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Honest pricing

What a Middle TN roof actually costs.

Three tiers, real ranges, and the per-service rates for everything in between. Why we don't quote sight-unseen — and what's not included in the range so you don't get blindsided at the estimate.

Roof replacement tiers

Three real ranges. Honest numbers.

Per a typical 2,000–2,500 sq ft single-family Middle TN home with a walkable pitch, one existing layer to tear off, and no major deck repair. Larger homes, steeper pitches, or significant deck repair push above the range — and we always show those as line items, never surprises.

Most common

Architectural Asphalt

$11,000 – $18,000

Per typical 2,000–2,500 sq ft Middle TN home

Our default install for 90% of Middle TN homes. GAF Timberline HDZ or Owens Corning Duration architectural shingles. 30–50 year life. The right answer if you're not in a hail belt and you plan to own the home 15+ years.

Includes

  • GAF Timberline HDZ or OC Duration architectural shingle
  • Six-nail high-wind installation pattern
  • Full I&W shield in all valleys + at eaves
  • Synthetic underlayment over the entire deck
  • Cobra ridge vent (corrects most attic ventilation issues)
  • Lifetime workmanship warranty + transferable manufacturer warranty

Not included (line-item)

  • Decking repair (line-item, pre-quoted by the linear foot)
  • Custom-color shingles outside the standard line
  • Removal of more than one existing roof layer (rare on Middle TN homes)
Get an estimate for Architectural Asphalt →
Hail belt

Class 4 Impact-Resistant

$14,000 – $22,000

Per typical 2,000–2,500 sq ft Middle TN home

Same architectural look, hail-rated shingle (UL 2218 Class 4). Required if you live in Rutherford or Williamson County's hail track and want the insurance premium discount. Typically 10–28% off your homeowner's premium — pays back the upgrade in 5–8 years.

Includes

  • GAF Timberline AS II or OC Duration Storm (Class 4 IR)
  • Six-nail high-wind installation pattern
  • Full I&W shield in all valleys + at eaves
  • Synthetic underlayment over the entire deck
  • Cobra ridge vent
  • Lifetime workmanship + 50-year manufacturer warranty
  • IR-class certificate pre-filed with your insurance carrier

Not included (line-item)

  • Decking repair (line-item)
  • Some custom HOA color requests outside the IR line
Get an estimate for Class 4 Impact-Resistant →
Long-haul

Standing-Seam Metal

$24,000 – $38,000

Per typical 2,000–2,500 sq ft Middle TN home

24-gauge Galvalume standing-seam, concealed fasteners, 40+ year life. Right answer for modern farmhouses, cabins, and homes you'll own for 25+ years. Basically immune to hail and wind. The upfront cost is 2–3x architectural, but the lifetime cost-per-year is competitive.

Includes

  • 24-gauge Galvalume standing-seam panels, custom-cut run-to-length
  • Concealed-clip fastening (no exposed screws)
  • Snap-lock 1.5" seams (no field crimping)
  • Full I&W shield in valleys, at eaves, and at penetrations
  • Custom-bent ridge cap, hip cap, and rake trim
  • Lifetime workmanship + 40-year leak warranty + 50-year panel warranty

Not included (line-item)

  • Decking repair (line-item)
  • Stamped/textured panels (custom order, longer lead time)
  • Standing-seam over the porch only — we charge a separate transition setup if you mix metal and asphalt
Get an estimate for Standing-Seam Metal →

Why we don't quote sight-unseen

Three companies. Same shingle. Three different scopes.

The deck condition, the flashings at every penetration, the ventilation, the pitch, and the access to the attic all change the line items on a replacement. Anyone who quotes you a number over the phone is either guessing or building in margin for the guess. We won't do either. The 21-point inspection is free, takes 45 minutes, and you walk away with a written PDF — even if you go with someone else.

(615) 555-0167

Per-service rates.

Everything between the free inspection and the full replacement — with real numbers on the page. Inspections are free; small repairs start at $185; gutter and flashing work priced by scope.

21-point roof inspection

Free

Drone photos, written PDF report, marked damage map. No obligation. We do ~100/month.

Storm tarp + dry-in (emergency)

Free for storm-belt homeowners

Within 24 hours of a covered storm event. We bill insurance, not you, when we earn the replacement scope.

