Quick answer
We do not post prices, because a real roof price depends on your roof. What we can give you is the list of things that move the price up or down and a simple worksheet to compare bids line by line. The goal is to know what each bid includes, so you can compare fairly and avoid surprise charges later.
Why there is no single price
Two houses on the same street can get very different roof prices. One may have one layer of shingles and a simple shape. The other may have two layers, a steep pitch, three valleys and a chimney. Same street, very different job.
That is why we do not post a price list. A number we made up would not help you, and it could mislead you. Instead, this guide shows you what drives the cost so you can read real bids with confidence.
We serve homeowners across the Omaha area, from Elkhorn to Bellevue and over to Council Bluffs.
Size and shape
Size is the base of every bid. Roofers measure roof area in squares. A square is 100 square feet. They also add a bit extra for waste, since shingles get cut at edges and valleys.
Shape adds work. Valleys, hips, dormers and walls that meet the roof all need extra cutting and flashing. A plain roof with two flat faces is the simplest. A roof with many angles takes more time and material.
Ask each roofer for the measured number of squares. If one bid says 28 squares and another says 34, ask why. The difference may explain part of the price gap.
Steep and tall roofs
A steep roof is harder to walk on. Crews need more safety gear, roof brackets and time. A tall house with a high roof has the same issue.
Some bids add a charge for steep or high areas. That is normal, but it should be written down. If one bid has it and another does not, ask the second roofer if they plan to add it later.
| Cost driver | Why it changes the price | What to ask for in writing |
|---|---|---|
| Roof size | More area means more material and labor | Measured size, in squares (100 square feet each) |
| Steepness and height | Steep or tall roofs need more safety gear and time | Any extra charge for steep or high areas |
| Old layers to remove | Each layer adds labor and dumping fees | How many layers, and is removal of all of them included? |
| Wood decking | Rotten boards must be replaced when found | Price per sheet and how they will show you the bad wood |
| Roof shape | Valleys, dormers and hips add cutting and flashing | A list of these features |
| Openings | Chimneys, skylights and pipes need new flashing | Whether flashing is new or reused |
| Product choice | Shingle lines and metal systems vary a lot | Brand and product name |
| Permits and cleanup | Some jobs need permits, and all need cleanup | Who gets the permit and what cleanup includes |
Tearing off the old roof
Most new roofs start with tear-off. The crew strips the old shingles down to the wood. Each old layer adds labor, dumpster space and dumping fees.
Some homes have two layers. Ask how many layers your roof has and whether the bid covers removing all of them. Some bids quietly assume one layer.
Wood decking surprises
The wood under the shingles is called the deck. No one can see all of it until the old roof is off. When a crew finds soft or rotten boards, they replace them.
Good bids handle this up front. They list a price per sheet of wood and say how many sheets, if any, are included. They also promise to show you photos of bad wood before they charge for it.
Ask for that in writing. It keeps a fair surprise from turning into an unfair one.
Layers you cannot see
A roof is more than shingles. Under them is underlayment, a layer that sheds water if any gets past the shingles. At the edges and valleys, many roofs get a sticky ice and water layer that seals around nails.
Metal flashing at walls and chimneys, a drip edge at the roof edge and new pipe boots all add to the cost. Ask whether each one is new or reused. Reusing old flashing can save a little now and cost more later.
For a vented attic, the bid may include new roof vents or changes to how air moves. Some homes have a sealed attic on purpose and should not get added vents. Ask the roofer to explain what kind of attic you have before they change it.
Product choice
Shingle makers sell many product lines at different price points. Some have thicker shingles or higher wind or impact ratings. Metal roofs are a different system with their own costs.
Make sure every bid names the brand and product line. Without names, two bids that both say shingles may not be the same thing at all.
Permits, licenses and paperwork
Who does the work matters to cost, too. In Omaha, the city requires a contractor license for residential roofing work. The license needs a bond and insurance.
Nebraska also requires contractors to register with the state Department of Labor. Iowa has its own state registration for contractors working in places like Council Bluffs. These are basic steps, not proof of quality, but a crew that skips them is a red flag.
Ask who will get any needed permit and whether its fee is in the bid.
How to use the worksheet
Take the chart at the top of this page and turn it into rows on a sheet of paper. Make one column for each bid. Fill in each box with what the bid says.
