Reshingling Your Home: A Comprehensive Cost Breakdown

What You'll Pay to Reshingle Your House: Quick Overview

The cost to reshingle a house typically ranges from $5,700 to $18,000, with the national average around $8,800 to $10,500. Your final price depends on roof size, shingle type, labor rates, and your location. Understanding these factors helps you budget confidently and avoid surprises.

Quick Cost Breakdown:

Exact pricing requires a free, on-site quote. Final costs vary based on roof complexity, material tier, local labor rates, permits, and access conditions.

Reshingling your home is a major investment that protects your family, boosts curb appeal, and can return up to 60–70% of its cost at resale. However, the process can feel overwhelming, especially since most contractors don't publish prices online. This guide provides the clear, upfront information you need to plan your budget and make confident decisions.

I'm Carter Joyce, Director of Marketing at Ridge Top Exteriors. I've helped thousands of homeowners across the Midwest and Florida steer the reshingling process, ensuring they receive transparent pricing and GAF Master Elite craftsmanship. This guide breaks down every cost factor—from shingle types and labor to hidden extras—so you can get the best value without sacrificing quality.

Understanding the Average Cost to Reshingle a House

Reshingling your house is a significant investment that protects your property and boosts its value. According to Remodeling Magazine’s 2024 Cost vs. Value Report, an asphalt shingle roof replacement has a 61.1% return on investment (ROI), making it a smart upgrade. While the cost to install an asphalt shingle roof starts around $5.01 - $6.55 per square foot, national averages can be misleading. A detailed, on-site quote is essential for an accurate price.

What is the average cost to reshingle a house?

The average cost to reshingle a house varies widely. For a typical 1,700-square-foot asphalt shingle roof, you might pay between $5,840 and $10,100. Nationally, the average is around $9,500 but can range from $5,800 to over $47,000 for premium materials or complex projects. While asphalt shingles cost $1 to $3.50 per square foot, materials are only part of the equation. Labor typically accounts for about 60% of the total project cost, highlighting the importance of skilled installation.

How Roof Size and Complexity Impact Price

A larger roof requires more materials and labor, increasing the cost. Roofs are measured in "squares" (100 sq ft), so a 2,000 sq ft roof needs 20 squares of shingles. However, complexity is just as important as size:

• Pitch and Slope: Steep roofs are more difficult and dangerous to work on, requiring special safety equipment and more time. A steep pitch can add $1,250-$2,500 to the total cost compared to a walkable roof.
• Multiple Stories: Taller homes increase risk and the effort needed to transport materials, raising labor costs.
• Dormers and Skylights: Features like dormers, chimneys, and skylights require precise cutting, flashing, and sealing. This adds to material and labor costs, but our expert team at Ridge Top Exteriors ensures a watertight seal around every penetration.

These factors explain why a 1,000 sq ft roof can range from $4,000 to $11,000, while a 3,000 sq ft roof might cost between $12,000 and $33,000.

Key Factors That Determine Your Final Reshingling Cost

The cost to reshingle a house is shaped by four main factors: the shingles you choose, local labor rates, the full scope of work, and your location. Understanding these helps you see where your money goes and make smart choices for your budget.

Asphalt Shingle Types and Their Costs

Asphalt shingles are popular for their durability, affordability, and style variety. The type you choose directly impacts your upfront cost and your roof's lifespan. At Ridge Top Exteriors, we specialize in GAF shingles, a trusted industry leader. Here’s how the tiers compare:

• 3-Tab Shingles: The most budget-friendly option with a flat, uniform look. They typically last 12-15 years and resist winds up to 60 mph. A good choice for the lowest price point, but they require earlier replacement. Expect to pay $7,300–$10,600.
• Architectural Shingles: The most popular choice, offering a multi-dimensional look. They are thicker, more durable, last 18-25 years, and withstand winds up to 130 mph. An excellent investment for appearance and performance, costing around $11,200–$17,100.
• Upgraded Architectural Shingles: These offer even greater durability and a more robust appearance, lasting 25-30 years with 130 mph wind resistance. Ideal for balancing longevity and value, with prices from $13,100–$19,000.
• Designer Shingles: The premium option, replicating the look of natural slate or cedar shakes. They deliver 30-40+ years of performance with 130 mph wind resistance. For maximum curb appeal and longevity, expect costs from $18,300–$29,100.

