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On average, a full roof replacement in Chicago runs between $8,000 and $16,000 for asphalt shingles on a 2,000-square-foot home. Your final cost depends on roof pitch, number of layers removed, and material choice. For a typical Chicago bungalow with a 4:12 pitch, expect $9,500 to $12,500 for architectural shingles. We provide free, itemized estimates that break down labor, materials, disposal, and permit fees — no surprises.
We install GAF Timberline HDZ shingles (30-year warranty), CertainTeed Landmark (lifetime warranty), and standing-seam metal panels from Drexel Metals. Asphalt shingles cost $3.50–$5.50 per square foot installed; metal runs $8.50–$14.00. For older Chicago homes with flat roofs, we use modified bitumen or TPO membrane, priced at $6.00–$10.00 per square foot. Each option is tested against Chicago's freeze-thaw cycles and lake-effect snow.
Step 1: We inspect your roof deck, attic ventilation, and flashing. Step 2: We strip all old shingles down to the deck — no layering. Step 3: We replace any rotted plywood (typically $40–$80 per sheet). Step 4: We install ice and water shield along eaves and valleys, required by Chicago code. Step 5: We nail new shingles with 1¼-inch ring-shank nails, six per shingle. Step 6: We flash all penetrations (vents, chimneys, skylights) with galvanized steel. Step 7: We clean up with magnets and a final walkthrough.
A typical residential tear-off and re-roof takes 2 to 4 days. Weather permitting, we start at 7:00 AM and finish by 5:00 PM. For a 30-square house (3,000 square feet), plan on 3 days. Metal roofs add 1–2 days due to custom panel cutting. We always schedule around rain forecasts — Chicago averages 37 inches of precipitation yearly, so we monitor radar closely to keep your home dry.
Chicago building code allows one overlay layer, but we recommend a full tear-off for any roof over 15 years old. Overlaying hides deck rot, reduces shingle lifespan by 5–10 years, and voids most manufacturer warranties. For example, GAF's warranty requires a complete tear-off for their Golden Pledge coverage. We've seen too many Chicago homes with hidden leaks from overlays — we always advise a clean start.
Chicago requires a building permit for any roof replacement involving structural work, deck replacement, or more than 50% of the roof area. A standard permit costs $150–$300 and takes 1–3 business days. We handle all permitting — pulling the permit, scheduling inspections, and passing the final sign-off. Unpermitted work can trigger fines and insurance issues, so we never skip this step.
If hail or wind damaged your roof, we document everything: photos of dents, missing granules, lifted shingles, and interior leaks. We work directly with your insurance adjuster to ensure the claim covers full replacement cost. Chicago's hail season runs April through September, and we've processed over 500 claims in Cook County. We never charge for inspections or estimates — you pay only your deductible.
With proper installation and ventilation, architectural shingles last 25–30 years in Chicago's climate. Three-tab shingles last 15–20 years. Metal roofs can exceed 50 years.
Yes, Chicago requires a building permit for most roof replacements. We pull all permits and schedule inspections — it's included in our service.
Place a bucket under the leak to catch water, then call us at (312) 313-3253. We offer 24/7 emergency tarping and repair to stop damage fast.
Minor repairs like replacing a few shingles run $200–$500. Flashing repairs around chimneys cost $300–$800. Major leak repairs average $800–$1,500.
Yes, but standing-seam metal requires a minimum 3:12 pitch. For flat roofs, we recommend TPO or modified bitumen — both are durable and cost-effective for Chicago's weather.
If damage is from a covered peril like hail or wind, yes. Wear and tear is not covered. We help you file claims and work with your adjuster to maximize coverage.
Call (312) 313-3253 or fill out the form for a free estimate.
Call (312) 313-3253