Roofs are priced by the square, which is 100 square feet of roof surface. A 1,600 to 2,000 square foot two-story house usually has 18 to 26 squares of roof once you count the overhangs and pitch. Steeper roofs have more surface than their footprint suggests, and that's one reason a tall Syracuse Victorian costs more to roof than a suburban ranch of the same floor area.
The main line items
| Item | Typical range | Notes |
|---|---|---|
| Tear-off, first layer | $80 – $150 per square | Disposal included |
| Each extra layer | $60 – $120 per square | Common on city houses |
| Deck sheet replacement | $90 – $150 per sheet | Only soft or damaged sheets |
| Ice and water shield | Included in our scope | Every eave and valley |
| Architectural shingles installed | $450 – $700 per square | Product line and pitch |
| Standing seam metal installed | $1,000 – $1,700 per square | Gauge, color, complexity |
| Ridge vent and soffit intake | $600 – $1,800 | Existing soffits |
| Chimney flashing rebuild | $700 – $1,800 | Per chimney |
| Building permit | $100 – $350 | City of Syracuse; towns vary |
What pushes the price up
- Pitch and height. A two-and-a-half-story roof at 10/12 or steeper needs staging and slows everything down.
- Layers. Two or three old layers mean more labor and more dumpster.
- Cut-up roofs. Dormers, valleys, turrets and skylights add flashing and time.
- Decking. Older houses with plank boards may need new sheathing over the whole roof.
- Access. Tight lots in Solvay or the city's older neighborhoods can mean smaller containers and more hand-carrying.
What lowers it, honestly
A simple gable roof, one layer, sound decking and an open driveway. Booking in late spring or summer rather than in an emergency. And not paying for upgrades that don't fit the house; a premium designer shingle on a back-slope garage isn't money well spent.
These ranges are for budgeting. Your estimate comes after an inspection, with each item written out.
Questions readers ask
Why do estimates for the same roof vary so much?
Usually because they're not for the same work. Compare layers removed, ice and water shield coverage, ventilation, flashing replacement and the decking allowance.
Is metal worth double the price?
If you plan to stay a long time, maybe. Metal can outlast two shingle roofs and sheds snow. On a house you'll sell in five years, shingles usually make more sense.
Is the permit fee on top?
On our estimates it's listed as its own line, so you can see it.
Keep reading: Roof replacement · Repair cost guide · Paying for a roof