 sq. ft. roof, which is the higher end of typical for the homes in the South East. We don’t want you to have any surprises so we give you ball park estimates on the higher end of typical roof size. There is a good chance your roof is less than 3000 Sq feet. As a general rule, your roof size is usually about 1.5 times the square footage of one floor of your home. Steeper roofs increase this number, while lower-pitch roofs may decrease it.
MOST POPULAR
Architectural Shingles
$12,000 - $14,500
Assuming a 3,000 SQ FT Roof
HIGHER END
Designer shingles
$13,000 - $15,500
Assuming a 3,000 SQ FT Roof
How Much Do Metal Roofs Cost?
Find out how much your forever roof could cost you
The price ranges below are based on an average 3,000 sq. ft. roof, which is the higher end of typical for the homes in the South East. We don’t want you to have any surprises so we give you ball park estimates on the higher end of typical roof size. There is a good chance your roof is less than 3000 Sq feet. As a general rule, your roof size is usually about 1.5 times the square footage of one floor of your home. Steeper roofs increase this number, while lower-pitch roofs may decrease it.
What makes metal roof pricing more variable is the application method itself—Its a whole different process than a shingle roof and requires much more specifications and higher end materials. Without knowing the exact size and complexity of your roof it is very hard to estimate the price for a metal roof. We feel there is nothing to hide when it comes to talking about price which is why we provide the information we do on our website but always keep in mind the ranges you will find below are very wide and could potentially be even more than the highest range because every roof is different.
BEST
Exposed Fastener Metal Roof
$25,000 - $35,000+
Assuming a 3,000 SQ FT Roof
FOREVER
Standing Seam Metal Roof
$35,000 - $45,000+
Assuming a 3,000 SQ FT Roof
How Much Does a Roof Repair Cost?
When it comes to roof repairs, costs can vary widely depending on the type of damage, how steep your roof is and what needs to be fixed. To make things easier, we’ve outlined pricing for the most common roof repairs below. And if you’re unsure what the issue is, we will always inspect the suspected damage as a courtesy so you know exactly what you’re dealing with before committing to any repairs.
Damaged Shingles
If you only have a few missing or damaged shingles, the repair is typically straightforward and on the lower end of the pricing spectrum. In many cases, homeowners can expect to pay around $250-500 to replace a small number of shingles. However, factors like roof pitch, accessibility, and overall complexity can raise the cost, since steeper or more intricate roofs require additional labor, time, and safety equipment. Your exact price will depend on how easy the area is to reach and how many shingles need to be replaced.
Hole Patch
If a fallen limb or impact creates a hole in your roof, the cost to patch it will depend on the size of the opening and the extent of the surrounding damage. Small holes typically cost around $500 to repair, while larger openings—or damage that affects the decking or structural components—can run up to $2,000 or more. Like with most repairs the final price also depends on factors like roof pitch and accessibility, since steeper or more complex roofs require additional labor and safety measures during the repair.
Replace Skylight
If you need to replace an existing skylight, most homeowners can expect to pay around $1,000 for a standard-size unit installed on a shingle roof. Costs can increase to $2,900 or more if the skylight is a specialty size, requires custom flashing, or is installed on roofing materials other than asphalt shingles. As always Roof pitch, complexity and accessibility will factor into the price as well.
Sagging Roof
If your roof is sagging, it often means the underlying wood or rafters need to be repaired or replaced. This can sometimes be an issue due to inadequate framing and that is what lead to the sagging of the roof. This issue can have a very high variability in pricing depending on multiple factors. Minor sagging in a small area could cost around $500 to fix if we only need to replace a small bit of underlayment, but larger sections of damaged decking—or structural issues involving rafters—can raise the price to $3,000 or more and also might include multiple trade partners.
Chimney Leak
If your chimney is leaking, the most common solution is to replace or repair the flashing around its base or to install a cricket as you can see in the picture above. The cricket will help divert the water around either side of the chimney. Without a cricket the water can become trapped and saturate that area of your roof. The wider the chimney the more water can build up. If it is a very small chimney then repairing or installing the proper flashing can fix this same issue. To address this it can cost anywhere from $250-$800 depending on the size and complexity of the chimney. Smaller sections that only need partial flashing repair will cost less, while larger chimneys—or especially those with significant wood rot or water damage around the structure—can run even more. As with every repair the roof pitch and accessibility can also affect pricing.
Flashing Repair
If you have a leak around a dormer, skylight, chimney, or any area where the roof meets a wall or siding, the flashing may need to be repaired or replaced. Most standard flashing repairs cost around $10-15 per foot. Roof pitch and overall complexity can also affect the final cost.
Pipe Boot Repairs
Pipe boots are one of the most common sources of roof leaks, especially as the rubber seals crack or dry out over time or if it wasn’t installed properly the first time. Replacing a pipe boot typically costs $250 for the first repair, and $100 for each additional pipe boot that needs to be replaced during the same visit. Roof pitch and accessibility can influence the final price, but most pipe boot repairs are straightforward and can be completed quickly once the issue is identified.
Ridge Vent Replacement
Ridge vents play a major role in keeping your attic properly ventilated, which helps regulate temperature, reduce moisture, and extend the overall lifespan of your roof. If your ridge vent is damaged or leaking, the entire vent must be replaced to ensure proper airflow and weather protection. Ridge vent replacement typically costs $18-$25 per foot, depending on the length of the vent and the accessibility of the roof. Proper ventilation is essential—without it, shingles age faster, energy bills increase, and moisture-related issues can develop inside the home.
