Chicago In 2020
How Much Does A New Shingle Roof Cost In
After years, perhaps even decades, of keeping you and your family sheltered from the elements, you’re going to have to replace your roof due to everyday wear and tear. Roofing is meant to last for anywhere from 10 to 20 years. It really depends on what kind of weather conditions the roof must stand up to, what material the roof is made of, and the type of roof it is; pitched, low-slope, or flat. All play a role in determining the lifespan of your roof.
In Chicago, the cost of replacing the average roof comes in at around $8,000. So, the low-end of the spectrum sits around $5,000 with the high end at about $11,000. However, these numbers can vary due to factors that play a role in pricing. These include the location, the materials used, the roof’s size and complexity, and your contractor’s experience.
Cost Factors of a New Roof
It can be confusing, understanding the true costs of replacing your roof, because every roof is unique. They have unique issues to overcome. This all goes into pricing. There’s also the labor to consider. That’s about 60% of the overall cost, with materials being the other 40%
The following factors directly affect the cost of a new roof in Chicago:
- Size of Roof (Per Square Foot)
- Pitch, Incline, or Slope
- Materials Used
- Roof Peaks, Valleys & Additions (Chimneys, Skylights, Solar Panels)
- Condition of Roof Being Replaced
- Local Building Codes & Permits
- Removal of Old Roof
Location plays a significant role in roof pricing, just as it does in every service business. Roofing materials and labor will come at a higher cost in a metro area like Chicago than they do in a place like Joliet. It’s important to remember this when looking up prices for new roof construction online. The internet’s a fantastic resource, and it can help you get a general idea of pricing, but you should always get multiple onsite estimates to get a real picture of local pricing.
Size of Roof
Obviously, the roof’s size will have a tremendous impact on the overall costs of a new roof. It’s a simple formula. The more materials it takes, the higher the costs. And remember, the size of your house is not necessarily the size of your roof. You need to factor in the overhangs and pitch which can increase the square footage compared to the interior of your home.
Slope or Pitch of Roof
The slope of a roof refers to its incline and has a say in the costs of a new roof. As contractors, we calculate the slope of your roof by gauging how much height it gains in a set horizontal measurement. The higher the slope, the more material it takes to cover the area, and the higher the end costs will be. If a roof is so steep it can’t be walked, it’ll add more cost to the project due to the need for additional safety measures required to move about.
Steeper roofs also require different installation techniques; again, adding cost. Flat roofs are simple to install using minimal nails in each shingle. Steeper roofs, on the other hand, take additional work to ensure shingles stay in place. We use more nails per shingle, or even a different material altogether. A steeper roof may also need an underlayment installed for safety reasons and to meet local building codes.
To be safe and certain of the results, you’ll want to hire a more experienced contractor for a steeper roof. It takes a seasoned team to handle steep roofing and not all roofers have the experience, the tools, or the temperament to handle such delicate work. That means less competition for the roofers who can do the job properly and pricing that can vary quite a bit more than usual. Less competition usually means higher prices.
Materials make up around 40% of the overall cost of a new roof in Chicago. Unlike some of the other factors that go into pricing, materials are one area you can impact pricing with your decisions. There are many different types of materials available and each of them comes at a different cost, so picking a less expensive material will lead to a less expensive roof.
Roofers usually charge for material by the square foot, with the most affordable option being asphalt shingles. This material covers about 75% of the homes in the US and ranges in price anywhere from $100 to $400 per square foot.
Want something a bit more unique, like wood, tile, or slate? Those come at a premium due to the material costs and the additional time it takes to properly install them. These premium options can range from $500 to $4,000 a square foot. Costs can even exceed this should you want something custom made, like clay tiles for example.
Keep in mind that your total cost will also include all the trim, flashing, vent covers, and gutters required to complete the job correctly.
Peaks, Valleys, Chimneys & Roof System Components
Roofs with more sensitive components on them – like chimneys, skylights, solar panels – and different peaks and valleys require more time, more attention to detail, and more material to work around. In Chicago, these can drive up the costs of a new roof.
There may also be roof components that need to be updated during new roof construction. Things like the ventilation, the underlayment and decking – all fundamental to the health of a roofing system – will need to be checked, if not replaced. This is the best time to mitigate issues seen in the past, like ice dams. New ventilation installed now will eliminate them forming in the future.
