How Much Does Roof Replacement Cost in Arlington VA?
Direct Answer
A standard residential roof replacement cost in Arlington VA, runs from $8,500 to 20,000 dollars, depending on the type of roof. The typical price for removing and replacing architectural asphalt shingle roofs in Arlington is in the 10,000 to 15,000 dollar range. The final number will vary according to roof size, pitch, roof material, condition of roofing deck and local permit requirements.
Introduction
You just couldn’t take that mark on your ceiling anymore, so you decided to get the real answer. Or perhaps a roofer advised you it was time, and you’d like to know how much that would cost before calling anyone back.
Fair Enough.
The price of replacement in Northern Virginia are not as obscure as many roofers try to make it. The range is wide but explainable. This guide will help you understand why the number may be increasing or decreasing, what you can expect to see on a written estimate, and what to be aware of.
Why Prices Vary So Much in Northern Virginia?
A 1,200 square foot Cape Cod in Cherrydale and a 2,800 square foot colonial in Lyon Village are both houses in Arlington. However, the replacement of their roof might vary from 8,000 dollars or even more. That is not a scam. That’s square footage working, pitch working, choice of material working, and complexity working.
Understanding the variables puts you in control of the conversation.
The Main Factors That Determine Your Roof Replacement Cost
Roof Size and Pitch
Contractors measure roofs in squares. A single roof square is equivalent to 100 square feet of roof surface. Most Arlington single-family homes have between 18 and 35 squares of roof depending on the size and pitch of the structure.
Roofs are more expensive to work on when they are steeply pitched. Contractors require extra safety gear, take longer per section and have different material distribution requirements. A 12-in-12 pitch is going to be a bit more expensive per square than a 4-in-12 pitch on the same-sized home.
Material Choice
Three-tab asphalt shingles have the lowest material cost of the standard roofing options. They work, but are less appealing and less durable than top tier products.
The most popular type of shingles for Arlington homeowners are architectural shingles also known as dimensional shingles. Some brands, such as Owens Corning Duration, GAF Timberline HDZ and CertainTeed Landmark, come with strong manufacturer warranties and hold up reasonably well during Northern Virginia winter conditions.
Metal roofing is much more expensive than asphalt, but can be more durable by 20-30 years. In some Arlington neighborhoods, longevity is more important than initial price, and standing seam metal is gaining in popularity.
Tear-Off vs Overlay
A tear-off involves removing all of the old shingles before installation of new ones. Overlay is the installation of new shingles directly over top of old shingles.
Overlays are more economical to implement, but cannot be added in Arlington County if the two layers of shingles are already in place. They also conceal issues with the decking and make most manufacturer warranties void. This is for a reason that most of the best Arlington contractors recommend full tear off.
Decking Condition
Contractors assess roof decking under existing shingles when they remove the shingles. If the deck has some moisture or rot, or if the shingles have been damaged in some way, the deck must be replaced before putting new shingles on.
The average cost to replace decking is between 70 and 100 dollars per sheet of plywood. This is not included in many estimates since a contractor is unable to determine the full extent of damage until the tear off process is completed. A reliable contractor will explain this in the beginning and specify the rate per sheet in the estimate.
Permits and Inspections
Arlington County will require a building permit if you want to replace the entire roof structure. The fee for permitting generally ranges from 100-250 dollars which varies on the scope of the project. A licensed contractor handles the application and coordinates the required post-installation inspection.
Don’t hire a contractor who recommends skipping a permit. It can cause resale issues and may result in the loss of your homeowners’ insurance coverage.
Average Roof Replacement Cost by Material in Arlington VA
Traditional 3 Tab asphalt shingles: $8,500 to $12,000 on the average Arlington home.
Architectural Asphalt Shingles: $11,000 to $17,000 for an average house.
Architectural shingles (impact resistant): $13,000 to 20,000.
Metal roofing standing seam: $18,000 – $35,000 (depending on size and complexity).
These include materials, labor, tear off, underlayment, ice and water shield, drip edge, and simple flashing replacement. The deck replacement fee is charged separately if necessary.
What a Full Roof Replacement Includes
A properly scoped replacement involves removing and disposing of old shingles, installing a new synthetic underlayment, installing an ice and water shield at eaves and valleys, installing a new drip edge on all edges, installation of new shingles from a quality manufacturer, installation of a ridge cap, replacement of flashing at chimneys and penetration areas, and a magnetic nail sweep at cleanup.
Request to be shown these items in any written quote. If the contractor is unable to describe the scope, this is a red flag.
What a Roof Replacement Estimate Might Not Include
Decking is frequently not included and priced separately when it is found during a tear off. Other costs may apply for chimney flashing beyond basic flashing, replacement of gutters, skylight replacement and repairs to fascia board.
Ask detailed questions about these before signing anything.
Red Flags to Watch for in Roofing Estimates
If the estimate is significantly lower than other estimates, it typically indicates that something has been omitted. Watch for estimates that exclude ice and water shield, do not specify a shingle manufacturer, propose an overlay when two layers already exist, or do not mention permit costs.
Also be cautious of storm chasers. After weather events in Northern Virginia, out-of-state contractors appear in Arlington neighborhoods. They take deposits, deliver substandard work, and often disappear before the job is properly finished.
How to Get an Accurate Quote in Arlington VA
Get three written estimates from DPOR-licensed Virginia contractors. Ensure that all estimates are based on the same scope of work so you can compare apples to apples. Inquire with each contractor about the workmanship and manufacturer’s warranty program associated with their materials.
A manufacturer’s warranty from GAF or Owens Corning will apply only when the contractor is certified by that manufacturer’s program. When it matters to you, ask for evidence.
Can You Finance a Roof Replacement in Arlington, VA
Yes. Many of the best roofing companies in Arlington, VA, have financing partners that have fixed-rate payment plans for qualified homeowners. If your replacement is due to an insurance claim, your insurance adjuster decides how much is covered, and the remaining difference is your responsibility.
Questions to Ask Before Signing
How many squares is my roof, and how did you measure it? What material brand and grade are you using? Is a permit included in this estimate? What happens if you find damaged decking? What workmanship warranty do you provide? Who will be working on my roof?
These questions can help you distinguish between honest contractors and shortcuts.
Conclusion
Roof replacement is one of the largest investments an Arlington homeowner makes. Understanding the factors that affect the price will enable you to make an informed decision and fairly compare quotes.
Arlington VA Roofing is available to homeowners across Arlington County and Northern Virginia. Give us a call at (703) 386-7359 for a written quote and honest answers about the cost of your replacement.