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Roofing & Construction Pricing in the Chicagoland area
Transparent, Educational, and Built to Give You Real Expectations
Most homeowners aren’t sure what a roof should cost and that’s exactly why we built this page. Our goal is to give you a solid starting point and set real expectations based on the types of projects we complete every day
“How Much Does a Roof Cost in the Chicagoland area?”
For most residential homes in the Chicagoland area, a full roof replacement typically ranges between:
➡️ $10,000 – $30,000
This range accounts for the wide variety of home sizes, pitches, materials, layers, and garage setups in our region.
To give you real clarity, we break down what actually affects your price below.
What Drives the Price Up or Down?
Roofing isn’t one-size-fits-all. These are the biggest cost factors:
1. Roof Size & Complexity
Roof size is a primary factor in pricing because it determines the amount of material and labor required. Beyond square footage, the overall layout of the roof can influence installation time and detailing.
Pricing may be affected by:
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Steeper roof pitches, which require additional safety measures and slower installation
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Multiple roof planes, valleys, or transitions, which increase cutting, flashing, and detail work
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Chimneys, skylights, and roof-to-wall transitions that require proper integration into the roofing system
As a result, two homes with similar square footage can fall into different price ranges based on roof layout and accessibility.
2. Existing Layers (Tear-Off)
The number and condition of existing roofing layers influence both labor requirements and disposal costs.
Pricing may vary depending on:
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Single versus multiple roofing layers, which affects removal time and debris volume
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Conditions discovered during tear-off, such as material wear or aging components.
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The weight and amount of removed material, which can impact dumpster size and landfill fees
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Property protection and cleanup needs for the surrounding areas of the home.
Because these conditions are not always visible from the ground, tear-off requirements are often confirmed during an on-site inspection.
3. Material Choice
The materials used on your roof play a major role in overall pricing. Even within the same roof type, costs can vary significantly depending on brand, quality level, and system components chosen.
Architectural Shingle Roofing
Architectural shingles come in a wide range of quality levels and price points. Different manufacturers offer varying durability standards, wind ratings, and warranty structures, all of which influence cost.
Common architectural shingle brands homeowners may encounter include:
IKO, Owens Corning, CertainTeed, Atlas, GAF HD2, etc.
Beyond the shingles themselves, supporting materials play a major role in pricing:
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Underlayment:
Synthetic underlayment provides stronger moisture protection and durability than traditional felt paper, increasing cost but improving long-term performance.
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Ice & Water Shield:
Higher-quality barriers offer better adhesion, thickness, and coverage in vulnerable areas, raising material cost while improving leak protection.
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Ventilation Systems:
Roofing ventilation ranges from basic venting to upgraded ridge systems. Higher-performing ventilation improves airflow and roof longevity, but increases installation cost.
Flat Roofing (Roll Roofing)
Flat roofing also varies widely in cost depending on material quality and system design.
Key pricing factors include:
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Base Sheets:
Higher-grade base sheets offer increased strength and longevity compared to entry-level options.
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Fiberboard Thickness:
Thicker fiberboard insulation improves durability and support but adds material and labor cost.
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Torch Down / Modified Bitumen Materials:
Well-established manufacturers commonly used in these systems include GAF, Johns Manville, and CertainTeed, each offering different system grades that affect pricing.
Why Material Quality Matters
Two roofs may appear similar once completed, but the materials beneath the surface can differ greatly. Higher-quality materials generally cost more upfront but provide better protection, longer service life, and fewer issues over time.
This is one of the primary reasons roofing prices can vary and why understanding material choices is essential when reviewing estimates.
4. Garage Configuration
Garages add roof area and often introduce additional transitions that must be properly tied into the main roofing system.
Garage-related factors that may influence pricing include:
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Attached versus detached layouts, which affect access and workflow
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Separate roof planes or tie-ins, which require additional detailing
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Low-slope garage sections, which may require a different roofing system than the main roof
While garages are sometimes smaller in size, their configuration can still affect overall labor and material needs.
5. Decking
Roof Decking Conditions
The condition of the roof decking beneath your shingles plays a major factor in overall project cost.
During installation, decking must meet current building standards to properly support the roofing system. If sections of the deck are not compliant or structurally sound, they need to be addressed before new materials can be installed.
Common decking-related factors that affect pricing include:
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Rotted plywood caused by long-term moisture exposure
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Dried-out or deteriorated plywood that no longer holds fasteners properly
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Plywood that is too thin to meet current code requirements
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Excessive spacing between deck boards, which may require additional sheathing
In many older Chicago-area homes, plywood decking may not be present at all. Instead, the roof may be built with wood plank decking, which was common decades ago. While plank decking is not automatically a problem, it can require additional preparation or plywood sheathing depending on spacing, condition, and code requirements.
When decking repairs or upgrades are necessary, material and labor costs increase but these steps are essential for ensuring the new roof performs correctly and lasts as intended.
Why This Matters
Decking work is not always visible from the ground, but it is one of the most important structural components of a roofing system. Addressing these conditions properly helps prevent future issues and ensures the roof meets modern installation standards.
How Our Pricing Is Structured
We’re not aiming to be the lowest price. We aim to do the work right and make your roof last.
Here’s what your investment includes:
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Premium materials (no low-end substitutions)
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Licensed & insured protection
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Dedicated project managers on-site
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Code-compliant installation every time
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No corner-cutting
Homeowners choose us for a well-structured pricing approach and dependable craftsmanship.
Why Roofing Prices Can Vary Between Companies
Every homeowner has seen dramatically different quotes. This section helps explain why.
Why Some Roofing Bids Come In Lower
Some contractors are able to offer lower pricing because they may:
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Use low end shingles and components
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Install standard underlayment instead of higher-grade systems
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Work with crews who may not be licensed, insured, or specialized
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Negligent to details on ventilation, flashing, or decking repairs
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Operate with lower overhead
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Skip necessary protection such as general liability and workers comp insurance
These differences are driven by variations in business models and cost structures.
Example Price Ranges (Not Exact Quotes)
These are educational ranges to guide expectations:
Asphalt Shingle Roofing
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Small Residential : $10,000 – $15,000
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Medium Residential: $15,000 – $22,000
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Large Residential: $22,000 – $30,000
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Extra Large Residential: $30,000 - $50,000
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Garage / Add-Ons: $2,000 - $5000
Flat Roofing (Torch Down, Modified Bitumen)
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Small Residential : $12,000 – $17,000
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Medium Residential: $17,000 - $24,000
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Large Residential: $24,000 - $32,000
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Extra Large Residential: $32,000 - $50,000
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Garages / Add-Ons: $2,000 – $5,000
These are not final quotes. They’re realistic Chicagoland market ranges based on real jobs.
Roofing Cost Estimator
(Get a Rough Price in 10 Seconds)
Enter a few basics to get a rough, educational range for your home.
Select your roof size, roof type, and garage option to see a rough price range.