Roofing pricing is dominated by three drivers: material category (asphalt vs metal vs membrane), tear-off scope (single layer, double layer, cedar shake), and regional labor rate (DFW vs Northeast vs California vs Mountain West vary by 25 to 45 percent on labor). The benchmarks below are 2026 North Texas baseline with regional adjustment factors. They are intended for sanity-checking bids and calibrating an internal unit-cost catalog — not for use as published quotes.
BuildCrux is AI construction estimating software. The unit-cost catalog inside the pipeline starts from the 2026 baseline below and is then editable per workspace so that each contractor can calibrate to their actual supplier pricing and labor productivity. The benchmarks here are the same numbers the lookup_unit_cost tool returns by default before any contractor-specific overrides.
Residential asphalt — per square
Residential asphalt replacement is the highest-volume roofing scope in the country. Pricing varies materially by shingle tier and roof complexity. The installed $/sq below assumes single-layer tear-off, standard hip-and-valley complexity, 6/12 pitch or less, and synthetic underlayment.
Installed $/sq for residential asphalt replacement. Standard hip-and-valley complexity, single-layer tear-off, North Texas 2026 baseline.
| Shingle tier | Material $/sq | Labor $/sq | Accessories $/sq | Installed $/sq |
|---|---|---|---|---|
| 3-tab (storm replacement only) | $95 to $115 | $165 to $215 | $48 to $72 | $308 to $402 |
| Architectural laminated (default) | $135 to $175 | $185 to $245 | $55 to $85 | $375 to $505 |
| Class 4 impact-rated | $210 to $285 | $195 to $255 | $58 to $88 | $463 to $628 |
| Designer (TruDef / Grand Sequoia) | $235 to $315 | $235 to $295 | $65 to $95 | $535 to $705 |
| Premium designer (slate / cedar look) | $385 to $520 | $295 to $385 | $78 to $115 | $758 to $1,020 |
Residential metal — per square
Metal roofing is increasingly common on custom residential builds and on storm-prone region replacements. Standing seam is the residential premium option; exposed-fastener panel (R-panel) is the budget option, more common on rural and shop applications.
Installed $/sq for residential metal. Mid-pitch (4/12 to 8/12), standard complexity.
| Metal type | Material $/sq | Labor $/sq | Installed $/sq | Warranty class |
|---|---|---|---|---|
| Standing seam 24-gauge painted Kynar | $485 to $785 | $465 to $625 | $950 to $1,410 | 40 to 50 yr paint |
| Standing seam 22-gauge galvalume | $385 to $585 | $435 to $575 | $820 to $1,160 | 30 yr galv |
| Stamped steel (slate/shake/tile look) | $685 to $985 | $525 to $685 | $1,210 to $1,670 | 40 to 50 yr |
| Exposed-fastener R-panel (shop/rural) | $185 to $285 | $285 to $385 | $470 to $670 | 20 to 25 yr |
| Standing seam 22-gauge premium colors | $525 to $725 | $465 to $625 | $990 to $1,350 | 40 yr paint |
Residential tile and slate — per square
Tile and slate are regional premium products: concrete and clay tile common in Southwest and Florida, natural slate concentrated in Northeast historic homes. Both add structural load that should be verified before reroof spec change.
Installed $/sq for tile and slate. Verify roof framing capacity before re-spec from asphalt.
| Material | Material $/sq | Labor $/sq | Installed $/sq | Structural notes |
|---|---|---|---|---|
| Concrete tile | $285 to $485 | $425 to $585 | $710 to $1,070 | ~10 lb/sf load |
| Clay barrel tile | $385 to $785 | $525 to $785 | $910 to $1,570 | ~10 lb/sf load |
| Natural slate (Vermont/Pennsylvania) | $1,485 to $2,485 | $985 to $1,485 | $2,470 to $3,970 | ~10 to 12 lb/sf load |
| Synthetic slate (composite) | $385 to $585 | $385 to $525 | $770 to $1,110 | ~4 lb/sf load (asphalt-compatible) |
Commercial reroof — per sqft
Commercial reroof is priced per sqft, not per square. Membrane category, insulation R-value, and attachment method (mechanically fastened vs adhered vs ballasted) are the primary variables. The benchmarks below assume tear-off to deck, R-25 ISO insulation, mechanically fastened membrane unless noted, and standard perimeter detail.
