Understanding What You’ll Really Pay for a New Roof
The average cost of replacing a shingle roof ranges from $5,750 to $12,500 nationally, with most homeowners paying around $9,000 for a complete installation. Homeowners who plan ahead using an experienced, full‑service roofing contractor like Adept Construction’s professional roofing team consistently achieve better pricing, better warranties, and longer roof life.
Quick Cost Breakdown:
- Average Total Cost: $9,000–$9,117
- Cost Per Square Foot: $4.50–$7.00
- 1,500 sq ft Roof: $6,750–$10,500
- 2,000 sq ft Roof: $9,000–$14,000
- Labor: 60% of total cost
- Materials: 40% of total cost
If you notice missing granules in your gutters, curling shingles, or widespread cracking across your roof, you’re probably facing a replacement rather than a simple repair. The good news? Understanding the costs upfront helps you budget properly and avoid surprises.
Your final price depends on several factors: your roof’s size and pitch, the type of shingles you choose, labor rates in your area, and any repairs needed to your roof deck or ventilation system. In the Chicago suburbs, costs can vary based on local building codes and seasonal demand. For reliable guidance and transparent pricing, choosing a specialist in shingle roof installation and replacement makes all the difference.
As Gerald Michaels, founder and president of Adept Construction, Inc., I’ve spent nearly three decades helping homeowners steer the average cost of replacing a shingle roof with honest advice and quality workmanship. Since 1997, our family-owned company has built a reputation across Naperville, Downers Grove, and Chicago’s western suburbs for delivering transparent quotes and superior installations that stand the test of time.
Whether you’re preparing to sell your home or simply protecting your investment, understanding what drives roof replacement costs helps you make informed decisions. We offer free estimates and encourage you to contact us for a no-obligation inspection and quote—there’s never pressure, just straight answers about what your roof really needs.
Average cost of replacing a shingle roof further reading:
What is the Average Cost of Replacing a Shingle Roof?
The national average cost of replacing a shingle roof falls between $5,750 and $12,500, with most homeowners investing around $9,000. In the Chicagoland area, including Downers Grove and Naperville, specific local factors can influence your final bill.
The cost breaks down to $4.50 to $7.00 per square foot for asphalt shingles, covering both materials and labor. Different types of asphalt shingles impact both cost and lifespan:
| Shingle Type | Cost Per Square Foot (Installed) | Typical Lifespan |
|---|---|---|
| 3-Tab Asphalt Shingles | $4.25 – $7.00 | 15-20 years |
| Architectural Shingles | $5.86 – $12.25 | 25-30 years |
| Premium/Luxury Shingles | $8.00 – $15.00 | 30-50 years |
Understanding the Average Cost of Replacing a Shingle Roof by Size
Roofing professionals measure roofs in “squares,” where one roofing square equals 100 square feet. Here’s how roof size impacts the average cost of replacing a shingle roof:
- 1,000 sq ft: Materials cost $1,700-$3,000, with total installation ranging from $3,652-$5,373
- 1,500 sq ft: Materials run $2,500-$4,500, with complete installation at $5,478-$8,059
- 2,000 sq ft: Materials cost $3,400-$5,600, bringing total costs to $5,994-$9,791
- 3,000 sq ft: Materials reach $5,100-$9,000, with installation totaling $10,112-$14,830
For personalized estimates, tools like the Roofing Calculator can help.
The Two Main Types of Asphalt Shingles and Their Costs
3-Tab Shingles are the most economical option, featuring three evenly spaced tabs creating a flat, uniform appearance. They typically last 15-20 years but offer less resistance to wind and hail.
Architectural Shingles consist of multiple asphalt layers, creating a three-dimensional appearance that mimics wood shakes or slate. They last 25-30 years and provide superior wind and impact resistance.
Premium/Luxury Shingles replicate natural slate or cedar shakes with remarkable accuracy. While costing more initially, they can last 30-50 years and carry the best warranties.
Architectural shingles remain the most popular choice due to their balance of cost, durability, and aesthetic value.
Key Factors That Influence Your Final Replacement Cost
Understanding the baseline cost is just the beginning. Several critical factors can significantly sway the final price tag for your roof replacement. It’s like baking a cake – the basic ingredients are there, but the size of the cake, the complexity of the frosting, and where you buy your flour all change the cost.
Labor: The Biggest Slice of the Pie
Labor is often the largest component of your roof replacement bill, accounting for approximately 60% of the total cost. While materials are essential, the skill and efficiency of the crew doing the work are paramount.
- Hourly Rates vs. Per-Square Pricing: While professional roofers typically charge by the “square” (100 sq ft) for a complete job, this flat rate implicitly includes their hourly labor. Nationally, professional roofers charge an average of $78 per hour for residential jobs. In Illinois, we’ve seen roofers charge homeowners around $84.83 per hour on average, which accounts for employee wages, payroll taxes, liability insurance, workers’ compensation, administrative costs (like trucks and software), and a reasonable profit margin.
