Pricing a roofing job starts with one unit: the roofing square, which is 100 square feet of roof. Measure the roof in squares, price each square by material, add tear-off and the extras, and you have a bid you can defend. This guide covers how roofers price work, typical US rates, what moves the number, and how to turn it into a professional estimate.
How roofing is priced
Roofing is quoted three connected ways:
- Per roofing square. The industry's core unit. One square equals 100 square feet of roof (a 10 by 10 foot section), and materials are sold by the square. Most single-family homes are 20 to 30 squares. Roofs are measured on the sloped surface, not the home's floor footprint, so a steeper roof has more area.
- Per square foot. The same number divided by 100, used in consumer-facing estimates.
- Total-job pricing. The bottom-line bid: squares times your price per square, plus tear-off, extras, and permits.
Repairs and replacement are priced differently: repairs are small, fixed-scope jobs like a leak or flashing fix, while a replacement is priced per square across the whole roof.
Typical roofing rates
These are common US starting points, installed. Treat them as a baseline and adjust for your market, pitch, and complexity.
| Material or job | Typical range |
|---|---|
| Asphalt shingles | $400 to $750 per square ($4.00 to $7.50 per sq ft) |
| Metal roofing | $700 to $2,200 per square |
| Tile (clay or concrete) | $1,000 to $1,800 per square |
| Tear-off and disposal | $50 to $150 per square |
| Roof leak repair | $400 to $1,000 (minor leaks $150 to $400) |
| Flashing repair | $200 to $600 |
| Full asphalt replacement (average home) | about $6,000 to $14,000 (national average around $9,600) |
Larger, steeper, or premium-material roofs (metal, tile, slate) run higher, so treat these as ranges to build from, not a fixed price list.
What changes the price
Two roofs of the same size can quote very differently. The biggest factors:
Material is the single biggest driver, from asphalt at the low end to slate and copper at the top. Pitch and steepness: steep roofs add both surface area and labor time, and most contractors add a steep charge starting around a 7/12 pitch. Layers to tear off: removing multiple old layers multiplies tear-off and disposal. Complexity: valleys, chimneys, skylights, and dormers each need custom flashing and labor. Stories and access: multi-story and hard-to-reach roofs raise labor for staging and safety. Region and permits (commonly $100 to $500) shift the number as well.
Build your estimate
Measure the roof in squares on the sloped surface, multiply by your per-square rate for the material, then add tear-off and disposal, underlayment, flashing for each penetration, permits, and a steep charge if the pitch is over about 7/12. For repairs, hold a firm minimum so a small leak or flashing job still covers the trip, setup, and time.
Turn the estimate into an invoice
Once the homeowner approves the price, it should become a clean, professional invoice without re-entering everything, with clear line items for materials, labor, tear-off, and extras, plus your payment terms and any warranty. Our free roofing invoice template turns your scope and rates into a document you can send in seconds, and when you are ready to send estimates, get paid online, and track who has paid, a free Billbooks account puts it all in one place.
This guide covers the specifics for one trade. For the general method behind pricing any service job, see our guide on how to price service jobs.
Two free tools to price this work and bill for it, no signup:
FAQ
What is a roofing square?
A roofing square is 100 square feet of roof area, a 10 by 10 foot section. Roofing materials are sold and priced by the square, and most single-family homes have a roof of about 20 to 30 squares. Roofs are measured on the sloped surface, not the home's floor footprint, so a steeper roof has more area.
How much does a roof cost per square?
Installed, asphalt shingles commonly run about $400 to $750 per square ($4.00 to $7.50 per square foot), metal roofing about $700 to $2,200 per square, and clay or concrete tile about $1,000 to $1,800 per square. Tear-off and disposal add roughly $50 to $150 per square.
How much does a full roof replacement cost?
A full asphalt roof replacement on an average home commonly runs about $6,000 to $14,000, with a national average around $9,600. Larger, steeper, or premium-material roofs such as metal, tile, or slate go higher.
How much does roof repair cost?
Common roof repairs average around $1,150. A leak repair typically runs about $400 to $1,000 (minor leaks $150 to $400), and flashing repair about $200 to $600, depending on the damage and access.
What makes a roofing job cost more?
The biggest drivers are the roofing material, the roof's pitch (steep roofs above about 7/12 add material and labor), the number of old layers to tear off, complexity like valleys, chimneys, and skylights that need custom flashing, the number of stories and access, permits, and your region.
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