Roofing Cost
& Pricing Guide
At Everlast Energy & Roofing, serving Manchester, CT and surrounding areas, we believe in transparency. Use this full guide to understand roof types, price ranges, and the factors that drive cost so you can budget with confidence.
What You Need to Know
Before You Get a Quote
Choosing a new roof is one of the biggest investments you’ll make in your home. And while most homeowners want a straight answer to the question, “How much will my roof cost?”, the truth is: roofing prices vary widely depending on the type of roof and dozens of job-specific factors.
This page is designed to help you understand the average ranges of roof costs by type and to break down the key factors that influence your final quote. Our goal is to set clear expectations, help you compare apples to apples when reviewing estimates, and show why professional roofing is about quality, safety, and durability—not just the lowest bid.
Average Roof Pricing by Type
Every roof is different, but here are the average cost ranges most homeowners can expect based on roof type:
| Roof Type | Average Price Range | Typical Considerations |
|---|---|---|
| Asphalt Shingles | $10,000 – $30,000+ | Most common and cost-effective option. Prices vary based on shingle quality, layers to remove, and complexity of the roof design. |
| Metal Roofing | $18,000 – $65,000+ | Higher upfront investment, but extremely durable and energy-efficient. Cost depends heavily on metal gauge, roof pitch, and flashing needs. |
| Cedar Shake or Premium Shingles | $16,000 – $80,000+ | Aesthetic, natural look with higher maintenance needs. Prices influenced by availability, roof pitch, and installation complexity. |
These ranges represent typical complete roof replacements, including tear-off, disposal, underlayment, and installation. Your exact price will depend on the specific conditions of your home, as outlined below.
Factors That Affect Roof Pricing
Below are the main elements that influence roofing costs. Each one adds complexity, time, or materials to the project. Understanding these will help you see why two quotes for the “same size roof” might be drastically different.
Pitch of the Roof
Steep Roofs
Steeper roofs require more safety equipment, additional labor, and more time to install shingles properly. This can increases costs.
Flat Roofs
Flat or low-slope roofs often require additional ice and water shield, specialized materials, and precise waterproofing to prevent leaks.
Number of Stories
One-Story Homes
Easier and faster to work on, requiring less equipment for staging and typically less roofers.
Three-Story or Taller Homes
Increases ladder and scaffolding setup, safety measures, and labor time.
Number of Dormers
Each dormer adds cuts, flashing, and extra shingle work. More dormers = more time, more materials, and higher cost.
Solar Removal & Reinstallation (R&R)
By law, roofing companies cannot legally remove and reinstall solar panels—this must be done by licensed electricians. Our in-house team provides this service, so you don’t need to hire a separate contractor.
Flashing Requirements
Chimneys
Larger or multiple chimneys require custom flashing work, which is time-intensive.
Vent Boot Flashing
Different boot types require different sealing techniques.
Skylight Flashing
Adding or replacing skylight flashing is another factor that affects cost. Proper skylight flashing is crucial to prevent leaks around roof openings and requires careful integration with surrounding shingles and underlayment.
Step Flashing
Step flashing is used along roof-to-wall connections, such as dormers or sidewalls. Replacing or adding new step flashing ensures these junctions remain watertight but adds labor time and material cost.
Type of Roofing Material
The biggest cost variable on any roof replacement is the type of material you choose. Each one offers different durability, appearance, and warranty options.
Average CT Home – ~2,000 sq ft roof
Asphalt: ≈ $10,000 – $15,000+
Metal: ≈ $18,000 – $25,000+
Cedar/Premium: ≈ $16,000 – $24,000+
These are ballpark ranges for full tear-off and installation, including materials, labor, and standard flashing work. Your actual cost may vary depending on roof complexity, pitch, and accessibility.
Metal Gauge
Thicker metal (lower gauge) is more durable but more expensive.
Specialty Products
Premium shingles, cedar shake, or standing seam metal all carry higher material and labor costs.
Replacing Skylights
Skylights require custom flashing and sealing to integrate with the new roof. Placement and size affect difficulty.
Roof Valleys
Valleys are where two roof slopes meet. They require additional waterproofing, ice and water shield, and careful installation.
Layers of Shingles
If your home has multiple layers of old shingles, each one must be removed and disposed of before new installation.
Type of Shingle
Asphalt Shingles
Affordable, durable, and versatile.
Cedar Shake
Natural look but higher cost and maintenance.
Metal Roofing
Long-lasting and energy-efficient but higher upfront cost.
Fascia Board Replacement
Rotten or damaged fascia boards need replacement to ensure proper gutter and shingle installation.
Soffit Vent replacement
Proper attic ventilation is critical for roof longevity. Adding or upgrading soffit vents during reroofing improves energy efficiency and reduces moisture issues.
Pool or Hot Tub Protection
If you have a pool or hot tub near the work area, additional covering and staging are required to protect them from falling debris.
Decking Type
Tongue & Groove Decking
More labor-intensive to repair or replace.
Plywood Decking
Faster and easier but still costly if multiple sheets are needed.
Removing Cedar Shake Decking
Many older homes in Connecticut were built with cedar shake roofing installed over spaced sheathing. Modern asphalt shingles require a solid deck beneath them, meaning the old cedar shakes and slats must be removed. This process adds significant labor and disposal costs, as crews must strip off the old decking, install new plywood or OSB sheathing, and prepare a smooth surface for underlayment and shingles. It’s a critical step to ensure the roof’s structure is sound and ready for decades of protection.
Material Brand and Warranty Tier
The brand of materials used—such as GAF, CertainTeed, or Owens Corning—directly affects pricing. Premium warranty tiers also raise the total cost but provide longer coverage for materials and workmanship. You can learn more on our Warranties Page for a full breakdown of coverage levels.
Labor Rates and Regional Permitting Fees
Labor costs vary by region. In Connecticut, labor rates are typically higher due to licensing standards, safety requirements, and the cost of living. Local permitting fees and inspections also influence the final project total.
Why Prices Differ Between Contractors?
Not all roofing quotes are equal. Lower-cost bids often exclude critical items like underlayment, flashing, or proper ventilation, which can lead to expensive problems later. At our company, we:
Include all necessary materials and permits upfront
Employ certified crews trained in safety and manufacturer specifications.
Offer warranties that protect your investment.
Provide in-house electricians for solar panel R&R, avoiding subcontractor delays.
Getting Your Personalized Estimate
Photos and measurements of your roof.
A breakdown of materials and labor.
Optional upgrades for energy efficiency or aesthetics.
Financing options tailored to your budget.
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Low Bids vs. Everlast
Item | Low Bids | Everlast |
Tear-off included? | Often skipped | ✅ Always included |
Decking inspection | Rarely | ✅ Full inspection |
Flashing & ventilation | Skipped | ✅ Included |
Warranties | Limited | ✅ Full coverage |
Cleanup & disposal | Extra | ✅ Included |
FAQs:
Why do prices vary by contractor?
Experience, insurance, warranties, and quality of materials all affect cost.
Layover vs. Tear-off
Layovers are cheaper but reduce roof life; Everlast recommends full tear-off for durability.
Insurance & Warranties
Everlast provides manufacturer + workmanship warranties for long-term peace of mind.