- Crew Size and Experience: A larger, more experienced crew can complete a job faster, but their individual rates might be higher. Our crews are trained to work efficiently while maintaining our high standards of quality.
- Insurance Costs: Reputable roofing companies like ours carry comprehensive liability insurance and workers’ compensation. These protect you, the homeowner, from financial responsibility if an accident occurs on your property. This is a non-negotiable cost that ensures peace of mind.
- Overhead: Beyond direct labor, a roofing company has overhead expenses like office staff, equipment maintenance, transportation, and marketing. These are all factored into the overall cost of a project.
It’s worth noting that roofing is one of the least likely professions to be replaced by AI anytime soon, meaning skilled human labor remains at the heart of every quality installation.
Roof Size, Pitch, and Complexity
We’ve already touched on how roof size affects cost, but the roof’s pitch (steepness) and overall complexity are equally significant.
- Steep-Slope Challenges: Imagine trying to work on a flat surface versus a steep hill. Steeper roofs are more challenging and dangerous for our crews. They require specialized safety equipment, more intricate staging, and extra time for material handling, all of which increase labor costs. Complicated roofs can demand a 20–40% higher hourly price due to these factors.
- Accessibility: Is your roof easily accessible, or does it require special equipment like cranes or extensive scaffolding to get materials and workers onto the roof? Limited accessibility can add to equipment rental and labor time.
- Complex Features: The more “ins and outs” your roof has, the more labor and materials it will require. Dormers, skylights, chimneys, multiple valleys, and hips all add to the complexity. Each of these features requires precise cutting, flashing, and sealing, which takes more time and expertise. A simple gable roof will almost always be less expensive to replace than a multi-level roof with numerous angles and penetrations.
For homeowners comparing systems, our dedicated guide to shingle roofing systems and replacement options explains how design complexity and product choice interact to shape your total investment.
How Location Impacts the Average Cost of Replacing a Shingle Roof
Yes, where your home is located plays a considerable role in the final average cost of replacing a shingle roof.
- Regional Price Differences: The cost of living, local market demand, and the availability of skilled labor all contribute to regional price variations. For instance, costs in the Chicago suburbs, including Downers Grove and Naperville, will differ from other parts of the country due to these local economic factors.
- Local Building Codes: Municipalities have specific building codes that dictate material quality, installation methods, and permit requirements. These codes are designed to ensure safety and durability but can influence costs. For example, some areas might require specific ice and water shield applications, which adds to material and labor.
- Climate Requirements: Our Midwestern climate, with its harsh winters and humid summers, influences material choices and installation techniques. We often recommend specific materials and underlayments that can withstand temperature fluctuations, heavy snow loads, and strong winds, which might be different (and potentially more robust) than what’s needed in milder climates.
For precise and localized pricing, especially for homeowners in Downers Grove, we invite you to explore our roof replacement in Downers Grove, IL resource. Similarly, if you reside in Naperville, IL, our roof replacement in Naperville, IL page offers dedicated information.
Material Choices Within Asphalt Shingles
As discussed, not all asphalt shingles are created equal, and your choice significantly impacts the average cost of replacing a shingle roof.
- Price Comparison:
- 3-Tab: The most economical choice.
- Architectural: A popular mid-range option offering a balance of cost, durability, and aesthetic appeal.
- Premium/Luxury: The highest cost but provides superior aesthetics and the longest lifespan.
- Color and Style Options: Within each shingle type, a vast array of colors and styles are available. While a standard color might be readily available, a highly specialized or custom color could sometimes incur a slightly higher material cost, though this is less common with asphalt shingles. The aesthetic impact, however, is undeniable.
- Manufacturer Warranties: Higher-grade shingles typically come with more robust manufacturer warranties, often covering materials for 30 years to a lifetime. These warranties provide valuable long-term protection for your investment.
Choosing the right shingle involves balancing your budget with desired longevity and curb appeal. We guide you through the options, ensuring you make an informed decision for your home and understand exactly how each choice changes your overall roof replacement cost.
Uncovering the “Hidden” Costs of a Roof Replacement
Beyond materials and labor, several additional costs factor into the average cost of replacing a shingle roof. Working with an honest contractor ensures these are disclosed upfront rather than becoming surprises.
Old Roof Removal and Disposal
Before new shingles can be installed, old materials must be removed through a process called “tear-off.”
- Removal costs range from $1 to $5 per square foot, with asphalt shingle removal specifically costing $0.39 to $0.53 per square foot
- Dumpster rental for debris collection adds several hundred dollars
- Multiple layers increase costs as each additional layer requires more labor and disposal
- Structural inspection becomes possible once old materials are removed
Necessary Repairs and System Upgrades
Once old shingles are removed, underlying issues often require attention:
- Rotted decking replacement costs $2.20 to $3.00 per square foot and is non-negotiable for structural integrity
- Fascia board installation runs $4.25 to $8.62 per linear foot when water damage is present
- Soffit replacement costs $2.80 to $5.28 per linear foot for proper ventilation
- Flashing upgrades around chimneys and skylights cost $9.00 to $11.00 per foot
- Pipe boots replacement runs $63.00 to $85.00 each
- Underlayment installation costs $1.50 to $2.10 per square foot
- Ice and water barrier materials cost $1.87 to $2.53 per square foot for cold climate protection
Permits, Inspections, and Insurance
Administrative requirements add to the total investment:
- Building permits typically range from $250 to $500 in most municipalities
- Final inspections cost around $200 to ensure code compliance
- Storm damage claims may cover significant costs minus your deductible if wind or hail caused the damage
Is a New Roof a Good Investment? (And How to Save)
A new roof consistently delivers strong returns, protecting your entire home while enhancing its value and reducing energy costs.
