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Pricing

Roof Replacement Pricing

Most NoVA roofers won't put a price online. We will. Here's what a roof replacement actually costs — by material, lifespan, and what you're getting for the money. Final pricing confirmed after a free in-home inspection.

Why a roof costs what it costs

A roof replacement isn't a single product — it's a system. Tear-off, decking inspection, ice-and-water shield, underlayment, ventilation, flashing, ridge cap, and the visible shingle or panel itself all stack into the final number. The chart below covers the most common materials we install in Northern Virginia. Every range below uses one per-sq-ft rate for a typical 2,000 sq ft NoVA home, with the high end reflecting steeper pitches, dormers, valleys, and chimney work. We confirm everything in writing after a free on-site inspection.
Aerial view of a Nest Exteriors roof replacement

Pricing verified June 12, 2026

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2026 Roof Replacement Cost by Nest System

Asphalt Shingle Systems

CertainTeed Landmark AR

Nest Base Shingle System

CertainTeed Landmark AR

Cost range
$12,520 - $14,398

Typical 2,000 sq ft home

Per unit
$6.26 per sq ft installed
Lifespan
25-30 years
Best for
Best value entry tier — algae-resistant architectural shingle
Included
  • Tear-off and disposal
  • Synthetic underlayment
  • Ice-and-water shield at eaves and valleys
  • Drip edge and step flashing
  • Ridge cap shingles
  • Ridge vent ventilation
CertainTeed Landmark PRO

Nest Preferred Shingle System

CertainTeed Landmark PRO

Cost range
$13,420 - $15,433

Typical 2,000 sq ft home

Per unit
$6.71 per sq ft installed
Lifespan
30+ years
Best for
StreakFighter algae resistance + Max Def colors — most-popular tier
Included
  • Tear-off and disposal
  • Synthetic underlayment
  • Ice-and-water shield at eaves and valleys
  • Drip edge and step flashing
  • Ridge cap shingles
  • Ridge vent ventilation
CertainTeed Belmont

Nest Premium Shingle System

CertainTeed Belmont

Cost range
$19,740 - $22,701

Typical 2,000 sq ft home

Per unit
$9.87 per sq ft installed
Lifespan
30+ years
Best for
Slate-look heavyweight with Class A fire rating
Included
  • Tear-off and disposal
  • Synthetic underlayment
  • Ice-and-water shield at eaves and valleys
  • Drip edge and step flashing
  • Designer ridge cap
  • Ridge vent ventilation
CertainTeed Grand Manor

Nest Deluxe Shingle System

CertainTeed Grand Manor

Cost range
$22,640 - $26,036

Typical 2,000 sq ft home

Per unit
$11.32 per sq ft installed
Lifespan
30+ years
Best for
Triple-layer luxury — hand-crafted slate appearance, top of the line
Included
  • Tear-off and disposal
  • Synthetic underlayment
  • Ice-and-water shield at eaves and valleys
  • Drip edge and step flashing
  • Designer ridge cap
  • Ridge vent ventilation

Permanent Roofing Solutions

Standing Seam Metal

Standing Seam Metal

Cost range
$47,500 - $54,625

Typical 2,000 sq ft home

Per unit
$23.75 per sq ft installed
Lifespan
50+ years
Best for
Maximum longevity, modern aesthetic, energy-reflective
Included
  • Tear-off and disposal
  • High-temp underlayment
  • Custom-bent metal flashing and trim
  • Concealed clip fastening
  • Ridge vent ventilation
DaVinci Synthetic Slate

DaVinci Synthetic Slate

Cost range
$49,420 - $56,833

Typical 2,000 sq ft home

Per unit
$24.71 per sq ft installed
Lifespan
40-50 years
Best for
Slate look without the weight or maintenance
Included
  • Tear-off and disposal
  • Synthetic underlayment + ice-and-water shield
  • Custom flashing
  • Ridge vent ventilation

Premium Natural Roofing

Cedar Shake

Cedar Shake

Cost range
$51,300 - $58,995

Typical 2,000 sq ft home

Per unit
$25.65 per sq ft installed
Lifespan
30-40 years
Best for
Natural beauty for craftsman or colonial homes
Included
  • Tear-off and disposal
  • Breathable underlayment
  • Stainless fasteners
  • Custom flashing
Genuine Slate

Genuine Slate

Cost range
$69,180 - $79,557+

Typical 2,000 sq ft home

Per unit
$34.59 per sq ft installed
Lifespan
75-100 years
Best for
Once-in-a-lifetime roof on a generational home
Included
  • Tear-off and disposal
  • Breathable underlayment
  • Stainless fasteners
  • Custom flashing

Low-Slope Membrane Solutions

Modified Bitumen Membrane

Modified Bitumen Membrane

Cost range
$16,360 - $18,814

Typical 2,000 sq ft roof

Per unit
$8.18 per sq ft installed
Lifespan
15-20 years
Best for
Torch-down or self-adhered membrane for low-slope and flat residential roofs
Included
  • Tear-off and disposal
  • Base and cap membrane layers
  • Flashing at penetrations and parapets
EPDM Membrane

EPDM Membrane

Cost range
$25,000 - $28,750

Typical 2,000 sq ft roof

Per unit
$12.50 per sq ft installed
Lifespan
15-22 years
Best for
Single-ply rubber membrane — a proven, economical flat-roof system
Included
  • Tear-off and disposal
  • EPDM membrane with adhesive or fasteners
  • Flashing at penetrations and parapets
TPO Membrane

TPO Membrane

Cost range
$29,000 - $33,350

Typical 2,000 sq ft roof

Per unit
$14.50 per sq ft installed
Lifespan
15-25 years
Best for
Heat-welded single-ply — an energy-reflective white membrane
Included
  • Tear-off and disposal
  • TPO membrane with heat-welded seams
  • Flashing at penetrations and parapets

* Each range is built from one per-sq-ft rate × a typical 2,000 sq ft NoVA roof. The high end reflects pitch, dormers, valleys, and chimney work. Your exact number comes from the on-site measurement.

Why homeowners trust Nest with their biggest exterior projects

5.0 / 5.0

218+ Google reviews

CertainTeed ShingleMaster Premier

Top 1% of roofers nationally

Licensed & Insured

Class-A VA · BBB Accredited

4,126+

Projects completed in NoVA

What Affects Your Roof Replacement Cost

Roof Size

Per-sq-ft × your actual square footage. Larger roofs need more material and labor, but the per-square rate stays the same.

Material Choice

Asphalt is the most affordable; metal, synthetic slate, and natural slate are premium investments with longer lifespans.

Roof Pitch & Complexity

Steep pitches, multiple valleys, dormers, skylights, and chimney work push you toward the high end of each range.

Tear-Off vs. Overlay

Removing existing layers costs more but is recommended for warranty compliance and decking inspection. Most NoVA jurisdictions require tear-off after two layers.

Underlayment & Ventilation

Synthetic underlayment, ice-and-water shield at eaves and valleys, and proper ridge/soffit ventilation protect your investment and qualify for premium warranties.

Permits & Code

Northern Virginia building codes may require specific underlayments, ventilation ratios, or flashing details. Permits are pulled and inspected on every Nest install.

Make your project more affordable

Nest offers flexible financing through Hearth, with a soft credit check that doesn't impact your score. See if you qualify in minutes — no obligation, no pressure.

Soft credit check — no impact on your credit score to see if you qualify.

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Roof Replacement Pricing FAQs

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