Empty boxes are the point. They show what a bid left out. Call that roofer and ask. Many low bids get higher once the gaps are filled.
When the boxes are full, compare the totals. Now you are comparing the same job. Our roofing bid checklist goes deeper on what each line should say.
Paying for the job safely
The FTC warns against paying the full amount up front and suggests checking your state's rules on down payments. Do not make the last payment until the job is done and you are happy with it.
Be careful with loans offered on the spot at your door. The FTC describes scams where a contractor rushes a homeowner into a costly home loan. Take your time and read every page.
Ways to keep costs in check
These steps can help, without cutting corners.
- Get two or three written bids for the same scope.
- Ask each roofer to fill in the same line items.
- Fix small leaks early so wood damage does not grow.
- Ask if a repair is enough before agreeing to a new roof.
- Keep your old roof records to share with roofers.
- Ask about timing, since some seasons are busier than others.
Change orders and how to avoid fights
A change order is a written change to the job after you sign. It might add wood, a new vent or extra flashing. Change orders are normal when a crew finds something hidden.
The key is to agree on how they work before the job starts. The bid should say how changes are priced and that you will approve them before the work is done. Ask for photos of anything new that is found.
If a crew asks for a big change with no proof, ask to see it. A fair roofer will show you.
Storm jobs and insurance
After hail or wind, many roofers knock on doors. Some are good, some are not. Take time to check any company before you sign.
Remember that the insurer decides what the claim pays, based on your policy. A roofer can document damage and meet the adjuster, but cannot promise a payout. Be careful with any deal that asks you to sign over your claim or that seems to waive your deductible. Read every page and ask your insurer if you are not sure.
Get the same line items in a storm bid as in any other bid. A claim does not change what a good roof needs.
When a repair costs less
Not every roof needs to be replaced. A roof with one leak around a pipe boot or a few missing shingles after wind may only need a repair.
Ask the roofer to show photos of the whole roof, not just the bad spot. If most of the roof is in good shape, a repair may give you more years for far less money. Our repair or replace guide walks through that choice step by step.
Commercial roofs price differently
If you own a business building, the price drivers change. Flat roofs are priced by the system, the insulation, how the sheet is held down, the drains and the number of units and openings. Access, work hours and keeping tenants safe also matter.
Our commercial pages explain those factors. Ask for a moisture check before you price a new flat roof, since trapped water can change the plan and the cost.
Questions to ask about price
Use these when you talk to each roofer. Write the answers next to their bid.
- What exactly is included in this price?
- What could make the price go up after we start?
- How do you price wood if you find bad boards?
- Is the permit fee included?
- What warranty comes with this price, and from whom?
- When do you expect each payment?
Timing and the season
Roofers are often busiest after big storms and in the warm months. Busy seasons can mean longer waits. Some roofers are easier to schedule at other times of year.
Cold weather can affect how some shingles seal and how crews work. Ask the roofer how they handle cold-weather installs and if the maker has rules about it.
Do not wait on a real leak to chase a better season, though. Water damage inside can cost more than any timing savings.
How our request form works
We serve homes and businesses across the Omaha area. This website is a preview right now. The online form checks your answers, but it does not save or send them yet, so no roofer gets your request from it.
When online requests are turned on, this note will change. Until then, the form is a way to see what we will ask: your town or ZIP, what you see and what kind of help you need. We do not sell your details.
Common questions
Why don't you list prices?
Because a number without your roof's details would be a guess. Prices change with size, layers, wood, product and the time of year. We would rather help you read real bids.
Why do bids for the same roof differ so much?
They often include different things. One may count new flashing and vents; another may not. Put the bids side by side using the worksheet on this page to see the real gap.
What is a square?
Roofers measure in squares. One square covers 100 square feet of roof. A bid should list how many squares your roof has.
Will insurance pay for my new roof?
Only your insurance company decides that. It depends on your policy and the cause of damage. A roofer can document damage, but cannot promise what a claim pays.
How much should I pay up front?
The FTC says not to pay the full amount up front, and some states limit down payments. Never make the last payment until the work is done and you are satisfied.
Related help
Sources we checked
Official and standards pages we used to check facts on this page. Rules can change, so confirm with the source.