The Financial Benefits of a New Roof
An asphalt shingle roof replacement recoups approximately 61.1% of its cost upon resale according to Remodeling Magazine’s 2024 Cost vs. Value Report. Beyond this direct return:
- Home value increases through improved curb appeal, making properties more attractive to buyers
- Energy savings result from improved insulation and ventilation, reducing HVAC workload
- Water damage prevention eliminates expensive repairs to attics, ceilings, and structural components
- Insurance premiums may decrease as newer roofs pose less risk for future claims
The Remodeling’s 2023 Cost vs Value Report confirms similar benefits across markets.
Can a Partial Repair Be a Cost-Effective Alternative?
Repair makes sense when: damage is localized (a few missing shingles or small leak) and your roof is under 10-15 years old. Minor repairs cost $150 to $1,763 on average. For expert service, we provide roof repair in Naperville, IL and roof repair in Downers Grove, IL.
Replacement is necessary when: your roof exceeds 20 years (3-tab) or 25 years (architectural), shows widespread damage, or repair costs exceed 50-60% of replacement cost.
4 Smart Ways to Save Money on Your Roof Replacement
- Schedule during off-season (late fall/winter) for better pricing and quicker scheduling
- Get multiple quotes from at least three reputable local companies, comparing materials, scope, and warranties
- Choose architectural shingles for the best balance of durability, appearance, and value
- Perform regular maintenance including inspections and minor repairs to extend roof life
Adept Construction offers free, no-obligation estimates for both repairs and full replacements. Contact our team today to compare options and choose the most cost-effective path for your home.
Frequently Asked Questions about Shingle Roof Replacement Costs
How do I know if my roof needs to be replaced?
Your roof likely needs replacement if you observe several key signs. These include widespread missing granules (often found in gutters), shingles that are curling, buckling, or cracked across large areas of the roof, or multiple missing shingles. Other red flags are water leaks in your attic, a sagging roof deck, or if your asphalt shingle roof is approaching or has exceeded its typical lifespan of 20-25 years. A professional inspection can confirm the need for a full replacement.
How long does an asphalt shingle roof typically last?
The typical lifespan of an asphalt shingle roof varies depending on the type of shingle and several other factors.
- 3-tab shingles generally last 15-20 years.
- Architectural shingles typically last 25-30 years.
- Premium or luxury shingles can last 30-50 years.
Factors like climate (extreme weather shortens lifespan), installation quality, proper attic ventilation, and regular maintenance significantly impact how long your roof will endure.
What is the return on investment (ROI) for an asphalt shingle roof replacement?
An asphalt shingle roof replacement offers a solid return on investment. According to Remodeling Magazine’s 2024 Cost vs. Value Report, homeowners can expect to recoup approximately 61.1% of the cost of an asphalt shingle roof replacement upon resale. Beyond this financial return, a new roof prevents more expensive structural damage from leaks, improves your home’s energy efficiency, and significantly improves its curb appeal, making it a wise investment in your property’s overall health and value.
Conclusion
Understanding the average cost of replacing a shingle roof is the first step toward a successful and stress-free project. We’ve explored how factors like roof size, pitch, complexity, material choices, and even your home’s location in the Chicagoland area can influence the final price. We’ve also uncovered those essential “hidden” costs—from old roof removal and disposal to necessary decking repairs and permit fees—ensuring you have a comprehensive view of the investment.
A new roof is far more than just an expense; it’s a vital investment in your home’s protection, energy efficiency, and long-term value. Choosing a qualified and trustworthy contractor is paramount to ensuring a high-quality installation that stands the test of time and maximizes your return.
At Adept Construction, Inc., we pride ourselves on being a family-owned business with nearly three decades of experience serving Downers Grove, Naperville, and the surrounding Chicago suburbs. Our commitment to superior customer service, knowledgeable staff, and high-quality workmanship has earned us strong local referrals and unwavering customer satisfaction. We believe in transparent pricing and honest advice, ensuring you understand every aspect of your roof replacement.
To dive deeper into system choices and long-term performance, review our comprehensive guide to asphalt shingle roofing systems, which is designed as a definitive reference for homeowners planning a replacement.
For a precise and transparent quote for your home in the Downers Grove or Naperville area, contact us for a free estimate. Let us help you protect your investment with a roof built to last and a replacement plan that aligns with your budget and long-term goals.