Though these additional features may add to the overall installation cost, it’ll cost less to have them updated with the roof versus doing them separately.
Local Building Codes
Another important cost factor to consider are the building permits required in your local area. On average, a Chicagoland roofing permit will cost anywhere from $225 to $500. Normally, these permits cover the first 1,000 square feet and you may be required to pay for any additional square footage beyond that. Your roofer will know the local building codes and should include any permit expenses in your quote.
Removal of Old Roof
Tearing off and disposing of your old roof will add expense to the project, as well. This can range anywhere from $5 a square foot to $40 to $80 an hour, depending on the individual contractor, the complexity of the removal, and the type of material. If serious water damage or rot is found during this process, you may be looking at an even more expensive removal.
You can, if you wish, choose to re-roof instead of going with an all-new roof for your home. This process involves your roofer shingling on top of the existing roof. While it may seem like a good idea, we recommend against it as it shortens then lifespan of the new roof due to the roofer’s inability to apply newer synthetic membranes to protect against water and ice.
Conditions of Current Roof
The conditions of your roof can add complexity to the project making it more expensive. The following are factors that may add to the cost:
- A leaking skylight flashing or chimney
- Pooling water
- Gutter damage
- Fascia and soffit damage
- Removal of excess layers
- Winter weather damage
- Difficulty removing old roof due to previous installation
The labor needed for your new roof construction project makes up about 60% of the total cost and can range anywhere from $150 to $300 per square or up to $3 per square foot. This all depends on the material being installed, the overall condition of the structure, and the complexity of the job.
For example, a steeper roof that’s not walkable can be a much more complicated installation and requires a more experienced roofer with special safety equipment to handle effectively. This adds time to the project and increases the cost.
Replace the Roof or Repair it?
Repairing minor damage to a roof that is in overall good shape is the best option in most cases. However, if the roof is about 20 years old replacing it may be the way to go. When deciding about repair or replacement, you want to think about the age of the roof, any leaks it’s had in the past, and how long you plan on living in the home. These answers will help you choose whether repair is right for you, or if replacement is the best option available.
Do It Yourself or Hire Professionals?
Sometimes there’s simply no budget to hire professionals, or you may believe that a minor repair is within your capabilities, so why call on a professional? This may seem like a cost-effective option, but it’s always a better idea to have a professional look at your roof. Experienced roofers can pinpoint issues that the untrained eye will miss and will know what’s causing your problems with certainty, not guesswork.
The roof over your head is fundamental to the life of your home. Missing certain issues, postponing necessary repairs, or doing-it-yourself without expert guidance may lead to even bigger problems down the line.
How to Choose the Right Roofer
It is important to do your homework when searching for a reputable roofer. Here are a couple of questions to take into consideration while on the hunt:
- Are they bonded and insured?
- What is their warranty?
- Are they reputable with good reviews and references?
- Do they have the experience needed for your specific roof?
- Are they in good standing with the Better Business Bureau?
- Do they understand your local building codes?
It’s always a good idea to obtain at least 3 bids from reputable roofers in your area when it’s time for a new roof. You’ll also want to ensure that each of the roofers you meet with have the experience needed to tackle your specific roof type.
Don’t just accept the lowest bid! Take time to do your homework and find the roofer you can count on to do the job right.
As we’ve said, the average cost of a new roof in Chicago is around $8,000. The more complex your project, the more time and materials needed to get the job done right. Since each roof is unique, it’s vital you get onsite estimates from experienced roofers and use online pricing information as a point of reference. Once you’ve done that, you’ll have a detailed outline of your project and all the information you need to make an informed decision.
You can make it even easier by calling (312) 439-0556 and scheduling a visit from a Roofing by Hernandez professional. Our estimates and our advice are free of charge!
Roofing by Hernandez
3033 N Clark St, Chicago, IL 60657
Phone: (312) 439-0556
Free Roofing Estimates
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Chicago’s Roofing Company
When you need roofing of any kind, or any other roof-related services, call on the good people at Roofing by Hernandez to ensure you get just what your roof needs, nothing more and nothing less. With upfront pricing, complete licensing and insurance, and a lifetime’s experience working in the great city of Chicago, there’s no better solution to your roofing problems than a call to (312) 439-0556.