Installed $/sqft for commercial reroof. Tear-off to deck, R-25 ISO, standard perimeter, 1-story to 3-story buildings.
| Commercial system | Material $/sqft | Labor $/sqft | Installed $/sqft | Warranty class |
|---|---|---|---|---|
| TPO 60 mil mechanically fastened | $4.20 to $5.80 | $2.20 to $3.50 | $8.50 to $14.00 | 20 yr NDL |
| TPO 80 mil mechanically fastened | $4.85 to $6.45 | $2.30 to $3.65 | $9.20 to $14.80 | 25 yr NDL |
| TPO 60 mil fully adhered | $5.20 to $6.85 | $2.85 to $4.25 | $9.85 to $15.50 | 20 yr NDL |
| EPDM 60 mil mechanically fastened | $3.85 to $5.20 | $2.10 to $3.35 | $7.95 to $13.20 | 20 yr NDL |
| EPDM 60 mil fully adhered | $4.45 to $6.10 | $2.65 to $4.10 | $8.85 to $14.20 | 20 yr NDL |
| Modified bitumen 2-ply torch | $5.45 to $7.20 | $3.45 to $4.85 | $11.00 to $18.00 | 20 yr NDL |
| PVC 60 mil mechanically fastened | $5.85 to $7.65 | $2.45 to $3.85 | $9.85 to $16.20 | 20 yr NDL |
| Built-up roof (BUR) 4-ply | $5.20 to $7.85 | $3.85 to $5.25 | $11.20 to $18.20 | 15 to 20 yr |
Tear-off labor + dumpster
Tear-off labor is separate from new-roof install labor on most bids because the productivity rate is different. Dumpster cost varies by region and by tipping fees.
| Existing material | Labor hr/sq | Labor $/sq @ $65/hr | Dumpster yd per 10 sq |
|---|---|---|---|
| Asphalt single layer | 0.8 to 1.0 | $52 to $65 | 4 to 5 |
| Asphalt double layer | 1.6 to 2.0 | $104 to $130 | 7 to 9 |
| Cedar shake | 2.2 to 2.8 | $143 to $182 | 6 to 8 |
| Clay tile (salvage vs disposal) | 2.6 to 3.4 | $169 to $221 | 10 to 14 |
| Concrete tile | 2.4 to 3.0 | $156 to $195 | 12 to 16 |
| Slate (specialty crew) | 3.0 to 3.8 | $195 to $247 | 8 to 10 |
| Modified bitumen 2-ply (commercial) | 0.04 to 0.06 hr/sqft | $2.60 to $3.90/sqft | See commercial dumpster |
| BUR 4-ply asphalt (commercial) | 0.05 to 0.07 hr/sqft | $3.25 to $4.55/sqft | See commercial dumpster |
- Dumpster 20 yd: $425 to $575 in DFW, $525 to $725 in Northeast, $625 to $850 in California, $385 to $525 in Mountain West
- Dumpster 30 yd: 40 to 50 percent premium over 20 yd
- Tipping fees: $42 to $78 per ton at most C&D landfills; cedar shake banned at some facilities (requires specialty disposal)
- Asbestos abatement pre-tear-off (older modified bitumen): $4.20 to $8.50/sqft additional; required by EPA NESHAP on commercial pre-1981 buildings
- Roll-off delivery + pickup labor included in dumpster cost; overage charges $85 to $145 per day past 7 days
Decking allowance pricing
Standard residential bid carries a decking allowance for some number of sheets (typically 4 to 8) included. Sheets over the allowance are billed at unit cost installed. This is the line item most likely to generate a customer surprise — calling it out at bid time and again at NTP reduces friction.
