Honest Pricing
How Much Does a New Roof Cost in Utah?
You deserve real numbers before anyone shows up at your door.
Most homeowners worry they will get a vague quote, a high-pressure pitch, or a surprise bill after the work is done. We publish our pricing because you should know what a roof costs before you ever pick up the phone.
Schedule Free InspectionGAF Master Elite Certified | Founded 2003 | Free Inspections | Two Utah Locations
The Honest Number: $8,500 to $18,000
Most Northern Utah roof replacements on a typical 2,000–3,000 sq ft home fall between $8,500 and $18,000 depending on the shingle, warranty tier, and roof complexity. That range covers a full tear-off, new GAF shingles, underlayment, flashing, ventilation, cleanup, and our lifetime workmanship warranty.
If someone quotes you $5,000–$6,000 for a full replacement, ask what they are leaving out. If someone quotes you $25,000+ on a standard home, ask what they are adding in. A fair price for quality work in this market sits in the range above.
Want a ballpark right now? Get a satellite-based instant estimate — no contact info required.
What Drives Your Price Up or Down?
No two roofs cost the same. Here are the four factors that move the number most.
Roof size and pitch
A 2,000 sq ft roof costs less than a 3,500 sq ft roof. Steeper pitches (8/12+) require more safety equipment and slow the crew down, adding 10–20% to labor.
Material and warranty tier
A basic 3-tab shingle costs roughly half of a GAF Timberline UHDZ with Golden Pledge warranty. The shingle you choose is the single biggest swing in price.
Layers and deck condition
One tear-off layer is standard. Two layers cost more to remove. If we find rotten decking underneath, replacement runs $80–$120 per sheet installed.
Complexity — valleys, dormers, skylights
Every cut, angle, and penetration adds flashing and labor. A simple ranch roof with one valley is significantly cheaper than a two-story home with six dormers and two skylights.
Three Warranty Tiers — You Pick What Fits
Every tier uses GAF shingles installed by our own crews. The difference is the shingle line and how much GAF stands behind the workmanship.
Good
Builder Grade
$8,500 – $12,000
Typical 2,000–3,000 sq ft home
Shingle
GAF Timberline HDZ
Warranty
System Plus — limited lifetime shingle, no GAF workmanship coverage
- ✓ Full tear-off and haul-away
- ✓ Synthetic underlayment
- ✓ New flashing at all penetrations
- ✓ Standard ridge vent
- ✓ Homer lifetime workmanship warranty
Best fit: Budget-conscious homeowners, rental properties, or homes you plan to sell soon.
Better
Mid Grade
$12,000 – $15,000
Typical 2,000–3,000 sq ft home
Shingle
GAF Timberline HDZ
Warranty
Silver Pledge — limited lifetime shingle + 10-year GAF workmanship
- ✓ Everything in Good, plus:
- ✓ GAF Tiger Paw synthetic underlayment
- ✓ GAF Starter Strip Plus at eaves and rakes
- ✓ GAF Seal-A-Ridge or TimberTex ridge caps
- ✓ WindProven — no max wind speed limitation
Best fit: Most homeowners. Best balance of protection, warranty, and value.
Best
Premium
$15,000 – $18,000+
Typical 2,000–3,000 sq ft home
Shingle
GAF Timberline UHDZ
Warranty
Golden Pledge — limited lifetime shingle + 25-year GAF workmanship (40-year on UHDZ)
- ✓ Everything in Better, plus:
- ✓ GAF Timberline UHDZ ultra-dimensional shingles
- ✓ GAF WeatherBlocker or Tiger Paw full-deck underlayment
- ✓ Enhanced attic ventilation assessment
- ✓ GAF Golden Pledge — strongest warranty available
Best fit: Homeowners who want the best materials and strongest warranty available. Long-term homes.
All prices assume a standard residential roof with one existing layer and no structural damage. Your written estimate will list every line item so you know exactly what you are paying for.
What Is Always Included — No Hidden Fees
Every Homer Roofing replacement includes the following regardless of which tier you choose. You should never have to wonder what is and is not covered.
- ✓ Free roof inspection and honest assessment
- ✓ Written estimate with itemized line items — no lump-sum mystery numbers
- ✓ Full tear-off down to the deck (no layovers)
- ✓ Disposal and haul-away of all old materials
- ✓ New flashing at all pipe boots, vents, and wall tie-ins
- ✓ Ridge vent for proper attic ventilation
- ✓ Complete cleanup with magnetic nail sweep
- ✓ Homer Roofing lifetime workmanship warranty
- ✓ Final walk-through with your project manager
Who We Are NOT a Good Fit For
If your only criteria is the lowest possible price, we are probably not your contractor. We do not layer over existing shingles, we do not use subcontracted labor, and we do not cut corners on flashing or ventilation to hit a lower number. If you want a certified crew, an itemized estimate, a manufacturer-registered warranty, and a company that will answer the phone five years from now — that is what we do.
Pricing Questions We Hear Every Day
Why are your prices higher than the $6,000 bid I got?
A $6,000 bid on a full roof replacement is a red flag. It usually means the contractor is cutting corners: layering over old shingles instead of tearing off, skipping ice and water shield, using mismatched or discontinued materials, or not carrying proper insurance. Our price includes a full tear-off, GAF-certified materials, manufacturer-registered warranty, and a crew that works for us — not subcontracted day labor. We are not the cheapest, and we will never try to be.
Can I get an exact price without a home visit?
You can get a satellite-based instant estimate on our website that is accurate to within 10–15% for most roofs. For an exact price, we need to see the roof in person. Satellite imagery cannot show deck condition, proper ventilation, flashing details, or the number of layers currently installed. The in-person inspection is free and takes about 30 minutes.
Do you offer financing?
Yes. We offer financing through multiple lending partners with terms ranging from 12 to 144 months. Many homeowners qualify for payments under $150/month. You can check rates and pre-qualify on our financing page without affecting your credit score.
What is not included in these prices?
These ranges assume a standard residential roof with one existing layer and no structural issues. Items that can add cost: extra tear-off layers ($1,000–$2,500), rotten decking replacement ($80–$120 per sheet), skylight replacements, chimney reflashing on masonry chimneys, and gutter replacement. We identify all of these during the free inspection so your written estimate has no surprises.
How do your prices compare to other Utah roofers?
We are typically in the middle-to-upper range for Northern Utah. We are not a budget contractor and we are not a premium luxury brand. Our pricing reflects certified GAF materials, W-2 employees (not subcontractors), manufacturer-registered warranties, and 20+ years of standing behind our work. Homeowners who compare our itemized estimate against competitors consistently tell us our pricing is transparent and fair.
More questions? See our full FAQ page or visit the Learning Center.
Ready to see what your roof will cost?
Free inspection. Itemized estimate. No pressure, no obligation.
Or call us: (435) 787-0910