As a GAF Master Elite certified contractor, we offer the GAF Golden Pledge Warranty, providing up to 50 years of coverage. This industry-leading protection is only available through certified installers like us. Learn more on our page about the GAF Golden Pledge Warranty.

Labor and Installation Costs

Labor typically makes up 60% of the total cost to reshingle a house. This investment pays for the skilled professionals who install your roof correctly and safely. Rates generally range from $1.50 to $4 per square foot, depending on roof complexity, project duration, and crew expertise.

Factors like steep pitches, multiple stories, and skylights increase labor costs due to the need for more time, specialized safety equipment, and advanced skills. While a professional crew can often complete a medium-sized roof in two to three days, complex projects take longer.

Choosing a GAF Master Elite certified contractor like Ridge Top Exteriors ensures installation by highly trained professionals following the strictest standards. While certified installers may have higher rates, it's an investment in quality, valid warranties, and long-term protection that prevents costly future repairs.

Additional Costs to Consider

A complete roof replacement includes more than just shingles and labor. A transparent quote from an honest contractor will include these essential items:

• Old Shingle Removal & Disposal: A "tear-off" is required to remove old shingles before installing new ones. This costs $1-$5 per square foot, or $1,000-$5,000 for an average home.
• Roof Decking Repair: The underlying plywood (decking) is inspected after tear-off. Replacing water-damaged or rotted sections is critical and costs $2.20-$3.00 per square foot.
• Underlayment: This protective layer is installed over the decking. New underlayment costs $1.50-$2.10 per square foot. An ice and water shield ($1.87-$2.53 per square foot) is often added in valleys and eaves for extra protection.
• Flashing and Pipe Boots: Metal flashing directs water away from chimneys, skylights, and valleys, costing $9.00-$11.00 per foot. Pipe boots seal plumbing vents and cost $63.00-$85.00 each.
• Fascia and Soffit Repair: Damaged boards along the roofline (fascia) or under the overhang (soffits) may need replacement. Fascia repair costs $4.25-$8.62 per linear foot, while soffit repair is $2.80-$5.28 per linear foot.

For more details on roofing components, see the HUD PATH Rehab Guide Volume 3: Roofs.

How Geographic Location Affects Pricing

Your location significantly impacts the cost to reshingle a house due to local labor rates, material availability, building codes, and regional demand. For example, average costs in Wisconsin may range from $8,000 to $20,000, reflecting these local factors.

As a contractor in the Midwest (Wisconsin, Illinois) and Florida, we see these differences firsthand. High-cost-of-living areas have higher labor rates. Furthermore, regions like Florida have stringent building codes for hurricane resistance, which can increase material and labor expenses.

Permit fees, another location-based cost, typically range from $100 to $500 and are included in a professional quote.

For a 2,500 sq ft roof, costs in our service areas like Madison, WI, or Tampa, FL, generally fall between $12,500 and $18,125. However, these are only estimates. An on-site quote is necessary for accurate pricing based on your specific conditions. Harsh climates may also require specialized materials, which you can learn about in our guide to Roofing Solutions for Harsh Weather Conditions.

Is It Time to Reshingle? Key Warning Signs

Recognizing the warning signs of a failing roof is crucial to avoiding costly damage. A proactive approach can save you thousands and prevent emergency repairs.

Look for these red flags:

• Curled or Cracked Shingles: Shingles that are curling, cupping, or cracking have lost their protective ability due to age and weathering.
• Missing Granules: Finding excessive granules in your gutters indicates the protective UV layer is wearing away, causing shingles to age faster.
• Leaks and Water Stains: Stains on ceilings or walls mean water is getting in, which can lead to rot, damaged insulation, and mold.
• Sagging Roof Deck: Visible dips in your roofline suggest a serious structural issue, likely from water damage, that requires immediate professional assessment.
• Age of Roof: If your asphalt shingle roof is 15-20 years old or more, it's time for a professional inspection, as its effectiveness diminishes over time.
• Light in the Attic: Daylight visible through the roof boards indicates holes that need immediate attention.

If you see these signs, don't wait. Our team offers comprehensive Advantages of Professional Roof Inspections to assess your roof's condition.