Installed $/sheet for replacement decking. Allowance typically 4 sheets on standard residential bid; verify per AHJ for code requirement.
| Decking type | Material $/sheet | Installed $/sheet | Span rating |
|---|---|---|---|
| 1/2 in CDX plywood | $48 to $65 | $85 to $115 | 24/16 OC |
| 5/8 in CDX plywood | $62 to $82 | $98 to $138 | 40/20 OC |
| 7/16 in OSB (rare on residential reroof) | $32 to $42 | $72 to $98 | 24/16 OC |
| 1x6 lumber decking (historic homes) | $148 to $215 | $245 to $385 | Verify per board |
Calibrate these benchmarks to your suppliers in 5 minutes
BuildCrux unit-cost catalog is editable per workspace. Override defaults with your actual material + labor rates.
Get StartedDetail work + accessories
Detail-work line items are where bids diverge between contractors. Itemized detail wins customer trust and reduces supplement risk on insurance work.
| Item | Residential unit cost | Commercial unit cost |
|---|---|---|
| Pipe boot replacement | $45 to $85 ea | N/A |
| Ridge vent (12 ft) | $185 to $245 ea | $235 to $295 ea |
| Power attic vent (electric) | $385 to $585 ea | N/A |
| Step flashing (wall transition) | $8 to $14/lf | $11 to $18/lf |
| Counter-flashing reglet + sealant | N/A | $22 to $32/lf |
| Skylight replacement (24x48) | $685 to $1,485 ea | N/A |
| Skylight flashing kit (reuse) | $185 to $285 ea | N/A |
| TPO drain detail (3 in / 4 in) | N/A | $385 to $585 ea |
| Equipment curb flashing (RTU base) | N/A | $485 to $785 ea |
| Perimeter edge metal (commercial) | N/A | $14 to $22/lf |
| Drip edge (residential) | $1.85 to $2.45/lf | N/A |
| Ice and water shield extension | $1.85 to $2.85/lf | N/A |
| Chimney flashing (counter + step + cap) | $385 to $685 ea | N/A |
Regional adjustment factors
The benchmarks above are North Texas 2026 baseline. Apply the regional factor to labor and to material. Material variation is smaller (national supply chains) than labor (local market rate).
Multiply baseline labor/material costs by these factors for regional adjustment.
| Region | Labor factor | Material factor | Notes |
|---|---|---|---|
| DFW / Houston / San Antonio | 1.00 (baseline) | 1.00 (baseline) | Default workspace |
| Phoenix / Las Vegas / Tucson | 0.95 | 1.02 | Slightly lower labor, tile-heavy market |
| Denver / Salt Lake City / Boise | 1.08 | 1.04 | Mountain West labor premium |
| Atlanta / Charlotte / Nashville | 0.95 | 1.00 | Lower labor; storm market |
| Orlando / Tampa / Miami | 1.05 | 1.06 | Hurricane code premium on materials |
| Boston / NYC / Philadelphia | 1.42 | 1.12 | Northeast labor + slate market |
| DC / Baltimore / Richmond | 1.22 | 1.08 | Mid-Atlantic premium |
| Chicago / Detroit / Cleveland | 1.18 | 1.05 | Midwest premium; ice and water shield required |
| LA / SF Bay / Sacramento | 1.55 | 1.18 | CA labor + Title 24 + WUI fire code premium |
| Seattle / Portland / Eugene | 1.32 | 1.08 | Pacific NW labor + moisture detail premium |
Markup structure benchmarks
Markup structure for roofing varies by residential vs commercial vs insurance work. The realized margin (after supplement reconciliation, decking overrun, and weather delays) typically lands 3 to 5 points below the bid margin.
