A new roof is the biggest check most people write on the outside of their house, and it's the job with the most room to hide things. Call (201) 676-3099 or book a free estimate.
A new roof is the biggest check most people write on the outside of their house, and it's the job with the most room to hide things. Here's what roof replacement costs across New Jersey in 2026 by house type, what's inside a fair number, and the eight things that move your price.
2026 New Jersey price brackets
Roofers price by the "square" — 100 square feet. In New Jersey in 2026, architectural shingles installed by a licensed, insured crew run roughly $450 to $750 a square, including tear-off, underlayment, flashing and disposal. A 2,200 sq ft roof is 22 squares plus waste. That's how the brackets above are built.
| Roof | Typical fixed-price range |
|---|---|
| Ranch or cape, about 1,500–1,900 sq ft of roof, architectural shingles | $9.5K – $14K |
| Two-story colonial, about 2,000–2,600 sq ft of roof | $12K – $22K |
| Large or steep house, 3,000+ sq ft, valleys, dormers, more than one chimney | $22K – $32K+ |
| Standing-seam metal, typical house | $30K – $45K+ |
| Flat or low-slope section (EPDM or TPO) over an addition or porch | $4K – $12K |
| Add: tear off a second layer | +$1K – $3K |
| Add: replace rotten decking | +$100 – $160 per sheet |
| Add: chimney flashing and cricket | +$800 – $3K |
| Add: skylight replaced while the roof is open | +$1.5K – $3.5K each |
| Add: gutters and downspouts at the same time | +$1.8K – $4.5K |
What a fair roof price includes
- Tear-off to bare wood, every layer, and the dumpster to haul it
- Ice-and-water membrane at the eaves, in the valleys and around every pipe, chimney and skylight — required in our climate, skipped by cheap crews
- Synthetic underlayment over the rest of the deck, drip edge on every edge, starter strip at the eaves and rakes
- The shingle named by brand and line, not "30-year architectural"
- New step flashing at every wall, new counter flashing at the chimney, new boots on every pipe
- Ridge vent and the cap shingles that cover it
- A decking allowance priced by the sheet, so replacement plywood isn't a surprise
- Magnet sweep of the lawn, beds and driveway; gutters cleared
- The workmanship guarantee and the manufacturer's warranty in writing, and the permit if your town requires one
The 8 things that move the price
More squares, more money. A cape with a big attic dormer has more roof than its footprint suggests. We measure from the ground and the ridge, not from a satellite photo.
A walkable 6/12 roof on a ranch goes fast. A 12/12 on a three-story colonial in Montclair needs roof jacks, harnesses and a slower crew. Steep and tall adds 15–30% to the labor.
New Jersey's code allows two layers of shingles and no more. If your roof already has two, everything comes off. Even one extra layer means more disposal weight and more labor.
Most houses need a few sheets replaced around the chimney and the eaves. Pre-1960 houses often have plank decking with gaps too wide for modern shingles, and the whole roof gets re-sheathed. We check from the attic before we quote.
Every valley, dormer, chimney, skylight and vent is a place the roof has to be cut, flashed and sealed. A plain gable roof and one with four dormers can be the same square footage and $5K apart.
Three-tab is the cheapest and lasts 15–20 years; we rarely recommend it. Architectural is the right answer for most New Jersey houses at 25–30 years. Designer lines cost 20–40% more and mostly buy looks and a longer warranty.
No soffit intake and no ridge vent means a hot attic in July, ice dams in January, and a new roof that won't last. Adding a ridge vent and soffit vents runs $600 – $1,800 and is worth every dollar.
If the gutters are pulling off the fascia or older than the roof, replace them while the crew and ladders are there. Rotten fascia gets swapped before the new drip edge goes on.
Why three roof quotes come back $8K apart
The low number almost always leaves something out. A layover instead of a tear-off. No ice-and-water membrane. "Decking replaced as needed" with no price per sheet — a $4,000 surprise on day one. Reused flashing. No dumpster line, no workmanship warranty on paper. Then the extras show up while the roof is open and you have no choice.
Our quote is itemized and fixed. Every layer named, decking by the sheet with a photo if we find more, and the number can't change without your signature on a written change order — the Price-Lock Guarantee, printed in your contract. No franchise fees, no commissioned salesmen and no rented subcontractors is how we land typically 15–30% under national-brand quotes for the same or better spec. Bring us any written quote and we'll match the scope line by line.
Repair or replace?
Repair if the roof is under about 15 years old and the problem is in one place — a vent boot, a section of flashing, a few lifted shingles. Replace if the shingles are curling across whole slopes, there's more than one leak, or the roof is past 20. Our guide to the 9 signs you need a new roof walks through it; a free inspection settles it with photos.
Timing: when to replace a roof in New Jersey
Most single-family roofs take one day; big, steep or rotten ones take two or three. Spring and fall are the busy seasons and the easiest weather. Summer works — the crew starts earlier. Winter works as long as it's above about 40°F for the shingles to seal, and we hand-seal when it isn't. What we never do is leave a stripped roof open overnight. Every roof is dried-in with membrane and underlayment before the crew leaves, every night.
And don't wait for the ceiling stain. A roof replaced on your schedule in October costs less than one replaced in a January emergency with wet insulation and a drywall bill attached.
Questions people ask next
Do I need a permit for a new roof in NJ?
A straight re-roof on a one- or two-family home is usually ordinary maintenance under New Jersey's code, so no permit. Replacing rafters or changing the roof line does need one, and some towns want a permit for a dumpster on the street. We check your town and pull whatever's required.
Can I save money with a layover instead of a tear-off?
You'll save about $1,000 to $3,000 today and pay for it later. A second layer hides rotten decking, traps heat, shortens the life of the new shingles, and can void the warranty. At the next replacement you pay to strip both layers. We tear off to the wood, every time.
How long does a new roof last in New Jersey?
Architectural asphalt, 25 to 30 years with proper attic ventilation. Three-tab, 15 to 20. Standing-seam metal, 50 or more. Freeze-thaw winters and July sun are hard on shingles here, so a roof that skips the ventilation lands on the low end of those numbers.
Will my homeowners insurance pay for a new roof?
Usually only for sudden storm damage — wind that tore off shingles, a limb through the decking. A roof that wore out is on you. If a storm did it, we photograph the damage before we touch anything and write an itemized scope your adjuster can read. We won't pad it, and we can't promise what your policy pays.
Need roof replacement near you?
If you searched “roof replacement near me” anywhere in New Jersey, that's us. First Call Contracting is based in Paramus and sends its own licensed crew to all 21 counties — written price before work starts, no deposit, a real person on the phone 24/7.
Want the number for your roof — not a national average?
Free inspection from the ground, the ridge and the attic. Itemized price on the spot that can't change without your signature.
Or call Alex direct: (201) 676-3099