Roof price calculator
Estimate What Your Roof Will Cost
A planning range for the Lexington market in about fifteen seconds. For the real number, the inspection is free.
Most roof replacements in Lexington, Kentucky cost between $8,500 and $22,000, with an average 1,800–2,600 sq ft home landing between $11,000 and $17,000 for architectural shingles. Use the calculator below to narrow that to your home, then call 859-376-ROOF (7663) for a free written quote.
Roof cost calculator
Estimated project range
$11,200 – $17,400
- Roof area
- 24.8 squares
- Tear-off
- Included
- Gutters
- Not included
Planning estimate for the Lexington, KY market only. It excludes decking replacement, chimney or skylight work, structural repair and permits. A free Spangler inspection gives you the real number in writing.
How roofing is priced
Roofing is sold by the square — one square is 100 square feet of actual roof surface. That is not the same as your floor area, because a pitched roof has more surface than the footprint underneath it, and because of the overhang at the eaves. A 2,000 sq ft single-storey home with a moderate pitch typically works out around 24 to 26 squares.
Five factors then move the price from there:
- Area. The base multiplier. More squares, more material and more labour.
- Pitch. Steeper is slower and needs fall protection. Above about 7:12 the roof usually cannot be walked freely.
- Layers. Every existing layer that comes off is labour and dumpster weight. Two layers roughly doubles tear-off cost.
- Decking. Unknown until the old roof is up. Priced per sheet as an allowance so there is no surprise.
- Complexity and access. Valleys, dormers, chimneys, skylights and a driveway the dumpster cannot reach all add hours.
Reference costs by material
| Material | Service life | Installed cost | Best suited to |
|---|---|---|---|
| Three-tab asphalt shingle | 15–20 years | $3.50–$5.00 / sq ft | Budget replacements, rentals, outbuildings |
| Architectural asphalt shingle | 22–30 years | $4.50–$7.00 / sq ft | Most Central Kentucky homes |
| Designer / luxury shingle | 30–40 years | $7.00–$11.00 / sq ft | Historic homes, steep visible pitches |
| Standing seam metal | 40–70 years | $8.00–$15.00 / sq ft | Farms, barns, long-hold properties |
| TPO membrane | 20–30 years | $5.50–$9.50 / sq ft | Flat commercial, heat reflectivity |
| EPDM rubber membrane | 20–30 years | $5.00–$9.00 / sq ft | Flat roofs with temperature swings |
| PVC membrane | 20–30 years | $7.00–$11.50 / sq ft | Restaurants, grease exposure, chemical exposure |
FAQs
Roof cost questions
How accurate is a roof cost calculator?
A calculator gets you a planning range, not a quote. It cannot see decking condition, flashing detail, chimney and skylight count, attic ventilation, or access constraints — and those are exactly what move a real number. Use it to know whether you are looking at $12,000 or $25,000, then get a free written quote for the actual figure.
How do roofers measure a roof?
Roofing is priced in squares — one square is 100 square feet of roof surface, not floor area. Roof surface is always larger than the building footprint because of pitch and overhang. A 2,000 sq ft single-storey home with a moderate pitch typically has around 22 to 26 squares of roof.
Why does roof pitch change the price?
Steeper roofs cost more because work slows down and fall protection becomes mandatory. Anything above roughly 7:12 usually cannot be walked without staging or harnesses. A steep roof also has more surface area for the same footprint, so material quantity rises at the same time labour does.
What is not included in the estimate?
Decking replacement is the big one — it cannot be known until the old roof is off, and is normally quoted as a per-sheet allowance. Chimney rebuilds, skylight replacement, structural repair, and permit fees where applicable also sit outside a standard estimate.
Next step
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