Services & pricing

The price table is the pitch

Most roofers make you sit through a kitchen-table presentation to hear a number. Ours are printed below — per square, installed, with tear-off priced separately so you can see exactly where the money goes.

The published price table

Per square (100 sq ft), installed

Every range includes underlayment, ice-and-water shield at eaves and valleys, all-new flashing, continuous ridge venting and disposal. Steeper pitches carry a labor factor — the calculator applies it for you.

Roofing materials with installed price per square, expected lifespan and manufacturer warranty
Material	Installed / square	Expected lifespan	Manufacturer warranty
Architectural asphalt shingle	$465 – $640	22–28 years	30-year limited manufacturer shingle warranty (class 4 impact-rated option available)
Standing-seam metal	$1,050 – $1,425	40–60 years	35-year paint-finish warranty; panels themselves typically outlast the finish
Cedar shake	$1,275 – $1,650	30–40 years with maintenance	20–30-year supplier warranty depending on grade; preservation treatment every 5–7 years is on you
Tear-off (any material)	$125 / sq · $210 / sq (2+ layers)	Disposal included. Rotten or delaminated decking is $85 per sheet of plywood, replaced and photographed. It is the one cost we genuinely can't see until tear-off — so we publish the number instead of hiding it in a change order.

Asphalt — the fine print

Range depends on shingle line, roof complexity and accessibility. Class 4 impact-rated shingles add roughly $40–$60 per square and can earn an insurance discount — ask your carrier first, we'll put it in writing either way.
Standing-seam — the fine print

Concealed-fastener panels formed to length on site. Costs roughly twice asphalt up front; per year of service life it is usually the cheaper roof. Snow retention priced separately where eaves overhang walkways.
Cedar — the fine print

Hand-split, premium-grade shakes over vented battens. Honest caveat: cedar is the highest-maintenance roof we install — if you won't budget for treatment cycles, choose metal or asphalt instead. We'll tell you the same thing in your living room.

The four trades

What's included — line by line

Roof replacement

Average home: $11,100 – $14,500 in asphalt

The same average roof (18 squares, average pitch, one-layer tear-off) in standing-seam metal: $22,300 – $29,400; in cedar shake: $26,600 – $33,700. All three come straight from the per-square table — the calculator applies your own size, pitch and tear-off.

Tear-off to the deck, fix what we find, and build the whole system back — not just the pretty layer. Covered by the 15-year Beacon Watch workmanship warranty.

Included, always

On-roof (or drone) measure and a core sample of the existing roof
Full tear-off — we quote overlays only if you insist, and we'll tell you why we'd rather not
Deck re-nailed to current code; rot replaced at the published $85/sheet
Ice-and-water shield at eaves and valleys, synthetic underlayment everywhere else
All-new flashing and pipe boots — never reused, no exceptions
Open metal valleys and continuous ridge venting
Magnetic nail sweep at rough clean-up and again at final walkthrough
15-year workmanship warranty registered in writing to your address

Roof repair

Most repairs: $450 – $1,800

Leak diagnosis $195, credited to the repair. Emergency tarp / dry-in $350 flat, also credited. 2-year repair warranty.

Chimney flashing, pipe boots, wind-lifted shingles, valley wear. If a repair will honestly buy you years, we repair — we don't upsell a replacement you don't need yet.

Included, always

Moisture-meter leak tracing from the attic, not guesswork from the driveway
Photos of what we found and what we did — before we leave
Matching shingle sourcing (or an honest talk about what 'close' looks like)
Emergency dry-in available; the $350 tarp fee is credited to the repair
2-year written warranty on the repair itself

Siding

Fiber cement: $7.50 – $13.50 / sq ft installed

Insulated vinyl $4.75 – $8.25 / sq ft. Includes tear-off, house wrap and flashing integration.

Fiber-cement and insulated vinyl siding, wrapped and flashed to work with your roofline — because half of all 'roof leaks' we trace end at a sidewall.

Included, always

Tear-off and disposal of the existing cladding
House wrap, seam tape and kick-out flashing where siding meets roof
Window and door trim flashing done to manufacturer spec (it's what keeps the warranty alive)
Factory-finish or site-painted options with written finish warranties

Gutters & downspouts

5" seamless aluminum: $9 – $14 / linear ft

6" oversized $12 – $17 / lin ft; leaf guards $6 – $9 / lin ft. Formed to length in the driveway.

Seamless aluminum, hung to a chalk line with hidden hangers every 24 inches. Sized to the roof that feeds them — a 6" gutter on a big steep roof isn't an upsell, it's arithmetic.

Included, always

Seamless runs formed on site — joints only at corners
Hidden hangers at 24" (16" in snow zones), pitched to drain fully
Downspouts routed away from the foundation, not just to the ground
Optional leaf guards with an honest talk about which trees actually clog gutters

Three Beacon installers in fall-protection harnesses fastening grey synthetic underlayment across a steep shingle roof under an overcast sky — Dry-in day: synthetic underlayment goes down the same morning the tear-off finishes — a roof never sleeps open.

Two warranties, explained

Who actually covers what when a roof leaks

Manufacturer material warranty

20 – 50 years depending on material (see the price table)

Covers: Defects in the shingle, panel or shake itself — fading, cracking, granule loss beyond spec.

Only valid when installation follows manufacturer spec — which is why our installers certify on every product line we carry.

Beacon Watch workmanship warranty

15 years on replacements · 2 years on repairs

Covers: Leaks and failures caused by the installation: flashing, fastening, venting, valleys — the things that actually fail first.

Registered in writing to your address, transferable once if you sell. No 'labor not included' asterisk — if our work leaks, we fix the work and the water damage path.

The industry secret: most "25-year warranty!" pitches are quoting the manufacturer's paper, which excludes the installation — the part that actually fails first. That's why the Beacon Watch workmanship warranty exists in writing.

Free estimate

Price your roof before we ever ring your doorbell

The calculator uses the same per-square table our estimators do. Run your numbers, then book the free on-roof measure — no pressure visit, no 3-hour kitchen-table pitch.

Run the roof calculator Or call (555) 014-8830

State roofing contractor license #ROOF-041877 · $1,000,000 surety bond · 15-year workmanship warranty