A new roof costs most Midwest homeowners between $8,500 and $22,000. That’s a wide range, and you’ve probably seen even wider numbers online — anywhere from $5,000 to $45,000+ — with zero context about what actually drives the price.
We’re going to fix that. Below, we’ll break down every variable that affects your roof cost, show you real material pricing, explain each line item on an estimate, and tell you where some contractors quietly pad the bill. You deserve actual numbers, not vague “it depends” answers.
What Determines Your Roof Cost
Six factors control what you’ll pay. Some you can influence, some you can’t.
1. Roof Size (Measured in “Squares”)
Roofers don’t measure in square feet — they measure in roofing squares. One square equals 100 square feet. A typical Midwest home has between 15 and 30 squares of roof area.
Your roof area is always larger than your home’s footprint. A 1,500 sq ft ranch-style home might have 18-20 squares of roof. A two-story home with the same footprint might only have 10-12, because the roof covers less ground. Dormers, valleys, and complex layouts add more area.
Quick reference:
- 1,200 sq ft ranch: ~15-17 squares
- 1,800 sq ft ranch: ~22-25 squares
- 2,400 sq ft two-story: ~16-20 squares
- 2,800 sq ft with complex roof: ~28-35 squares
2. Materials
This is where the biggest pricing swings happen. The difference between budget 3-tab shingles and standing seam metal can triple your total cost. We’ll cover a full comparison table below.
3. Roof Pitch (Steepness)
A “walkable” roof (6/12 pitch or lower) is straightforward for a crew. Steeper roofs — 8/12 pitch and above — require harnesses, specialized equipment, and slower work. Expect a 15-25% labor premium on steep roofs.
4. Tear-Off vs. Overlay
If you have one existing layer of shingles in decent condition, you might be able to overlay — install new shingles directly on top. This saves $1,000-$3,000 in tear-off and disposal costs.
Here’s the honest take most contractors won’t give you: overlays are almost always a bad idea. You can’t inspect the decking underneath. You’re adding weight. And the new shingles won’t lay as flat, which shortens their lifespan. We recommend tear-off in 95% of cases. If a contractor pushes an overlay, ask yourself why they don’t want to look at what’s underneath.
5. Structural Repairs
Once the old shingles come off, your crew can finally see the decking. Rotted plywood, damaged fascia boards, or inadequate ventilation all add cost. Budget $50-$75 per sheet of replacement OSB/plywood decking. Most roofs need 2-6 sheets replaced. Some need none.
Fascia board replacement runs $15-$25 per linear foot installed. If you’ve had ice dams or gutter problems, expect more fascia work.
6. Location and Labor Rates
Roofing labor in the Midwest runs $50-$80 per square for installation, depending on your metro area. Chicago-area crews charge more than crews in central Illinois or rural Indiana. Tennessee metro areas (Nashville, Memphis) tend to run slightly lower than the Illinois average.
Seasonal timing matters too. Late summer and fall are peak season — you’ll pay 10-15% more and wait longer for scheduling. Late winter and spring often bring better pricing and faster availability.
Material Cost Comparison
Here’s what you’ll actually pay per square, installed, in the Midwest market (2025-2026 pricing):
| Material | Cost per Square (Installed) | Lifespan | Best For |
|---|---|---|---|
| 3-Tab Asphalt Shingles | $350-$450 | 15-20 years | Tight budgets, rental properties, short-term ownership |
| Architectural Asphalt Shingles | $450-$650 | 25-30 years | Most homeowners — best value for the money |
| Metal (Corrugated/Ribbed) | $600-$900 | 40-60 years | Farmhouses, outbuildings, rural properties |
| Metal (Standing Seam) | $900-$1,400 | 50-70+ years | Long-term homeowners, modern aesthetics, maximum durability |
Our recommendation for most Midwest homeowners: Architectural shingles. They offer the best balance of cost, durability, and curb appeal. Brands like GAF Timberline HDZ and Owens Corning Duration run in the $450-$550 per square range installed, come with strong warranties, and handle Midwest weather well.
3-tab shingles save you money upfront, but they’re thinner, less wind-resistant, and won’t last as long. If you’re staying in your home more than 5 years, architectural shingles pay for themselves.
Get Your Estimate — No Pressure, Real Numbers
Want to know exactly what your roof will cost? We provide free, detailed estimates with every line item visible. No hidden fees, no bait-and-switch.
Get a free, no-pressure estimate from Frontline GC or call us at (844) 766-3748.
The Line Items on Your Estimate (What Each One Means)
Most roofing estimates list 8-12 line items. Here’s what they mean and what’s reasonable to pay:
Materials ($3,500-$12,000) — Shingles, underlayment, starter strips, ridge caps, and hip/ridge shingles. This is the biggest line item and varies most based on your material choice.
Labor ($2,500-$6,000) — Crew wages for installation. Typically $50-$80 per square in the Midwest. A 20-square roof takes a skilled crew 1-2 days.
Tear-Off and Disposal ($1,000-$3,000) — Removing the old roof and hauling it to a landfill. Includes dumpster rental ($350-$500) and dump fees. If you have two layers to remove, this doubles.
Flashing ($300-$800) — Metal pieces that seal transitions — where the roof meets walls, chimneys, skylights, and vents. Old flashing should always be replaced. If an estimate reuses existing flashing, that’s a red flag.