Bid margin vs realized margin. Decking allowance overruns, weather delays, and supplement disputes account for most of the spread.
| Markup layer | Residential cash | Residential insurance | Commercial reroof |
|---|---|---|---|
| Direct cost baseline | 100% | 100% (Xactimate) | 100% |
| General conditions | 4 to 6% | Included in Xactimate | 5 to 8% |
| Overhead allocation | 12 to 16% | 20% Xactimate O&P | 14 to 18% |
| Contingency | 3 to 6% | N/A (supplement instead) | 5 to 10% |
| Profit | 10 to 15% | 10% Xactimate O&P | 10 to 14% |
| Bid margin | 14 to 22% | 10 to 20% (Xactimate O&P) | 12 to 18% |
| Typical realized margin | 11 to 17% | 6 to 14% | 10 to 14% |
Frequently asked questions
Why is commercial reroof $/sqft so much lower than residential $/sq divided by 100?+
Commercial reroof has much higher productivity per labor hour (wide rolls, mechanically fastened, simpler perimeter on most buildings) and material consolidates on large continuous areas. A 38-square residential roof at $475/sq installed equals $4.75/sqft installed; a 12,400 sqft commercial TPO reroof at $11/sqft is materially more complex per sqft when you account for parapets, drains, and equipment curbs, but the productivity math still favors commercial $/sqft.
How much higher is commercial TPO in 2026 vs 2024?+
About 8 to 14 percent on installed cost. Material is up 6 to 10 percent (TPO membrane and ISO insulation both); labor is up 4 to 8 percent. Equipment freight is up 12 to 18 percent on RTU work. Long-lead items (TPO 80-mil specialty membrane, custom-color membrane) have widened from 6 to 12 weeks in 2024 to 8 to 16 weeks in 2026.
What labor rate do I use to back into my own benchmarks?+
The benchmarks above assume $65/hr fully loaded for residential roofing labor in North Texas. Adjust to your market: California $95 to $135/hr, Northeast $85 to $115/hr, Pacific NW $78 to $105/hr, Mountain West $72 to $88/hr, Southeast $58 to $72/hr. Fully loaded means base wage plus payroll tax plus workers comp plus health benefits plus PTO.
How do I price storm-damage residential bids against Xactimate?+
You do not bid against Xactimate; you receive the carrier estimate and your job is to validate scope, identify missing line items, and submit supplements. Pricing inside Xactimate is determined by carrier-published unit costs for your region (Xactimate price list). Your margin comes from O&P (overhead and profit) which is 10 percent each on most policies, supplements for code-upgrade items, and discipline on labor productivity.
Should I list residential prices on my website?+
Range yes, point estimates no. "Asphalt replacement typically $4,200 to $8,800 on a 24 to 32 square home" is appropriate for lead qualification. "Asphalt replacement starting at $4,200" sets up disputes when the actual bid is $6,200 because of decking, complexity, or upgrade material. Range pricing on the website pre-qualifies leads at the right size.
How accurate are these benchmarks vs my actual bids?+
The benchmarks reflect bid range for moderately complex residential and standard commercial scope. Your specific bid will differ based on local supplier pricing (10 to 15 percent variance is normal), labor productivity (your crew may run 12 to 22 percent faster or slower than the baseline), and project-specific complexity. Calibrate by tracking your last 6 to 10 closed jobs against these benchmarks and adjusting the catalog.
The bottom line
Roofing benchmarks calibrate to material category, tear-off scope, and regional labor. The 2026 North Texas baseline above is editable per workspace inside BuildCrux so you can override defaults with your supplier and labor rates. The methodology is honest about realized margin: cash residential lands 11 to 17 percent, insurance work 6 to 14 percent, commercial reroof 10 to 14 percent. Anyone quoting 25-plus percent realized margin on roofing is either omitting supplement risk or overstating.
See the full 8-step roofing estimating methodology
See a real $148K commercial TPO reroof bid line-by-line
See 2026 commercial TI cost benchmarks by vertical
