Free tool
What will a new roof cost?
An estimate built the way roofers actually price — per square of roof surface, from your footprint, pitch and shape. It gives you a range and tells you what moves it, which is more useful than a single number somebody invented.
From your listing or the El Paso County assessor record. Do not count a finished basement — there is no roof over it.
The roof covers the ground the house sits on, so two levels roof like half the floor area.
Estimated range
$13,000 – $23,154
Your roof covers roughly 2,000 sq ft of ground, which works out to 21.7–23.2 squares of roof surface. A square is 100 square feet of roof, not of floor.
This range is wide because 3 answers are still “not sure”. That is fine — it is better than a confident number built on a guess. Answer what you can and it will tighten.
Why the range is wide. Two roofs of identical size can differ by thousands depending on access, how many penetrations and valleys need flashing, and what the crew finds under the old shingles. That is not evasion — it is the honest shape of the number before anyone has been on the roof.
What this does not include. Decking replacement, which nobody can price until the tear-off exposes it. Rotted sheathing is discovered, never predicted. Ask any contractor for their per-sheet price for decking in writing before you sign — a quote that omits it is hiding a variable rather than not having one.
If this is an insurance claim, ignore this number. On an approved hail claim the scope and the price are largely set by the carrier’s estimating software, and your actual cost is your deductible. What you are comparing between contractors then is scope and execution, not price.
Roofs are priced per square, not per square foot of house
A square is 100 square feet of roof surface. It is the unit every supplier, estimator and insurance adjuster works in, and it is not your floor area. A 2,000 square foot single-storey home has a 2,000 square foot footprint, but a medium-pitch roof over it covers closer to 2,240 square feet, and a steep one comfortably passes 2,800.
This is the single most common misunderstanding homeowners bring to a roofing quote, and it is why two houses that look the same size get quotes thousands apart. If a contractor cannot tell you your square count and how they arrived at it, that is worth noticing.
The variable nobody can price in advance
Decking. Nobody knows what the sheathing under your shingles looks like until the old roof comes off, and rotted decking is discovered rather than predicted. An honest quote states a per-sheet price for replacement so you know the exposure before it happens. A quote that says nothing about decking has not removed the variable — it has just declined to tell you about it.
Common questions
- How much does a roof replacement cost in Colorado Springs?
- Most single-storey asphalt replacements land between roughly $13,000 and $28,000, and larger or more complex roofs go beyond that. Architectural asphalt runs about $600 to $900 per square installed here, and a typical 2,000 square foot single-storey home carries around 22 squares of roof once the pitch is accounted for. The figure depends on roof surface area rather than house size, on material, and on how many layers have to come off. Anyone quoting a firm number without seeing the roof is guessing.
- What is a roofing square?
- 100 square feet of roof surface. It is the unit the entire trade prices in, and it is not the same as floor area — a 2,000 square foot house does not have 20 squares of roof. Pitch and overhangs add surface, so a medium-pitch roof covers roughly 12 percent more than the ground beneath it. Shape works on the price rather than the area: every valley, hip and dormer is another cut, which means slower work and more offcuts, so a cut-up roof costs more per square than a plain gable.
- Why do roofing quotes vary so much?
- Mostly scope rather than greed. Tear-off of one layer versus two, whether decking replacement is priced per sheet or left as a surprise, the quality of underlayment and flashing, and whether ridge, valley and penetration details are included at all. Two quotes that both say "replace roof" can describe genuinely different jobs.
- Are Class 4 impact-resistant shingles worth it in Colorado?
- Almost always, and for a reason most homeowners are never told: the upgrade costs about $10 a square more than standard architectural, which is a few hundred dollars across a whole roof rather than the large premium people expect. Colorado is a hail state and most carriers discount your premium for Class 4, so it frequently pays for itself and then keeps paying. Ask your agent what their discount actually is, and keep the certificate — homeowners lose it constantly and then cannot claim it.
- Does insurance change what a roof costs me?
- Entirely. On an approved hail claim the scope and price are largely set by the carrier’s estimating software, and your out-of-pocket cost is your deductible. Percentage deductibles of 1 to 5 percent of dwelling coverage are now common here, so on a home insured for $500,000 a 2 percent deductible is $10,000. Check your declarations page before assuming a claim is worth filing.