Roof Replacement Costs Explained: What Should Your New Roof Really Cost?
Homeowners in Eugene, OR often hear wildly different numbers for roof replacement. A neighbor says $9,000. An online calculator quotes $22,000. A contractor scribbles $14,500 on a business card. The truth is more structured. Roofing costs follow a clear set of drivers: material, roof size and design, tear-off needs, wood repairs, and installation quality. With a little local context, you can predict a realistic range and avoid expensive surprises.
What most Eugene homes actually pay
For a typical single-family home in Eugene with an asphalt shingle roof, full replacement usually falls between $12,000 and $24,000. Smaller ranch homes with simple gables may land closer to $10,000 to $15,000. Larger two-story homes with multiple valleys, dormers, or a steep pitch can reach $20,000 to $35,000, especially with upgraded materials. Quotes below $9,000 for a full tear-off on an average-size home tend to skip necessary items like new underlayment, flashing, ventilation, or rot repairs. That usually costs more later.
What your roof is made of matters most
Material selection sets the baseline for the project. Architectural asphalt shingles remain the most common choice in Eugene due to cost and good performance in our wet season. Expect a range of $5.50 to $9.50 per square foot installed, depending on brand, warranty, and shingle weight. Premium options such as impact-resistant shingles add cost but stand up better to wind and debris under our winter storms.
Metal roofing, often steel or aluminum, offers long service life and clean lines. It typically runs $10.00 to $18.00 per square foot installed. Standing seam panels cost more than metal shingles but provide stronger weather protection and a sleek look many homeowners want in neighborhoods like South Eugene and Ferry Street Bridge.
Cedar shakes appear on older homes and cabins outside town. They present a classic look but need more maintenance and are pricier, often $12.00 to $20.00 per square foot. Tile and slate are less common here and come with structural considerations; most homes in Eugene were not framed for that weight without reinforcement.
Roof size, slope, and shape change everything
Two roofs with the same square footage can vary thousands of dollars in labor. A simple 1,800-square-foot roof with a low to moderate pitch is fast to replace. Add a steep slope, three dormers, two skylights, and complex valleys, and the labor hours rise. Safety setup, staging, and detailed flashing slow the crew down and improve quality, which is worth paying for in our climate.
If your roof is above 6:12 pitch, expect higher labor due to harness work and slower shingle placement. Complex roofs in neighborhoods like the South Hills or near Hendricks Park often run higher for this reason.
Tear-off vs. overlay
An overlay means installing new shingles over one existing layer. It is cheaper upfront but introduces risk. Trapped heat shortens shingle life. Old flashings remain, which is where most leaks start. Hidden rot goes untreated. In Eugene’s wet climate, this is false economy. Most quality replacements include a full tear-off, disposal fees, and new underlayment system. Tear-off adds cost but protects the structure and makes the new roof perform as designed.
Plywood and rot repairs: the hidden variable
Under the old shingles, the crew may find soft sheathing, delaminated plywood, or damaged fascia. In older Eugene homes built with 3/8-inch or 1/2-inch plywood, leaks and ventilation issues can lead to rot around chimneys and eaves. Replacing sheathing sections typically runs $70 to $120 per sheet installed. Budget a contingency of 5% to 10% of the project cost for wood repairs, especially if you have a history of leaks or visible waviness in the roof plane.
Underlayment, flashing, and ventilation drive longevity
A good roof in Lane County starts with the water barrier. Synthetic underlayment resists moisture better than felt. An ice and water shield in valleys, around skylights, and along eaves helps during freeze-thaw cycles and wind-driven rain. Quality flashings at walls, chimneys, and vents stop leaks in the most vulnerable areas. Balanced intake and exhaust ventilation prevents condensation and extends shingle life. These system parts add a modest cost but dramatically reduce future repairs. If a quote looks low, check if these pieces are missing.
Permits, warranties, and insurance requirements in Eugene
Roof replacements in Eugene usually require a building permit. Reputable contractors include permit fees and inspection coordination in the proposal. Manufacturer warranties often depend on proper installation details, including specific nails per shingle, correct underlayment, and certified contractor status. If you need documentation for a refinance or insurance update, make sure your bid includes photos, warranty registration, and a final invoice that lists materials and scope clearly.
Seasonal pricing and scheduling
Roofing schedules in Eugene track the weather. Late spring through early fall is busiest, when crews can work longer days between rain systems. Prices during peak months may be firm, and lead times stretch to two to six weeks. Off-season work can be cost-effective if the contractor stages and protects the roof well. Ask how they handle sudden storms, what their tarp protocol is, and whether materials will be stored dry on-site.
