Every roof is priced on its own, and anyone who quotes you a number before seeing the house is guessing. What we can tell you is what goes into the price, so the quotes you get make sense and are easier to compare.
Size, measured in squares
Roofers measure roofs in squares. One square is 100 square feet of roof surface. The roof is bigger than the house's floor plan, because it slopes and overhangs, so expect the square count to be higher than you'd guess from the square footage.
Pitch and how hard it is to work on
A steep roof takes more safety gear and more time than a walkable one. Lots of valleys, dormers, skylights and chimneys mean more cutting and more flashing. A simple ranch roof and a steep, cut-up story-and-a-half roof of the same size can price very differently.
How many layers come off
Tearing off one layer of old shingles is less work than tearing off two. Disposal is part of the bill too, since the old roof has to be hauled away.
The decking underneath
Nobody knows the condition of the wood decking until the old shingles are off. Soft or rotted sheets have to be replaced. A good quote says how replacement decking will be priced (per sheet is common) so there are no surprises.
Materials
- Shingle line. Basic 3-tab, thicker architectural shingles, and premium lines all price differently
- Impact-resistant shingles. Shingles rated Class 4 under the UL 2218 impact test cost more up front. Some insurers offer a discount for them, so ask your agent
- Underlayment, ice and water barrier, drip edge and flashing
- Ventilation: ridge vents, box vents and intake at the soffits
Timing
After a big hail storm, every roofer in town is booked solid. That affects how soon a crew can get to you more than anything else.
Insurance
If a covered storm damaged the roof, your policy may pay for part or all of the replacement, minus your deductible. Wear and age usually aren't covered. See our Nebraska roof insurance guide.
Comparing quotes
Ask every roofer to put the same things in writing: what's being torn off, the shingle line, how decking is priced, ventilation, cleanup, and the warranty on both materials and labor. Then you're comparing like with like. Want a quote? Have a Lincoln roofer contact you.