How to Price a Roof Replacement Job

A square is 100 square feet of roof surface area, measured on the slope (not the footprint). A typical 2,200 square foot single-story ranch with a 6:12 pitch and standard hip and gable design has 26 to 30 squares of roof. Measure each plane individually, add for hips, valleys, and ridges, then apply a waste factor. Simple gable roofs use a 10 percent waste factor. Cut-up roofs with multiple valleys and dormers use 15 to 20 percent. Hand measurement works on simple roofs. For anything cut-up, an EagleView or HOVER report saves an hour of ground measuring and reduces the chance of an undermeasure that eats the job.

Asphalt shingle material in 2026 averages $115 to $145 per square installed across major brands. GAF Timberline HDZ runs around $122 per square, Owens Corning Duration around $118, CertainTeed Landmark around $120. Underlayment adds $8 to $15 per square depending on synthetic versus 30 pound felt. Ice-and-water runs $0.85 per square foot covered. Ridge runs about $1.20 per linear foot, valley metal $1.40 per linear foot, drip edge $0.65 per linear foot. The full material list also includes pipe boots, ventilation, ridge vent, starter strip, hip and ridge cap, and nails. A complete material list takes 5 minutes to build once your catalog is set.

A crew of 4 installs around 30 squares of asphalt per day on a straightforward reroof. That works out to 1 to 1.2 labor hours per square on simple roofs and 1.5 to 2 hours per square on cut-up roofs with steeper pitch. At a fully burdened crew rate of $58 to $78 per hour per worker, labor lands around $14 to $24 per square. For a 28-square reroof, total labor runs $3,920 to $6,720 depending on crew rate and roof complexity. Add tear-off labor on top: typically 0.4 to 0.6 hours per square for a single-layer asphalt teardown, more for two or three layer roofs.

• Single-layer asphalt teardown: 0.4 to 0.6 hours per square.
• Asphalt install: 1.0 to 1.2 hours per square (simple), 1.5 to 2.0 (cut-up).
• Crew rate fully burdened: $58 to $78 per worker per hour in 2026.
• Decking replacement: $85 to $135 per sheet of 7/16 OSB installed.

Residential reroof markup typically runs 18 to 28 percent on top of direct material and labor cost. The exact number depends on overhead allocation, target net profit, and local market. A common formula: markup percentage equals (overhead percent of revenue) plus (target net profit percent of revenue) divided by (1 minus overhead percent minus net profit percent). For a roofing shop running 15 percent overhead and targeting 10 percent net profit, markup lands around 33 percent. Mature shops sometimes run leaner overhead and target 8 to 12 percent net profit, landing markup at 22 to 28 percent. Whatever you set, show the markup as a single combined-margin line on the bid PDF, not buried inside per-square material price.

Most residential reroofs run 1 to 3 days of install. The standard milestone schedule: deposit on contract, material delivery confirmation, dry-in (tear-off and underlayment complete), full install complete, final inspection and walk-through. Each milestone triggers an invoice. ContractShield ships milestone payments through Stripe, so the deposit, the dry-in draw, and the final pay all route through the project workspace. The 1 percent platform fee deducts at each milestone. The default cycle pulls roofers from a 60 day payment chase to a 14 day cycle.

Insurance scopes follow the carrier loss summary, slope by slope, with code upgrade lines for items required by current code. A common ACV (actual cash value) versus RCV (replacement cost value) split means the carrier pays ACV first, then depreciation release after final invoice. Supplements for items missed in the original scope are submitted with photos and Xactimate-style line items. The supplement workflow lives in the project workspace so the carrier exchange and the homeowner exchange share one record.