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The Price Puzzle: Unraveling Roofing Costs in Illinois

If you are a homeowner in Illinois, you understand the importance of having a sturdy and reliable roof to protect your property from the harsh weather conditions the state experiences. However, when it comes to replacing or repairing your roof, understanding the cost can often be a daunting task. It is important to understand what factors play a role into these roofing costs so you can best prepare for the expenses with as few surprises as possible.

Roof Size & Complexity

It may not come as a surprise, but one of the primary factors that determine the price of a roof is its size and complexity. Larger roofs require more materials and labor, which can increase the overall cost. Additionally, if your roof has a complex design with multiple angles and slopes, it may require specialized workmanship, further adding to the price.

breaking down the roofing costs in the chicagoland areaMaterials Selection

The type of material you choose for your roof will have a significant impact on the cost. Common roofing materials include asphalt shingles, metal, wood, slate, and tile. Each material varies in terms of price, durability, maintenance, and warranty, so it’s essential to consider your budget and the lifespan you desire for your roof when making your selection.

Asphalt Shingles

One of the most common roofing materials is asphalt. This material is durable, readily available, long-lasting (about 20 years) and usually has a good warranty.  When it comes to understanding your costs, you have to factor in materials, size of your roof, and other factors like if you are just overlaying the new roof or fully replacing it.  For overlaying an existing Asphalt roof (or double layering shingles), you can expect costs to be between $1.50 and $3.00 per square foot.  While, replacing the roofing will likely cost between $2.50 and $6.00 per square foot.  An average Midwest roof can run on average between $6,000 and $12,000 to complete.

Metal Roofing

Another common roofing material is Metal Roofing.  This type of roofing can last you a long time, often 40 to 70 years.  If this roofing material is that much more durable than Asphalt, why don’t more homeowners choose this material.  There are a couple reasons to consider: the expected time you plan on owning your home may not justify the extra lifespan, and the higher costs may not meet your budget.  Metal roofing can cost you between $3 and $15 per square foot.  This means that an average home in the Midwest can expect to pay between $15,000 and $30,000 to replace your roof.

Cedar Shanks

A beautiful option to give your home a unique look is cedar shank.  This type of roofing has good durability, but costs more than most other types of materials.  If you choose a cedar shank roof, you can expect about a 30-year lifespan.  Cedar Shank will come at a higher cost to replace.  How much do these bundle of roofing shingles cost? Homeowners can expect to pay between $5.50 and $18 per square foot.  This means that for an average Midwest home, you can see prices between $18,000 and $36,000 for your new roof.

Roof Pitch

The pitch or slope of your roof can affect the roofing price due to the additional safety measures and equipment required for installation. Steeper roofs often require more labor and may involve more risks for the workers, resulting in higher costs.

Flat Roofs

These are roofs with no pitch and provide a minimalist and modern aesthetic.  They are the easiest and safest roofs to have contractors work on, but offer their own unique challenges.  it is critical for these roofs to have proper drainage, as they are susceptible to spots of standing water or excessive snow buildup, which can lead to other problems in the home.

Low-Pitched Roofs (or Shallow-Sloped Roofs)

Another roofing type that is relatively straight forward and safe to work on.  These roofs can often be walked on without needing additional safety equipment.  Low-pitched roofs have better drainage than a flat roof but can still accumulate high volumes of snow.

Medium-Pitched Roofs (or Standard/Traditional Roofs)

This is one of the most common roofing styles.  These roofs offer both aesthetic appeal and good functionality.  While snowfall can accumulate, it is more difficult for it to reach levels that can be damaging for your home or dangerous for you.  They are relatively straight forward to work on but will require the use of safety equipment like specialty ladders, steps/planking, or even anchors.

High-Pitched Roofs (or Steep-Sloped Roofs)

These roofs have a very steep angle.  They have a unique look that some find very appealing, in high snow areas, these roofs are great options, because of their superior drainage and ability to avoid snowy buildups.  They will require proper safety equipment for your contractor to safely work on the roofs.

Number of Shingle Layers to Be Removed

When it comes to new roofing, you may decide to cover the existing roofing, or you may need to strip it down to the base layers of your roof to properly install your new shingles.  Not all shingles can be layered, even if they can be, there is a limit to the number of layers you can have on your roof.  Today, you are only allowed up to 2 layers of shingles on your roof for fire safety.  That said, you may still find homes with 3 to 4 layers from decades ago.  Your contractor will need to remove all the layers, not just one when prepping to install a new roof.  This will ensure that you have a proper installation.  While this will create more waste, you new roof will have a better installation and last longer by taking this step.

Roofing Company

The roofing company you choose to work with can also influence the overall price. Different companies have varying levels of expertise and reputation, which can impact their pricing structure. It’s important to research and compare multiple roofing companies to ensure you are getting the best value for your money. Be sure to avoid the typical roofing company red flags.

Workmanship Warranties / Contractor Guarantees

When choosing a company to work with, it is important to understand how you are protected.  You will want to ask questions regarding their workmanship warranties and what guarantees they provide on their services as well as their guarantees on the materials.  A reputable company, like Davis Roofing & Construction in Addison, IL, will provide you with written documentation of their policies.

Additional Features and Services

If your roof requires additional features such as skylights, chimneys, or ventilation systems, it can increase the overall cost. Similarly, if you need additional services like roof removal or repairs to the underlying structure, these will add to the final price.

Permits and Code Requirements

Obtaining the necessary permits and complying with building codes in Illinois can also contribute to the cost of your roof. It’s crucial to work with a roofing company that is knowledgeable about local regulations to avoid any legal issues and ensure your roof meets the required standards.

Geographic Location

The location of your property within Illinois can affect the price of your roof as well. Different regions may have varying labor costs, material availability, and logistical challenges, which can impact the overall cost.

Dumpster & Disposal Fees

Roofing jobs create a lot of debris and waste.  Your local waste removal companies will not accept this garbage, both from the scale and type.  In order to have this trash removed, your roofing company will include dumpster and disposal fees. These fees are to account for them bring a dumpster to the project site and removing to dispose the waste for you.  Depending on municipalities, these fees may vary.

Budgeting for Your Roof

Understanding these factors will give you a clearer picture of what to expect when it comes to the price of a roof in Illinois. It’s always recommended to consult with reputable roofing companies and obtain multiple quotes to ensure you are getting a fair price for your roofing project. Remember, investing in a high-quality roof is a long-term investment in the protection and value of your home.

At Davis Roofing & Construction, we are here to help you understand every aspect of your roofing project.  When you receive a quote from us, we will break down and explain all of the costs that go into your project so there are no surprises.  If your in search for a roofing contractor in Arlington Heights, contact us for more information and a quote today.