What a strong quote from a local roofing company includes
- Full tear-off and disposal of existing roofing
- Synthetic underlayment, ice and water barrier at critical zones, and new flashings
- Drip edge, pipe boots, chimney flashing, and ventilation upgrades
- Material brand and line, color, and manufacturer warranty terms
- Wood repair unit pricing and a realistic allowance
If any of these are missing, you cannot compare bids apples to apples.
Realistic examples from the Eugene area
A 1,500-square-foot single-story ranch in Bethel with a 4:12 pitch, one layer to remove, architectural shingles, new vents, and minor sheathing work might price around $11,500 to $15,000. A 2,400-square-foot two-story in Ferry Street roofers Bridge with multiple valleys, two skylights, and steep sections using high-wind shingles and full flashing upgrades may run $20,000 to $28,000. A 1,900-square-foot South Hills home switching to standing seam metal with custom flashing around a masonry chimney could range from $26,000 to $36,000 depending on panel type and color.
Where bids go wrong
Homeowners often compare total price only, then learn mid-project that plywood repairs cost much more than expected. Others accept a low number that excludes chimney flashing or ice and water shield. Some quotes skip attic ventilation upgrades, which leads to shingle curling and warranty issues. Ask for line items, and request brand names and installation details. Honest contractors do not mind questions. Good documentation protects you and the installer.
How storm damage and insurance affect cost
If wind or impact damage led to leaks, insurance may cover part of the roof. Insurers pay for like-kind replacement of damaged areas and related components, minus your deductible. They rarely fund upgrades such as metal roofing or designer shingles unless required by code. A local roofing company can document damage with photos, note code-required items like drip edge and ventilation, and communicate with the adjuster. This keeps out-of-pocket costs predictable and avoids short funding that leaves you with patchwork repairs.
Why local experience matters in Eugene
Our roofs endure long wet seasons, moss pressure, and occasional heavy wind. The wrong shingle weight, poor attic airflow, or thin underlayment can cut service life in half. Local crews know which valleys on a South Eugene roof catch the worst runoff and how to flash chimneys that sit near ridges. They know the habits of moss on north-facing slopes under Douglas firs. That knowledge shows up in small choices that keep a roof dry and stable for decades.
Quick homeowner checklist before signing
- Verify CCB license, insurance, and manufacturer certifications
- Review written scope with materials, flashings, and ventilation
- Confirm permit handling and cleanup plan, including magnet sweep
- Ask for wood repair rates and a contingency plan
- Get start date, duration, and weather protection steps in writing
What to expect from Klaus Roofing Systems of Oregon
Klaus Roofing Systems of Oregon builds roofs for Eugene homes with a system approach. The team installs premium underlayments, ice and water barriers at eaves and valleys, and high-quality flashing. They pay close attention to attic ventilation and use clean site practices that protect landscaping and siding. Pricing is transparent, with clear allowances for sheathing replacement and real timelines. Homeowners see daily progress with photos and a tidy job site, even during a wet week.
If you want an exact number for your home, a short on-site visit in Eugene, Springfield, or nearby communities gives a precise scope and price. Quotes include materials by brand and line, so you can compare apples to apples. Most visits take 45 to 60 minutes, with same-day or next-day pricing.
Final thought: pay for the parts you cannot see
Shingles matter, but the hidden layers do the heavy lifting in our climate. Spend your money where leaks start: underlayment, flashing, and ventilation, installed by a crew that treats details as non-negotiable. That is how a roof hits its promised lifespan in Eugene.
Ready for a clear, local price? Request a roof replacement estimate with Klaus Roofing Systems of Oregon. Get a straightforward scope, a fair number, and a roof built for Lane County weather.
Klaus Roofing Systems of Oregon offers roofing services for homeowners in Eugene, Salem, Portland, and nearby areas. Our team handles roof inspections, repairs, and full replacements for asphalt shingles and other roofing systems. We also improve attic efficiency with insulation, air sealing, and ductwork solutions to help reduce energy costs and protect your home from moisture issues. If your roof has leaks, damaged flashing, or missing shingles, we provide reliable service to restore safety and comfort. Contact us today to schedule a free roofing estimate in Eugene or across Western Oregon. Klaus Roofing Systems of Oregon
3922 W 1st Ave Phone: (541) 275-2202 Website: www.klausroofingoforegon.com Map: View on Google Maps
Eugene,
OR
97402,
USA