Posted by Empire Siding & Windows in Homeowner Tips
If you’re a Roanoke homeowner wondering whether it’s time to replace your roof — or just trying to budget for a project you know is coming — the first question is always the same: how much is this going to cost?
The answer depends on several factors, but in this guide we’ll give you real numbers for the Roanoke and Salem, VA market so you can plan with confidence.
Average Roof Replacement Cost in Roanoke, VA
For most Roanoke homes, a full roof replacement typically runs $7,000 to $15,000 — with the average falling around $9,000 to $11,000 for a standard single-story home with asphalt shingles.
Here’s a general breakdown by home size:
- Small home (1,000–1,500 sq ft): $5,000–$8,000
- Medium home (1,500–2,500 sq ft): $7,000–$12,000
- Large home (2,500–3,500 sq ft): $11,000–$18,000
- Very large or complex roof: $18,000+
Empire tip: These are installed prices including materials, labor, removal of your old roof, and disposal. Always get a detailed written quote so you know exactly what’s included.
What Factors Affect Roof Replacement Cost?
1. Roof Size
Roofing is priced by the “square” — one roofing square equals 100 square feet. The larger your roof, the more materials and labor required. Keep in mind that roof size is not the same as your home’s square footage — a steep or complex roof can have significantly more surface area than a simple gable roof on the same sized home.
2. Roofing Material
The material you choose has a major impact on cost:
- Architectural asphalt shingles: Most popular and affordable — $7,000–$12,000 for a typical Roanoke home
- Metal roofing: More durable and longer lasting — $15,000–$30,000+
- Wood shake: Natural look but high maintenance — $18,000–$30,000+
- Slate: Premium option with 75–100 year lifespan — $25,000–$50,000+
For most Roanoke homeowners, architectural asphalt shingles offer the best balance of cost, performance, and curb appeal.
3. Roof Pitch and Complexity
A steep roof requires more safety equipment and takes longer to install, increasing labor costs. Similarly, roofs with multiple valleys, dormers, skylights, or chimneys are more complex and cost more than a simple gable roof.
4. Removal of the Old Roof
Most roofing projects include tearing off and disposing of your existing shingles. If your home has multiple layers of old shingles (common in older Roanoke homes), removal costs increase. Virginia building code limits the number of shingle layers allowed, so removal is often required regardless.
5. Decking Condition
The decking is the wood layer beneath your shingles. If the inspector finds rotted or damaged decking during the tear-off, it needs to be replaced before new shingles go on. This is common in older roofs and adds to the overall cost.
6. Time of Year
Roofing contractors in the Roanoke area are typically busiest in spring and fall. Scheduling your project in late summer or early winter may give you more scheduling flexibility and potentially better pricing.
Asphalt Shingles vs. Metal Roofing — Which Is Right for Your Roanoke Home?
Asphalt Shingles
- Most affordable upfront option
- Lifespan of 25–30 years for architectural shingles
- Wide variety of colors and styles
- Familiar look that suits most Roanoke homes
- Easier and less expensive to repair
Metal Roofing
- Higher upfront cost but lasts 40–70 years
- Excellent in Virginia’s climate — sheds snow and ice well
- Energy efficient — reflects heat in summer
- Increasingly popular in the Roanoke area
- May increase home value more than asphalt
If you plan to stay in your home long-term and want the lowest lifetime cost, metal roofing is worth serious consideration. For most homeowners focused on upfront value, architectural asphalt shingles are the way to go.
Does Homeowner’s Insurance Cover Roof Replacement?
Sometimes — it depends on the cause of the damage. Most homeowner’s insurance policies cover roof damage caused by:
- Wind and hail storms
- Lightning strikes
- Fire
- Falling trees or debris
Insurance typically does not cover damage caused by age, wear and tear, or lack of maintenance. If you’ve had a recent storm and suspect damage, it’s worth having your roof inspected before filing a claim.
We’ll be covering this topic in detail in our next blog post — stay tuned!
Financing Your Roof Replacement
A new roof is a significant investment, but it’s also one you can’t put off indefinitely. Empire Siding and Windows offers 12-month special financing with approved credit through Wells Fargo — making it easier to get the roof your home needs without waiting.
Ready to Get a Roof Replacement Estimate in Roanoke?
At Empire Siding and Windows, we provide free, detailed, written estimates for roof replacement projects throughout Roanoke, Salem, and the surrounding Roanoke Valley. The owner is personally involved in every project, and we’ll walk you through your options with no pressure and no obligation.
Call us today at 540-929-8010 or contact us online to schedule your free roof estimate.
Frequently Asked Questions
How long does a roof replacement take?
Most residential roof replacements in Roanoke are completed in 1–2 days depending on the size and complexity of the roof.
How do I know if I need a full replacement or just repairs?
If your roof is less than 15 years old and damage is isolated to a small area, repair may be sufficient. If your roof is 20+ years old, has widespread shingle damage, or is showing signs of structural issues, replacement is usually the better long-term investment. A free inspection will give you a clear answer.
What brands of shingles do you install?
We install quality architectural shingles from leading manufacturers. We’ll bring samples and walk you through your options during your free estimate.
Do you offer a warranty on roof installation?
Yes — ask us about our workmanship warranty when you schedule your estimate. Shingle manufacturers also provide their own product warranties.
Empire Siding and Windows is a locally-owned contractor serving Roanoke, Salem, and the surrounding Roanoke Valley. Contact us for a free in-home roofing estimate.