What does a new roof cost?
Every "free quote" site dodges the price question. We don't. Here's the honest 2026 range for replacing a roof in Yavapai or Coconino County — typical 2,200 sq ft single-family home, full tear-off + new underlayment, code-current install. No upsell.
Replacement cost by material
Hover any row for the failure pattern that drives most replacements in Northern AZ at our elevation.
Sources: NRCA Roofing Manual 2023, GAF / Owens Corning regional pricing bulletins, and 30+ recent quotes our partner contractors have shared with us. Pricing is for full tear-off + replacement on a typical 5/12-pitch single-story. Two-story, complex hips, or skylight-heavy roofs run 15-25% higher. These are research estimates, not contractor quotes — only a licensed roofer doing an inspection on your specific roof can give you a binding price.
What's actually in the price?
Tear-off & haul
Removing the old roof + dump fees. Tile and metal cost more here because of weight (and more dump trips).
Underlayment + flashing
This is where contractors cut corners on cheap quotes. Synthetic underlayment + ice/water shield + step + drip flashing ≈ $1.50/sq ft.
Material + fastening
The visible part. AZ requires UL-certified high-wind fastener patterns at our elevation — anything cheaper is non-code.
Decking repair
Most quotes assume zero rotted decking. Plan for $40-$80/sheet of OSB if your roof has soft spots — check before you sign.
Permit + inspection
Yavapai + Coconino require a re-roof permit ($150-$400) + a final inspection. Skipping the permit voids most insurance claims later.
Workmanship warranty
5-year minimum from a reputable roofer. Anything shorter is a red flag. Your matched roofers all carry 10-yr.
How to keep the price honest
- Get 3 quotes. The lowest is almost always cutting underlayment, dump runs, or labor warranty.
- Ask the warranty question. Real answer: "10-year workmanship + manufacturer warranty registered in your name." Not "we stand behind our work."
- Confirm the ROC + bond. AZ ROC-licensed only; verify at roc.az.gov. Every contractor we match is verified nightly.
- Avoid pre-paying more than 30%. A reputable roofer takes a deposit at scheduling and the balance at completion.
- Insurance claim? Read our insurance-claims guide — under-scoped claims are the #1 reason homeowners pay 30-55% more out-of-pocket than they should.
Get 3 honest quotes in 90 seconds.
No obligation. No pre-pay. Compare side-by-side. Pick whoever you like — we never take a cut from the roofing job.