most houses around here land between $8,000 and $15,000. Longer answer: it depends, and I’ll explain on what, because that “it depends” is where people get burned.
You’ve probably already noticed this if you’ve collected a few quotes. Three roofers, three prices, and nothing lines up. Which one’s right? Maybe all of them. Maybe none.
Why two roofs on the same street can cost thousands apart
Start with size. Roofers talk in “squares,” where one square is 100 square feet. Your roof is always bigger than your house’s floor plan, because of the slope and the overhangs. That surprises almost everybody.
Then there’s shape. A plain gable roof goes fast. Throw in dormers, valleys, a chimney, a skylight, and now somebody has to cut and seal around every one of them. That’s hours, and hours are what you’re really paying for. Steep pitch does the same thing, since the crew has to work slower and safer.
Shingles matter, but probably less than you’d think. Basic three-tab is the budget pick and doesn’t last as long. Architectural shingles cost more and handle Ohio wind better, so that’s what most homeowners end up choosing. Going up from there gets you better warranties, which is worth paying for if you’re staying put and not worth it if you’re selling soon.
And then the part nobody can price until the day of: what’s under the shingles. If the plywood is soft from an old leak, it gets replaced. A decent contractor tells you how that will be charged before work starts. If yours doesn’t, ask.
Not exciting, I know. But this is what makes a roof last 25 years instead of 15, and it’s the first thing to disappear from a suspiciously cheap bid.
Same goes for tear-off. Some outfits will offer to lay new shingles right over the old ones to save you money. We don’t do that. You can’t fix what you can’t see, and a roof built on a bad layer is a bad roof with a nice top coat.
What about insurance?
If a storm did the damage, there’s a decent chance your policy helps. If the roof is just old and tired, it usually won’t, since insurance covers sudden damage and not wear. Not sure which one you have? Get it inspected before you file anything. We explain how that works on our storm restoration page.
Paying for it
Not everyone has $12,000 sitting around, and that’s fine. We have financing options, and the payment calculator will show you roughly what a monthly payment looks like before you commit to anything. More on the financing page.
Weather or rotten decking can add time.
Permit? Depends on the city. Ask your roofer, and if they shrug, that tells you something.
Best season? Spring through fall. Winter’s possible, but shingles seal better in the warm.
Is the estimate free? Yes. We look at the roof, tell you what we see, and give you a number. No pressure.
It varies by policy. Some give you a year, some give you less. Check yours and don’t sit on it.
Should I get an inspection if I don’t see any leaks?
Yes. A lot of hail and wind damage doesn’t leak right away. It just quietly shortens the life of the roof.
Can I wait until spring to deal with it?
If there’s real damage, we wouldn’t. Small problems turn into big ones fast once freezing weather shows up.
Want a real number?
Sublime Roofing is locally owned, based at 6256 Seeds Rd in Grove City, and we work across Grove City, Columbus, Hilliard, Bexley, Upper Arlington, Galloway, and Groveport.
Call (614) 918-0018 or request a free estimate..