How much does a new roof cost in Virginia?

There is no single price for a new roof in Virginia, because every roof is priced on its own measurements and condition. Two houses with the same floor area can have roofs of very different size, steepness and complexity, and nobody knows how much rotten decking is underneath until the old roof comes off. The useful number is the one in front of you on an itemized written quote. Get at least three estimates whenever possible,^[1] and compare them line by line using the cost drivers below.

What drives the price of a new roof

Size, pitch and access. Roofers measure and price by roof area, not by the size of the house. A steep roof, a two- or three-storey roofline, and lots of valleys, dormers and hips take more time, more safety equipment and more waste, and they cost more.

Tear-off or recover. Removing the old roof is labour and disposal. Covering one flat layer of shingles over sound decking saves the cost of removing and disposing of the old ones, but it is not always allowed or wise. Rotted or warped decking, several existing layers, a sagging roofline or badly distorted shingles all mean the old roof has to come off, and a warranty can require it: Owens Corning's System Protection warranty, for example, requires a clean roof deck with all existing roofing material removed.^[5] Ask the roofer to confirm with your local building department what is allowed. Each extra layer to remove adds to the tear-off line.

Decking. This is the line that moves after the job starts. Ask each roofer for a price per sheet of replacement decking and how many sheets the base price includes. Small amounts stay simple: replacing 256 square feet or less of roof decking on a house needs no permit.^[2] More than that falls outside the exemption, and work on any structural component needs a permit,^[2] so damaged rafters or trusses can add a permit and structural work to the job.

The shingle line. The material you choose changes both the price and how long the roof lasts. The grade of material helps determine the expected life of the roof.^[4] In a March 2000 overview of roofing materials, the U.S. Forest Service gave 3-tab fiberglass shingles a lifespan of 15 to 25 years and heavy, laminated architectural shingles 20 to 30 years.^[4] The same overview gave painted standing-seam steel 30 to 50 years and the best grades of clear slate a minimum of 50.^[4] If you are undecided, ask each roofer to price two lines side by side, so you can see what the longer-lived option adds to the total.

Code items and accessories. Underlayment, starter strips, ridge caps, flashing, pipe boots and vents are part of every roof, and some are required. Prince William County's building division notes that the Virginia code requires an ice barrier along the eaves in areas where there has been a history of ice forming along the eaves, as designated in the code's Table R301.2(1), and that drip edge has to be installed when the shingle manufacturer requires it.^[3] A quote that leaves these out is not comparable with one that includes them.

The warranty tier. Premium manufacturer warranties come with conditions that can affect the quote. Owens Corning's System Protection warranty, for example, must be installed by one of its Platinum or Preferred contractors, cover the entire structure, and include its hip and ridge shingles plus at least two of its accessory product types.^[5] Ask which warranty each quote includes by name, and whether choosing it changes the price.

Permits and location. On most houses a reroof needs no permit: replacing any amount of roof covering on a one- or two-family house or townhouse needs no permit unless the house is in an area where the nominal design wind speed is greater than 100 miles per hour.^[2] But the building official may require a permit for replacement roofing in a historic district designated by the locality, and for exempt work in a special flood hazard area.^[2] Do you need a permit to replace a roof covers the details.

What a written quote should show

A Virginia residential contract has to include, among other things, the total cost, the amounts and schedule of progress payments with the down payment stated, and a listing of the specified materials and work,^[6] along with the contractor's licence number, class and specialty.^[6] Any change to the cost, materials, work or completion date must be in writing and signed by all parties.^[6] The contract should specify all materials to be used, such as quality, quantity, weight, color, size, or brand name.^[7]

For a roof, that means each quote should name:

• the shingle brand, line and color, and the warranty by name;
• how many layers come off, and disposal;
• the price per sheet of extra decking, and how many sheets are included;
• underlayment, ice barrier, drip edge, flashing, pipe boots and vents;
• the permit, if one is needed, in the contractor's name;
• cleanup, the nail sweep, and the roofer's own workmanship warranty.

Paying for a new roof

For the deposit, DPOR's advice is "Pay 10 percent down or $1,000, whichever amount is less"; when the job needs custom-made items or special orders, limit it to 30% of the total value of the contract.^[1] Beyond that: do not let payments get ahead of the work, do not pay cash, and don't pay 100% of the bill until the work is 100% complete and you are satisfied.^[1]

Check the licence class against the quote total. Class C contractors take single jobs over $1,000 but less than $30,000; Class B takes jobs of $30,000 or more but less than $150,000; Class A takes $150,000 and up.^[8] A large roof quoted by a Class C company near or above that line is worth a question.

Read the warranty's coverage periods, not just the word "lifetime". During the TRU PROtection period of Owens Corning's System Protection warranty, the company provides compensation to repair, replace or recover defective products, including the cost of tear-off and disposal subject to certain limitations.^[5] On a single-family detached home lived in by the purchaser, that period covers years 1 to 50, and from year 51 compensation is prorated at 20%.^[5] On other types of structures, including homes owned by a trust, condominium or homeowners association, the TRU PROtection period is 20 years.^[5] After it ends, the warranty provides prorated compensation of the costs of the defective Owens Corning products, and no other costs.^[5] It also does not cover other makers' components such as flashing, fasteners, pipe boots and wood decking,^[5] so ask each roofer what its own workmanship warranty covers and for how long.

When to call a licensed pro

Replacing a roof is a job for a licensed roofing contractor. Roof work is dangerous, and an accurate quote needs someone on the roof and, often, in the attic. A roofer needs a Virginia contractor's licence for a single job over $1,000, where Class C begins.^[8] DPOR's 2017 consumer guide puts the line at "$1,000 or more";^[7] where the two differ, the statute governs. For roofing-only work you may want a contractor licensed in that specialty.^[7] Check both using DPOR's License Lookup or by calling (804) 367-8511,^[1] or see how to check a contractor's licence.

Before you collect quotes, it helps to know what happens during a roof replacement and how long a roof lasts in Virginia. More exterior answers cover gutters and brick. To compare licensed roofers near you, browse roofing on Loclis or exterior contractors in Blacksburg.

Describe your roof once and licensed local roofers send a price or offer an estimate visit; any paid visit fee comes off the final price.