Pricing guide
Roof replacement cost in Schaumburg: repairs, tear-offs and metal
Real 2026 ranges for the northwest suburbs — repairs, asphalt and metal replacement, flat sections, inspections — and what moves the number. These are typical ranges, not a quote; call for a written estimate on your house.
Roof repair prices
| Repair | Typical Schaumburg price |
|---|---|
| Pipe boot replacement | $300 – $450 |
| Wind-damaged shingles, one slope | $300 – $700 |
| Skylight reflash | $400 – $900 |
| Chimney step and counter flashing | $600 – $1,200 |
| Chimney cricket, added | $500 – $900 |
| Valley rebuild with ice-and-water shield | $800 – $1,500 |
| Ice dam damage: shingles and decking at eave | $500 – $1,500 |
| Ice dam steaming, emergency | $300 – $700 |
| Emergency tarp | $300 – $700 |
| Decking replacement | $90 – $150 per sheet |
| Low-slope membrane patch | $300 – $900 |
A visit with two or three of these is usually $700–$1,500. Every price includes the attic look, the roof walk and the written estimate. The repair page describes each job.
Roof replacement prices
Asphalt replacement in the Schaumburg area runs $450–$800 per square (100 sq ft) installed, including tear-off of one layer, synthetic underlayment, ice-and-water shield at eaves and valleys, new flashing and drip edge, ridge vent, permit and haul-away.
| House | Roof size | Typical total |
|---|---|---|
| 1,200 sq ft Weathersfield ranch | 18 – 20 squares | $9,000 – $14,000 |
| 1,600 sq ft split-level with flat section | 22 – 25 squares + 400 sq ft membrane | $13,000 – $19,000 |
| 2,200 sq ft two-story, hip roof | 28 – 32 squares | $14,000 – $22,000 |
| 3,000 sq ft two-story, steep, dormers | 36 – 42 squares | $20,000 – $30,000 |
Add $1–$2 per square foot for each extra layer removed. Decking is per sheet. Roof replacement cost Schaumburg IL homeowners are quoted by us always shows layers, decking rate and ventilation as separate lines so you can see what is driving the total. The replacement page lists everything that is included, and what a roof replacement costs in 2026 works through three real houses.
Metal, flat and specialty
| System | Price |
|---|---|
| Standing-seam steel | $1,200 – $2,000 per square |
| Exposed-fastener metal panel | $800 – $1,200 per square |
| Class 4 impact-rated architectural shingle | +10–20% over standard architectural |
| EPDM / TPO / modified bitumen, low-slope section | $8 – $14 per sq ft |
| Synthetic slate or shake | $1,000 – $1,800 per square |
Metal roofing Schaumburg-area homeowners choose usually lands at two to three times the shingle price — a $14,000 asphalt roof is $30,000–$42,000 in standing seam. It lasts 40–50 years and sheds snow, which matters on a house with chronic ice dams.
Inspections
Standalone inspection with a written report: $150–$350, credited against work within 12 months. Repair estimates are free. See roof inspection.
What moves the price
- Layers. Two layers to remove instead of one adds $1,500–$3,000 on a typical house, and usually some decking.
- Pitch. Anything over 8:12 needs harness work and staging; add 15–30%.
- Cut-up roofs. Every valley, dormer and chimney is flashing labor. A simple gable ranch is the cheapest roof per square in the suburbs.
- Decking. Plank decking on 1960s houses often needs re-sheeting in spots at $90–$150 per sheet. We estimate a count from the attic; the invoice reflects the actual.
- Ventilation. If the soffits are blocked, opening them and adding baffles is a line item — usually $400–$1,000 — and it is the line that stops the next ice dam.
- The flat section. Membrane on a split-level's low-slope roof is priced per square foot on top of the shingle price.
- Season. Late fall is busy; February is not. Shingles seal fine in cold if the manufacturer's hand-seal procedure is followed, and prices are a little softer.
Reading a Schaumburg roofing quote
Ask every roofer for the same lines: shingle brand and line, underlayment type, feet of ice-and-water shield and where, layers to be removed, decking rate per sheet, ventilation plan, flashing (new or reused), permit, and the state license number on the paper. A quote that is $3,000 under everyone else's is usually missing two of those — most often the ice-and-water coverage and the decking rate, which then shows up as a change order on the day. Any roof estimate Schaumburg-area contractors give you should be free, written, and good for 30 days. If the price is only good until the salesperson leaves the kitchen, that is a sales tactic, not a price.
Services
Roof Repair
Leaks at chimneys, pipe boots, valleys and skylights, wind-lifted shingles and ice dam damage — found from the attic, fixed in a morning, priced in writing.
Roof Repair →Roof Replacement
Full tear-off, decking repair, ice-and-water shield, architectural shingles or standing-seam metal, proper ventilation, permit pulled — one day on most Schaumburg homes.
Roof Replacement →Storm Damage & Insurance Claims
Hail, straight-line wind and ice damage inspected and documented for your adjuster, tarped if needed, and repaired properly. No door-knocking, no deductible games.
Storm Damage & Insurance Claims →Roof Inspection
A walk on the roof and a look in the attic, with photos and a written report that says repair, replace or leave it alone — for buyers, sellers, storms and old roofs.
Roof Inspection →Flat & Low-Slope Roofs
The low-slope section over the garage or family room on a split-level. EPDM rubber, TPO and modified bitumen — repaired or replaced, and flashed properly where it meets the shingles.
Flat & Low-Slope Roofs →Questions we get asked
How much does a new roof cost for a 1,500 sq ft house in Schaumburg?
A 1,500 sq ft ranch usually carries 20–24 squares of roof, so $10,000–$16,000 for architectural asphalt with one layer removed. Two layers, a flat section over the garage or a steep pitch push it toward the top. That is a typical range, not a quote — we walk the roof before we give a number.
Is it cheaper to replace a roof in winter in Schaumburg?
A little, and it is done routinely. Roofers here work through winter on clear days above about 20°F. Shingles do not self-seal below 40°F, so the crew hand-seals them; the manufacturer's warranty is unaffected if the procedure is followed. Prices in January and February run a few percent under October.
Does homeowners insurance cover roof replacement in Illinois?
For sudden damage — hail, wind, a fallen limb, an ice dam that caused interior damage — usually yes, less your deductible, and many Illinois policies now pay actual cash value on older roofs rather than full replacement cost. Age and wear are not covered. We document storm damage for the adjuster at no charge.
Need roof work in Schaumburg?
Call for a free estimate. Mon–Sat 7am–7pm.