Roof Repair Pricing Chart
How To Compare Quotes
Why Two Roofing Quotes Can Be Thousands of Dollars Apart — and Why the Cheaper One Can Cost You More
When homeowners receive multiple roofing quotes, the first thing they often notice is price. In this case, our quote comes in almost $1,500 more than the other. At a glance, that can feel like an easy decision. Price alone doesn’t tell the full story. What matters just as much, if not more, is what’s actually included, what’s clearly defined, and what’s missing altogether. This article will break down why one of our core values is Integrity and how it informs every quote we make!
Below is a breakdown of why a more detailed roofing quote often represents less risk, even when it costs more.
Specific Materials vs. Vague Descriptions
One of the most important differences between these two quotes is how clearly the materials are defined.
Our quote specifies the exact shingle being installed: GAF Timberline HDZ architectural shingles. This tells the homeowner exactly what product is going on the roof.
The other quote simply says “architectural shingles.” That term can refer to dozens of different products across multiple manufacturers and price tiers. Without a specific brand and model, there’s no way for you to do your own research to verify the quality and lifespan you were told the shingles would have.
A Defined Warranty vs. an Undefined Promise
Our quote clearly states the warranty being provided: the GAF Silver Pledge Warranty. That means:
- Manufacturer-backed coverage (50+ Years)
- Defined workmanship protection (10+ Years)
- Clear terms that can be explained and verified with your own research
Knowing exactly what warranty is being provided allows you to do your own research and make an informed decision. The other quote simply states that a warranty will be given — without saying what kind or who backs it. These are things that they might be able to answer if you asked them but if you don't know what to look for or what to ask this comes across as very deceptive once you see how easy it is to give the name of the warranty used like in our quote. We’re not afraid of our offerings, and we don’t believe in hiding behind vague promises.
We’re proud to say that we’ve never had a homeowner need to use the GAF Silver Pledge Warranty on one of our GAF roofing systems. When a roof is installed correctly, the warranty shouldn’t be something you ever have to rely on and it should simply exist as peace of mind.
Real Quantities vs. Placeholder Numbers
Another major difference is how each quote handles quantities.
Our proposal lists:
- The exact number of squares being replaced
- The exact footage of ridge vent and ridge shingles
- The exact footage of drip edge that will be installed
- The number of rolls of synthetic felt
- The number of pipe boots being replaced
In the competitor's lower-priced quote, nearly every line item shows a quantity of “1.” That doesn’t reflect real material usage — it’s a placeholder. It makes the quote look itemized, but it doesn’t tell the homeowner how much of anything is actually included.
Reasons Why this is such a big red flag
- Leaving these quantities out and keeping it vague could be a way for them to hook you in the beginning with a lower price at first and then quickly raise the price on you after the work has begun and your roof is exposed to the elements.
- They could also be planning on cutting corners in installing your roof
- Some roofers provide vague quotes for shady reasons, but in other cases it may be a genuine mistake or a lack of attention to detail. Even so, that raises an important question: why isn’t everything clearly explained upfront? Even if a lower price is legitimate and the contractor plans to do the work correctly, you shouldn’t have to chase them for clarity about what’s happening to your home. Vague quotes make it easier to avoid accountability later, and many companies rely on homeowners not fully understanding how a complete roofing system works instead of educating them. Trust your instincts—if something feels unclear or off, it probably is.
Code-Required Details Matter
Our proposal includes the installation of drip edge, which is required by South Carolina building codes. To be exact you can find it in Section R905.2.8.5 (Residential) and Section 1507.2.8.3 of South Carolina's building codes.
The other quote does not mention drip edge at all.
Cutting corners to save money upfront can create much bigger problems later — sometimes even requiring additional repairs or a partial re-roof which will most likely cost you more than our quote which took care of this all upfront.
Small Omissions Can Become Big Problems
Our quote also includes replacing the rain diverter, which helps manage water flow over doors and prevent future issues. The competing quote does not mention it.
When items like this are omitted, it doesn’t always mean they won’t be addressed — but it does mean they’re not contractually included. That leaves room for surprises, added costs, or incomplete work.
The Bottom Line
We’re fully aware that our transparency may show a higher price upfront. We’re also fully aware that, with the information we share, you might find another contractor who is both detailed and less expensive — and if you do, that means the industry is doing its job better and another homeowner is informed on their roof which is protecting their biggest asset, their home. We’re okay with that. In fact, we welcome it.
Our goal is not to be the cheapest roofer in the room. Our goal is to act with Integrity and Consistency that will leave every customer Satisfied.
By clearly laying out materials, quantities, code requirements, and warranties, we remove ambiguity — not just for you, but for buyers, inspectors, and insurers as well. We believe homeowners deserve to understand exactly what’s going on their roof without having to chase answers or decode vague language.
Roofing is not a place for gray areas, hidden assumptions, or pressure-based sales tactics. This is a system that protects your home, your equity, and in many cases, a major financial transaction. There is no room for vagueness.
So when two quotes are thousands of dollars apart, the most important question is
“Which company is willing to put everything on the table — and stand behind it?”
That’s what integrity looks like.
Frequently asked questions about Roofing Repairs and Replacements
Pricing Faq's
We know you may still have some questions. Here are some of the most common questions that we get asked! Click the icon next to the question to see the answer below.
The cost to replace a roof typically averages around $10,000, but it can be a bit less or a bit more depending on the size, pitch, and complexity of your roof. Every home is different, so there is no way to know for sure unless we inspect the roof ourselves.
To help you get a ballpark estimate, we offer a free online pricing estimator you can use anytime. If you're ready for a more accurate quote based on your roof, you have two easy options: you can fill out the form at the bottom of this page and we’ll give you a call to set up your free on-site inspection, or you can use our self-scheduling tool to pick a time that works best for you. Either way, we’ll take a close look, explain your options, and provide a clear and defined quote you can feel confident in.