Gutter cleanout

From $185

Single-story home with standard gutters. Two-story or extra-long runs add $40–$80.

Single-shingle replacement

From $185

Matched shingle, sealed in. Small enough job that we don't even open a work order — we just send a crew with the truck.

Flashing repair (chimney, skylight)

From $385

Includes inspection, removal of failing flashing, fabrication of new step or counter-flashing, sealing. Most chimney leaks are flashing, not the chimney itself.

Roof repair — small area

From $385

Up to ~2 sq of replacement work (4×8 ft area or smaller). Larger repairs quoted by the square.

Roof repair — medium area

From $850

2–6 sq, including underlayment and any necessary deck repair. We always inspect adjacent decking before re-shingling.

Gutter installation (seamless aluminum)

From $9 per linear foot

5" K-style; 6" K-style adds ~$2/lf. Color-matched on the truck. Leaf-guard adds $7–$11/lf.

Insurance claim assistance

Included with replacement

We file the claim, document the damage, meet the adjuster on site, negotiate to full scope. No charge separate from the work.

How homeowners pay.

Four real paths — insurance, promotional 0% financing, fixed-rate installments, and Tennessee PACE. We work through all four on every estimate. We don't earn referral fees that affect what we recommend.

Insurance-paid (storm damage)

Pay only your deductible

If your roof is damaged by a covered storm event (hail, wind, falling debris), your homeowner's insurance pays for the replacement minus your deductible. We file, document, meet the adjuster, and negotiate full scope. In 21 years we have never had a denied storm-damage claim we couldn't successfully appeal.

GoodLeap promotional financing

0% APR for 18 months on approved credit

Most replacements paid off inside the 18-month promotional window cost the homeowner the same out-of-pocket as paying cash. Soft credit pull (no impact to your score) to check eligibility. We process the application on the kitchen table during the estimate visit.

GoodLeap fixed-rate plans

5–10 year fixed-rate plans, 7.99–11.99% APR

If you can't pay off inside the promotional window, fixed-rate plans up to 120 months. Rates depend on credit profile but are typically lower than putting the replacement on a credit card.

PACE financing (Tennessee Property-Assessed Clean Energy)

Attached to property tax bill, transferable to next owner

Tennessee's PACE program lets you finance impact-resistant or solar-ready roof upgrades through your property tax assessment. Term up to 25 years, fixed-rate, and the obligation transfers with the home when you sell — making it especially attractive on long-haul Class 4 IR or metal installs.

Common questions

Pricing questions.

Why don't you quote prices over the phone?
Because we can't see your roof. Three companies will quote you the same shingle and arrive at three different scopes because the deck condition, ventilation, flashings, and pitch all change the line items. We can give you the ranges on this page over the phone — but the actual number requires a 21-point inspection. Free, no obligation, written PDF report. About one in three free inspections we do ends with us recommending no work.
What's the most common surprise on a replacement?
Decking repair. On homes 25+ years old with plank decking or OSB, 30–80 sq ft of soft or rotten deck is typical. We always pre-quote decking repair by the linear foot during the estimate — so if we find more, you pay only the same per-foot rate we already quoted. No mid-install upsells.
What's not included in the per-tier price ranges?
Decking repair, chimney re-flashing if the chimney has significant masonry issues, skylight replacement (we recommend it during a roof replacement but it's a separate line), and removal of more than one existing roof layer. Each is a line item on the estimate — never a surprise add.
How do I know your prices are fair without getting three quotes?
Always get three quotes — it's good due diligence. The cheapest is rarely the right answer (storm chasers price-cut to win the job and disappear before the warranty matters). The most expensive isn't either. Look for: written line-item scope (not 'as-needed' billing), manufacturer Master Installer credentials (only ~3% of contractors hold GAF Master Elite), local references, and a transferable workmanship warranty. We hit all four.

Storm damage? Call us first.

Free 21-point inspection. Written PDF.

No phone-quotes. We come out, walk the roof, write you an honest report. Forty-five minutes, free, no obligation. About one in three inspections we do ends with us recommending no work.

(615) 555-0167
Free inspection24-hr storm responseGAF Master EliteLifetime workmanship

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