Professional Installation vs. DIY

While a DIY roof replacement might seem like a way to save on the cost to reshingle a house, we strongly advise against it. Hiring a professional is the safer and smarter choice for several reasons:

• Safety: Roofing is dangerous. Professionals have the training and safety equipment to work at heights, minimizing the risk of serious injury.
• Warranties: Most manufacturers, including GAF, void material warranties if shingles aren't installed by a certified professional. Working with a GAF Master Elite contractor like us gives you access to top-tier warranties like the Golden Pledge.
• Specialized Tools & Time: Professionals have the right tools for the job and can complete a project in days that might take a DIYer weeks, leaving your home vulnerable to weather.
• Building Codes: A professional ensures your roof meets all local codes, which is critical for inspections and resale value.
• Quality and Durability: Improper installation can lead to leaks and premature failure, negating any initial savings.

Hiring an experienced company ensures the job is done right. For help, see our guide on How to Choose the Right Roofing Contractor.

How to Save Money on Your New Roof

You can manage the cost to reshingle a house without sacrificing quality. Here are some smart ways to save:

• Choose Durable Materials: While 3-tab shingles are cheaper upfront, architectural shingles offer better long-term value. They last longer (18-25 years vs. 12-15 years) and are more durable, meaning fewer replacements over time.

Costs are for materials only, approximate, and can vary.

• Schedule in the Off-Season: Avoid peak summer demand. Scheduling in late fall or early spring can often lead to better pricing. Learn more about the Best Time of Year to Replace My Roof?.
• Perform Regular Maintenance: Simple upkeep can extend your current roof's life, delaying the need for a full replacement.
• Explore Financing: If the upfront cost is a concern, our flexible Financing options can make the project more manageable.
• Get Multiple Quotes: Obtain at least three itemized quotes from reputable contractors to compare pricing and ensure you're getting a fair deal.

Frequently Asked Questions about Reshingling Costs

Here are answers to the most common questions we hear about the cost to reshingle a house.

What should a professional roofing quote include?

A professional roofing quote should be detailed and transparent, with no hidden fees. At Ridge Top Exteriors, we ensure our quotes include:

• Itemized Material List: Specifies the brand and type of shingles, underlayment, flashing, and all other components.
• Labor Costs: Clearly defined costs for skilled installation.
• Tear-Off and Disposal Fees: The cost to remove and dispose of your old roof.
• Permit Costs: Any fees required by your local municipality (typically $100-$500).
• Warranty Details: Clear information on both manufacturer and workmanship warranties, like the GAF Golden Pledge Warranty.
• Payment Schedule and Project Timeline: Outlines for payments and estimated start/completion dates.
• Insurance and Licensing Information: Proof that the contractor is properly insured and licensed.

How long do asphalt shingles typically last?

The lifespan of asphalt shingles depends on the shingle type, installation quality, and local climate.

• 3-Tab Shingles: 12-15 years
• Architectural Shingles: 18-30 years
• Designer Shingles: 30-40+ years

Extreme weather, such as intense sun or harsh winters, can shorten these lifespans. Proper installation and regular maintenance are key to maximizing the life of your roof. For more detailed information, read our guide on How Often Should You Replace Your Roof?

What is the return on investment for a new asphalt shingle roof?

A new roof is one of the smartest financial moves a homeowner can make. According to Remodeling Magazine's 2024 Cost vs. Value Report, a new asphalt shingle roof delivers an impressive ROI of 60-70%.

Beyond recouping your investment at resale, a new roof offers other key benefits:

• Increased Curb Appeal: A new roof dramatically improves your home's appearance.
• Buyer Confidence: Prospective buyers value a new roof, which can speed up a sale and justify a higher asking price.
• Prevents Costly Damage: A quality roof protects your home from water intrusion, which can lead to thousands in structural repairs and mold remediation.

Choosing Ridge Top Exteriors means investing in GAF Master Elite certified installation and industry-leading warranties, providing value that extends far beyond the initial cost to reshingle a house.

Get a Precise Quote for Your Home

While understanding the average cost to reshingle a house is a good start, national averages don't account for your home's unique features. A professional, on-site evaluation is the only way to get a truly accurate quote.

At Ridge Top Exteriors, we combine transparency and quality craftsmanship. With over 20 years of experience and 45,000+ projects completed across Wisconsin, Illinois, and Florida, our GAF Master Elite certified team delivers flawless results. We offer a FREE, no-obligation estimate to provide you with a detailed, itemized quote custom to your home. There's no pressure—just the straightforward information you need.

We'll inspect your roof, explain your material and warranty options (including the GAF Golden Pledge Warranty), and help you find a solution that fits your budget.

Ready to protect your home with a beautiful, durable new roof? Get your free, no-obligation Instant Roof Quote today!