A roof replacement is a project where the quote is driven by geometry and access as much as by material. Roof area, pitch, the number of penetrations and how easily a crew can reach the roof all change the labor involved.
What the permit filings show
Based on 17,096 residential building-permit filings. The median roof replacement valuation runs from $5,200 in Los Angeles to $25,600 in Chicago, about 4.9× the cheapest city. Within a city the spread matters too: the middle half of Austin filings spans 199% of its median, versus 65% in San Francisco.
CityTypical range (P25–P75)MedianFilings
Los Angeles$3,800 – $7,500$5,2007,020
San Francisco$11,000 – $20,800$15,0008,365
Austin$9,200 – $41,000$16,000232
Chicago$14,223 – $55,700$25,6001,479
Filings are declared valuations from each city's open permit dataset, limited to residential records classified as roof replacement work and valued between $1,000 and $2,000,000. A city is listed only when at least 30 filings qualify. Full methodology. Data refreshed September 2026.
What moves the price
Material sets the baseline: asphalt shingles, metal, tile and slate have very different costs and lifespans. Pitch and complexity then multiply the labor, since steep roofs with many valleys, dormers and chimneys take longer and need more safety equipment.
The hidden variable is the deck underneath. If the plywood or boards are rotted, they must be replaced, and that cost is usually quoted per sheet rather than in the base price.
Weather, timing and permits
Roofing is seasonal in most climates. Demand spikes after storms and in good weather, and prices and lead times move with it. Planning ahead lets you avoid emergency pricing. Most jurisdictions require a permit for a full replacement, and filings are what this guide is built from.
What to verify before signing
Confirm the roof area the quote is based on, the material grade and its expected service life, and who handles permits, disposal and protection of the property from weather during the job. Ask for a per-unit price for replacing damaged decking so any surprises have a known cost.
Use your quote to test the range
What this project can cover
A roof replacement generally covers removal, the new roof covering, underlayment, flashing, and installation; access and scaffolding can materially change the total.
What may sit outside it
Rotten decking, structural repairs, insulation, gutters, solar removal, and interior water damage may be separate line items.
Checks before you accept a quote
Ask for the roof area, material grade, and expected service life.
Get a per-unit price for replacement decking.
Confirm who handles permits, disposal, and weather protection.