A full roof replacement in the Chanhassen area typically costs between $9,000 and $22,000 for an average-sized home. That's a wide range, and it's wide for good reasons. Here's what moves a roof from one end of it to the other.
Roofs are priced by the square
Roofers price by the "square," which is 100 square feet of roof surface. The number of squares is the single biggest driver of cost. A ranch with a simple gable roof and a two-story with dormers can have the same footprint on the ground and very different roof areas.
Pitch matters as much as size
A steep roof takes longer to work safely, needs more fall protection, and slows down every step of tear-off and installation. Two roofs with the same number of squares can be priced differently just because one is steeper.
Material tier
A basic three-tab shingle, an architectural shingle, a Class 4 impact-resistant shingle and standing seam metal all carry different material and labor costs. Most homes in our area get architectural shingles, and impact-resistant shingles are worth a conversation if hail is a concern.
Decking: the part nobody can see yet
Nobody knows exactly what's under the old shingles until they come off. Soft or delaminated plywood has to be replaced before a new roof goes on. An honest quote includes a plan for that: how decking is priced if it's needed, and a promise that you'll hear about it before it's done.
How to compare roofing bids
The lowest of three bids almost always leaves something out. Ask each contractor to walk you through these line by line:
- Full tear-off or a layover
- Decking inspection and how replacement decking is priced
- Ice and water shield coverage (every eave and valley)
- Underlayment type
- Shingle product and manufacturer
- New flashing and pipe boots, or reused
- Ventilation plan
- Workmanship warranty
We walk the full roof and inspect the decking edges before writing a number, and every proposal breaks out material, decking allowance and ventilation as separate lines.
Get a range in a minute
If you want a ballpark before anyone comes out, our instant roof estimate measures your roof from satellite imagery and gives you a price range in about a minute. When you're ready for an exact number, book a free inspection.
Frequently asked questions
Is a lower roofing bid always a red flag?
Not always, but ask what's excluded. A lower bid often means a lighter shingle, no allowance for decking, or skipped ventilation work, and any of those can cost more later.
Does roof pitch really change the price that much?
Yes. A steep pitch slows tear-off and installation and needs extra safety equipment, which adds labor on top of material.
Can I get an accurate price without an inspection?
A range, yes. An exact price needs someone on the roof, because decking condition is invisible until the old shingles come off.
Written by Joey BrueOwner of Joey Roofing and Siding, the family roofing company in Chanhassen since 1983.