Homeowners in Florence and the Jackson metro ask us the same first question: what does a new roof cost? The honest answer is that it depends on about eight things, and the only way to know your number is to have someone measure your roof and look at what is under it.
What we can do is show you what moves the price, so when quotes come in you know what you are looking at and what questions to ask. Every roof below is a real scenario we run into across Rankin, Hinds, and Madison County.
1. Roof size, measured in squares
Roofers price by the square, which is 100 square feet of roof surface. Your roof area is not your home's floor area. Pitch, overhangs, and porches add surface, so a 1,800-square-foot ranch can carry 22 to 26 squares of roof. A quote should state the square count. If it does not, ask.
2. Pitch and complexity
A low, simple gable roof is fast and safe to work on. A steep roof with multiple ridges, valleys, dormers, and a couple of chimneys takes more labor, more flashing, more waste from cutting shingles, and more safety equipment. Two homes with the same square count can differ meaningfully in price for this reason alone.
3. Material
This is the biggest choice you control:
- 3-tab shingles are the least expensive option and the shortest-lived in our climate. We mostly see them today on repairs where matching an old roof matters.
- Architectural shingles are the standard for new roofs here. They cost more than 3-tab, carry higher wind ratings, and last longer, which usually makes them the better value per year.
- Standing seam metal costs the most up front and lasts the longest. For homeowners planning to stay put, the cost per year of service is often lower than shingles. See our comparison of metal vs. shingles for Mississippi heat.
Within each category there are grades. Impact-rated shingles, algae-resistant granules, and thicker metal panels each add to the material line.
4. Tear-off and disposal
Removing the old roof is labor plus dumpster fees, and it scales with how many layers are up there. Some older homes in Jackson and Pearl have two layers of shingles. Every layer costs more to remove and haul. We tear off down to the deck on nearly every replacement because it is the only way to see the wood.
5. Decking repairs
This is the line item that surprises people. Plywood or OSB decking that has been wet for years goes soft, and it has to be replaced before new shingles go on. Nobody can see it until the tear-off is done, so an honest quote states a per-sheet price for decking replacement and an allowance, instead of pretending it will not be needed. If a quote has no decking line at all, ask what happens when the crew finds rot.
6. What goes under and around the shingles
The shingles are the part you see. The system is what keeps water out:
- Synthetic underlayment across the whole deck
- Ice-and-water barrier in valleys and around penetrations
- New drip edge at the eaves and rakes
- New step flashing and counter flashing at walls and chimneys
- New pipe boots and vent seals
- Ridge cap and starter strips
Cheaper quotes often reuse old flashing and skip the ice-and-water barrier. That is where the savings come from, and it is also where the next leak comes from. Our post on roof flashing explains why we replace it every time.
7. Ventilation and add-ons
A replacement is the right moment to fix attic ventilation, add a ridge vent, or replace worn gutters, because the crew is already there and the drip edge and gutter line get set up together. Those items add to the total but usually cost less bundled than done separately.
8. Access and site conditions
A tight lot, a long carry from the street, delicate landscaping, or a pool near the roofline all slow a crew down and require more protection. It is a small factor on most homes, but it is real.
How to read a roofing quote
A trustworthy quote makes the comparison easy. Look for:
- Itemized lines for tear-off, materials by name, underlayment, flashing, ventilation, decking allowance, and cleanup.
- The square count and the shingle or panel product named specifically, not just "architectural shingles."
- Warranty terms in writing: both the manufacturer's material warranty and the contractor's workmanship warranty.
- A payment schedule tied to progress, not a large payment up front. The Mississippi Attorney General's guidance on contractor scams says the same.
- A license number. Mississippi requires a State Board of Contractors license for residential roofing over $10,000. Ours is #22693, and you can verify any license at msboc.us.
- Proof of insurance so a crew member's injury on your property does not become your problem.
If a storm caused the damage
When wind or hail is the reason for the replacement, your homeowners policy may cover most of the cost minus your deductible. The Mississippi Insurance Department's claims guide points out two things worth knowing before you file. First, some policies carry a separate, higher deductible for wind and hail. Second, whether you are paid on replacement cost or actual cash value changes the check by the amount of depreciation on your old roof. We help with the documentation and meet your adjuster on-site. See our storm damage restoration page and our guide on what to do after a storm.
The only way to get your number
We are not going to put a price in a blog post and then change it when we see your roof. Our inspection is free, the written quote is itemized, and there is no pressure attached to it. If a repair is all you need, that is what we will tell you.
