What drives the cost of a roof or siding job
No price list here. Two roofs the same size can be priced very differently, and this page explains why.
The short answer: the cost of a roof or siding job is set by its size, how complicated it is, what has to come off first, the material you choose, and how easy the house is to work on. We price every job after seeing it in person, and the estimate is free.
What sets the price of a new roof
| Factor | Why it matters |
|---|---|
| Size | Roofs are measured in squares (100 square feet each). More squares means more material and more labor. |
| Pitch and shape | Steep roofs need more safety equipment and go slower. Dormers, valleys, hips and turrets add flashing and cutting. |
| Layers to remove | A roof with two layers of old shingles takes longer to tear off and fills more dumpster. |
| Decking | Soft or rotted boards under the shingles have to be replaced. Nobody can see this until the old roof is off, so a good quote says how it is handled. |
| Flashing and penetrations | Chimneys, skylights, walls and vents each need new flashing. More of them means more detail work. |
| Material | Architectural asphalt shingles, standing seam metal and low-slope membranes are very different in cost and lifespan. |
| Ventilation | Adding ridge or soffit vents where an attic has too little is a small cost that protects the new roof. |
| Access and permits | Tight lots, long carries and town permit fees all show up in the price. |
See roof replacement, metal roofing and flat roofing for what each job includes.
What sets the price of a roof repair
A repair is priced by what failed and how hard it is to reach: resealing a pipe boot is a small job, while rebuilding the flashing around a chimney or replacing a valley is a larger one. Steep or high roofs cost more to work on safely. If the roof is near the end of its life, we will tell you and price both the repair and a replacement. See roof repair.
What sets the price of siding
- Wall area, measured in squares like a roof, minus the windows and doors.
- Removal of the old siding, and any repairs to the sheathing behind it.
- Profile and style. Standard lap siding costs less than board and batten, which needs solid backing and more trim.
- Trim work around windows, doors, corners, soffits and fascia.
- Height. A two-and-a-half-story wall needs more staging than a ranch.
Windows, doors, decks and gutters
- Windows: the number of windows, their size and style, the frame material (vinyl, wood or composite), and whether it is an insert or a full-frame replacement.
- Doors: the door material, glass, sidelights and transoms, and whether the frame is replaced along with the door.
- Decks: size, height off the ground, composite or wood decking, the railing style, and the number of stairs.
- Gutters: the total length of the runs, the number of corners and downspouts, gutter size, and any fascia that needs replacing first.
How to compare quotes
When you have more than one roofing quote, check that they describe the same job:
- Is the old roof torn off, or is the new one going over it?
- How is rotted decking handled, and at what price per sheet?
- Is new flashing included at chimneys, walls and skylights, or is the old flashing reused?
- Is ice-and-water shield included at the eaves and valleys?
- What ventilation is included?
- What does the workmanship warranty cover, and for how long?
A quote that is far lower than the others usually leaves one of these out.
Getting a price from us
We come out, look at the house, and give you a written estimate for the job. The estimate is free. Call (973) 625-7663 or send us the details.
Want a written price for your house?
Call (973) 625-7663. Estimates are free.