When you’re considering a new roof in Lexington or anywhere in Central Kentucky, the first question is usually the same:
How much is this going to cost me?
You might have searched online only to find vague answers or been told “It depends.”
While it’s true that no two roofs are exactly alike, you deserve honest, realistic numbers—especially when you’re investing in your home.
This guide breaks down exactly what affects the cost of a roof replacement so you can plan with confidence.
What Factors Affect Roof Replacement Cost?
1. Roof Size & Complexity
The larger the roof, the more materials and labor. Complex roofs with steep pitches, dormers, valleys, or skylights cost more.
2. Material Type
Here are average installed prices per square foot:
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Asphalt Shingles: $3.50–$5.50
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Metal Roofing: $7–$14
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Standing Seam Metal: $9–$16
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Wood Shakes: $8–$14
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Tile Roofing: $10–$20
3. Removal & Disposal
Tear-off and disposal fees add cost, especially if you have multiple layers or heavy materials.
4. Roof Deck Repairs
If your roof decking is damaged or rotted, it must be replaced.
5. Labor Rates & Permits
In Lexington, permit fees and disposal regulations can add to the project cost.
6. Roof Pitch
Steeper roofs require more labor and safety precautions.
How Roof Pitch Affects Pricing
Roof Pitch Categories:
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Low Slope (2/12–4/12): Minimal labor impact
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Medium Slope (5/12–8/12): ~10–20% more labor
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Steep Slope (9/12+): ~20–40% more labor
Example:
A 2,000 sq. ft. asphalt shingle roof:
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Low Slope: ~$7,000–$11,000
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Medium Slope: ~$7,700–$13,200
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Steep Slope: ~$8,400–$15,400
Understanding Squares, Bundles, and Waste
What is a Square?
100 sq. ft. of roof surface = 1 Square.
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2,000 sq. ft. roof = 20 Squares
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3,000 sq. ft. roof = 30 Squares
Bundles per Square:
Most asphalt shingles require 3 bundles per square.
Why Waste Matters:
Extra material is needed to account for:
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Valleys and hips
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Dormers and ridges
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Multi-level sections
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Starter and ridge cap shingles
Typical Waste:
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Simple roof: ~10%
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Moderate complexity: ~12–15%
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Complex: ~15–20%
Example:
20 Squares + 15% waste = 23 Squares = 69 bundles
If each bundle costs $40:
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Without waste: $2,400
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With waste: $2,760
Comparing Shingle Quality
Not all shingles are created equal.
Two Major Brands:
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GAF
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Owens Corning
Here’s a simple comparison of comparable product lines:
Basic 3-Tab Shingles (Not Recommended):
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GAF Royal Sovereign
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Owens Corning Supreme
Shorter lifespan, less curb appeal.
Recommended Architectural Shingles:
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GAF Timberline HDZ
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Owens Corning Duration
Best blend of durability, style, and price.
Premium Durability:
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GAF Timberline UHD (Ultra HD)
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Owens Corning Duration FLEX
Thicker profiles and better impact resistance.
Designer Colors & Style:
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GAF Timberline HDZ Designer
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Owens Corning Duration Designer
High-definition colors for standout curb appeal.
✅ Tip:
Most homeowners prefer Timberline HDZ or Duration shingles. Designer lines cost ~20–30% more but look fantastic.
Special Considerations for Low-Slope Roofs
Low-slope roofs often cost more in materials because they require:
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Extra ice and water protection
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Higher-rated shingles to resist pooling water
Even though labor may be lower, materials can drive up cost—especially during Kentucky winters.
The Importance of Proper Ventilation
Proper attic ventilation helps:
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Reduce energy bills
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Prevent ice dams
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Control moisture
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Extend the life of your roof
Cost Range:
Adding or improving ventilation typically costs $500–$2,000.
What Does That Look Like in Real Dollars?
Sample Installed Price Ranges:
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2,000 sq. ft. asphalt shingle roof: $7,000–$11,000
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2,000 sq. ft. metal roof: $14,000–$28,000
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3,000 sq. ft. asphalt shingle roof: $10,500–$16,500
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3,000 sq. ft. standing seam metal roof: $27,000–$48,000
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2,000 sq. ft. concrete tile roof: $20,000–$40,000
Medium or steep slopes add 10–40%.
What About Insurance Coverage?
If your roof was damaged by hail or wind, your homeowner’s insurance may cover it (minus your deductible).
Tip:
Always get a professional inspection before filing a claim.
Serving Lexington and Central Kentucky
We’ve been replacing roofs across Lexington, Nicholasville, Georgetown, Richmond, and all of Central Kentucky for over [X] years. Whether you need a new asphalt shingle roof or a premium metal installation, our team is here to help protect your home.
Should I Repair or Replace?
Not every roof needs full replacement. A quality repair can buy time if your shingles still have life left. A trustworthy contractor will help you compare options.
What Should an Estimate Include?
When you get an estimate, be sure it covers:
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Tear-off and disposal
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Underlayment and flashing
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Materials and installation
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Labor and cleanup
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Deck repairs
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Permits and fees
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Pitch and complexity adjustments
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Waste factor
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Ventilation upgrades
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Shingle brand and grade
Ready to See What Your Roof Will Cost?
If you’d like a clear, no-pressure estimate anywhere in Lexington or Central Kentucky, we’re here to help. We’ll walk your roof, measure everything, and show you all your options.
Let’s Put It All Together: Sample Roof Replacement Quote
Here’s an example of what a typical roof replacement in Lexington might look like when you add everything up.
Sample Home Details:
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2,000 sq. ft. roof
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Medium slope (6/12)
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One layer tear-off
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Architectural shingles (Owens Corning Duration)
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Moderate complexity with valleys and dormers
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Standard ventilation upgrade
Estimated Costs:
Tear-Off and Disposal:
$1,200
Underlayment and Flashing:
$800
Shingles and Materials:
20 squares + 15% waste = 23 squares
69 bundles x $40 = $2,760
Labor (Installation):
$4,000
Ventilation Upgrade:
$1,000
Permits and Fees:
$250
Medium Slope Adjustment (~15%):
$1,200
Estimated Total Project Cost:
$11,210
Keep in Mind:
Every roof is unique. Your final cost may be higher or lower depending on:
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Roof pitch
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Material choice
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Roof complexity
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Any needed repairs
This example is here to help you see how a complete quote comes together.
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Jul 12, 2025 8:24:08 PM
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