Ventilation ($200-$600) — Ridge vents, soffit vents, or box vents. Proper ventilation extends your roof’s life by preventing heat and moisture buildup in the attic. Many older Midwest homes are under-ventilated.
Drip Edge ($150-$400) — Metal strips along the eaves and rakes that direct water into your gutters. Code-required in most jurisdictions. If it’s not on your estimate, ask why.
Ice and Water Shield ($200-$500) — Self-adhesive membrane applied along eaves, valleys, and around penetrations. Mandatory in Midwest climates where ice dams form. Code requires it at least 24 inches past the exterior wall line.
Permits ($75-$300) — Building permits vary by municipality. Some contractors include this; others list it separately. Either way, a permit should be pulled. If a contractor offers to skip the permit to “save you money,” that’s a contractor to avoid.
Where Contractors Quietly Pad the Bill
We’re going to be transparent about something most roofing companies won’t discuss: estimate padding. Here’s where it happens.
Inflated waste factor. Every roof job has waste — cuts, starter pieces, damaged shingles. A normal waste factor is 10-15%. Some contractors quote 20-25%, which adds hundreds of dollars in extra material you’re paying for but won’t use.
“Unforeseen repairs” markup. Some estimates include a blanket line item for “unforeseen structural repairs” at $1,500-$3,000 — before they’ve even looked under your shingles. Honest contractors will give you a per-sheet price for decking replacement and only charge you for what’s actually needed. We charge $65 per sheet of decking, and we show you the damage before we replace anything.
Premium material upcharge without premium product. Some contractors quote you for “premium” or “designer” shingles, charge accordingly, and install standard architectural shingles. Always confirm the specific brand and product line in writing.
Unnecessary add-ons. Attic insulation, gutter replacement, and soffit repairs might genuinely be needed — or they might be profit padding. Get these scoped separately so you can compare apples to apples on the roof itself.
How to Compare Estimates (The Right Way)
Get at least three estimates. But don’t just compare the bottom-line number. Compare the scope.
Here’s a quick checklist for comparing roofing estimates:
- Same material specified? Make sure all three quote the same shingle brand and product line.
- Tear-off included? Confirm all estimates include full tear-off to decking.
- Ice and water shield? Should be listed explicitly with coverage area noted.
- Flashing replacement? New flashing, not reused.
- Ventilation? Same type and quantity across estimates.
- Warranty details? Manufacturer warranty length AND workmanship warranty length. A 50-year shingle warranty means nothing if the contractor’s workmanship warranty is only 1 year.
- Decking repair pricing? Per-sheet pricing so you can compare if repairs are needed.
- Cleanup and disposal? Dumpster, magnetic nail sweep, property protection.
The cheapest estimate often leaves items off the scope. That’s not savings — that’s a change order waiting to happen. The most expensive estimate might include work you don’t need. The best estimate clearly itemizes everything and lets you see where your money goes.
Midwest Pricing Reality
Roofing costs aren’t the same everywhere. Here’s what we see across our service areas:
Illinois — Chicago metro runs highest, with labor rates $65-$80 per square and material costs reflecting higher transportation and insurance overhead. Downstate Illinois is more moderate at $50-$65 per square for labor.
Indiana — Generally 10-15% lower than Chicago-area pricing. Indianapolis metro is comparable to downstate Illinois. Rural Indiana offers some of the best pricing in the region.
Iowa — Similar to Indiana. Des Moines metro is mid-range. Material costs can run slightly higher in western Iowa due to distribution distances.
Tennessee — Nashville metro pricing has climbed in recent years but still runs 5-10% below Chicago rates. Memphis is comparable to Nashville. Rural Tennessee remains very competitive.
Seasonal pricing matters. We see the highest demand (and prices) from August through November. If your roof isn’t an emergency, scheduling in late winter or early spring (February through April) often saves 10-15% on the same job — and you’ll get on the schedule faster.
A Real-World Estimate Example
To make this concrete, here’s what a typical Midwest roof replacement looks like for a 1,800 sq ft ranch home with a 22-square roof, using architectural shingles:
| Line Item | Cost |
|---|---|
| GAF Timberline HDZ Shingles (22 sq + 12% waste) | $5,800 |
| Underlayment (synthetic) | $550 |
| Ice and Water Shield (eaves + valleys) | $380 |
| Starter Strip and Ridge Caps | $320 |
| Labor (22 squares @ $60/sq) | $3,300 |
| Tear-Off and Disposal | $1,800 |
| Flashing (chimney + 3 pipe boots) | $450 |
| Drip Edge (aluminum) | $280 |
| Ridge Vent (42 linear feet) | $340 |
| Permit | $150 |
| Total | $13,370 |
That’s a real number for a real-sized home. Your roof might be larger, steeper, or need more decking work — but this gives you a baseline to compare against.
Want to Know Exactly What YOUR Roof Will Cost?
Every roof is different, but your estimate shouldn’t be a mystery. We break down every line item, show you exactly what you’re paying for, and explain why.
We serve homeowners across Illinois, Indiana, Iowa, and Tennessee with honest pricing and no-pressure estimates. If we think a repair makes more sense than a full replacement, we’ll tell you that — even though a replacement is a bigger job for us.
Get your free estimate from Frontline GC today or call (844) 766-3748. We’ll get back to you within 24 hours with real numbers for your specific roof.
Check out our roofing services to learn more about the materials and process we use on every project.