How Much Does a New Roof Cost in Richmond, VA? (2026 Pricing Guide)

You got three bids for your roof. One's $11,000. One's $18,500. One's $24,000. They all say they're using the same shingles.

What's actually different? Here's what those bids aren't telling you.

Richmond Roof Replacement: The Real Numbers

Most Richmond homes run $8,500 to $27,000 for a complete roof replacement.

That's a massive range. And it's not because some contractors are ripping you off (though some are). It's because every roof is different.

Here's what actually drives the price.

Cost Per Square Foot by Material

Roofing gets priced by the square foot, installed. That means materials plus labor.

Asphalt Shingles:

Basic 3-tab: $3.50-4.50/sq ft (rarely used anymore, being phased out)
Architectural: $4.50-6.50/sq ft (what 80% of Richmond homes get)
Designer/Luxury: $7.00-10.00/sq ft (high-end neighborhoods, long warranties)

Metal Roofing:

Standing seam: $9.00-14.00/sq ft (premium choice, lasts 50+ years)
Metal shingles: $7.00-12.00/sq ft (traditional look, metal benefits)

Tile and Slate:

Concrete tile: $10.00-18.00/sq ft (rare in Richmond)
Clay tile: $12.00-25.00/sq ft (Mediterranean styles)
Natural slate: $15.00-30.00/sq ft (The Fan, historic homes)

For a typical 1,800 sq ft Richmond ranch with architectural shingles: you're looking at $8,100-11,700 just in materials and basic labor.

But that's before we account for the things that actually make bids different.

What Makes Your Bid Higher (or Lower)

Roof complexity matters more than size.

A simple ranch with a 4/12 pitch and no valleys? Fast install, lower cost.

A two-story colonial with dormers, multiple valleys, and a chimney? That's intricate work. More cuts, more flashing, more hours. Add 20-40% to the base price.

Pitch affects everything.

Gentle slope (4/12 or less): Contractors walk around easily. Standard rates.

Steep pitch (8/12 or more): Now we need harnesses, additional safety gear, slower work. Add 15-25%.

Some Midlothian neighborhoods have those steep Victorian pitches. Beautiful. Expensive to roof.

Layers to remove.

One layer of old shingles: Standard removal, included in most bids.

Two layers: Virginia code allowed this for years. Removal takes longer, disposal costs more. Add $1,000-2,500.

If your 1970s home has never had a roof replacement, there might be two or three layers up there. We've seen it.

Decking replacement.

This is where "same bid" bids diverge fast.

Honest contractors bid for potential decking replacement. Dishonest ones lowball, then hit you with change orders after tear-off.

In Richmond's humid climate, rotted decking around chimneys, valleys, and eaves is common on 20+ year old roofs.

Decking replacement runs $3-6 per square foot depending on plywood costs (which fluctuate).

For a typical roof, budget $800-2,500 for decking work. Some roofs need none. Some need extensive repairs.

Flashing and penetrations.

Every chimney needs flashing. Every plumbing vent. Every exhaust fan. Skylights are complex.

More penetrations = more labor = higher cost.

That $11,000 bid might not include new chimney flashing. The $18,500 one does. Ask specifically.

Real Richmond Examples

Example 1: Midlothian Ranch, 1,800 sq ft

Material: GAF Timberline HDZ architectural shingles
Pitch: 5/12 (moderate)
One layer removal
Decking repair: $600 (around chimney)
Two skylights, one chimney
Total: $11,500

Example 2: Glen Allen Colonial, 2,400 sq ft

Material: Standing seam metal (Galvalume)
Pitch: 8/12 (steep)
One layer removal
Decking repair: $1,800 (extensive rot at north-facing eaves)
Complex roofline with dormers
Total: $32,000

Example 3: The Fan Historic Home, 2,100 sq ft

Material: Synthetic slate (looks like natural, costs less)
Pitch: 10/12 (very steep)
Two layers removal
Structural reinforcement needed (slate is heavy)
Decking repair: $2,400
Total: $41,000

See the difference? It's not just materials. It's everything else.

Hidden Costs in Low-Ball Bids

You got a bid for $8,500 when everyone else quoted $14,000.

Here's what's probably missing:

Decking replacement excluded. "We'll assess after tear-off and charge for actual work needed." Translation: Your $8,500 bid becomes $12,000 once they're on your roof and you're committed.

Cheap materials. "Architectural shingles" could mean bottom-tier 25-year warranty or premium 50-year. Big difference in quality and cost.

Inadequate ice and water shield. Code requires it at eaves. Quality work extends it up valleys and around penetrations. Cheap bids skip this. Your roof leaks in 5 years.

No ventilation improvements. Your 1985 roof has inadequate ridge vents. Good contractors upgrade during replacement. Bad ones match what was there.

Disposal not included. Some bids exclude debris removal. You're stuck with a dumpster in your driveway and shingles in your yard.

Permit costs extra. Henrico permits run $150-300. Chesterfield $175-325. Some contractors add this after, some include upfront.

What Should Be Included in Every Bid

A complete, honest bid includes:

Complete tear-off and disposal
New underlayment (synthetic, not felt paper)
Ice and water shield (at eaves minimum, better bids include valleys)
All new shingles with manufacturer warranty
New ridge vents and caps
All flashing (drip edge, valleys, chimneys, penetrations)
Estimated decking repair with per-square-foot price
Permit costs
Cleanup including magnetic sweep for nails
Workmanship warranty (10+ years)

If your bid doesn't specify these, ask. In writing.

Financing and Payment

Typical payment schedule:

Deposit: 10-20% to secure schedule and order materials
Progress payment: 30-40% after tear-off and decking inspection
Final payment: Remaining balance after completion and final inspection

Never pay 100% upfront. Never pay cash only. Run.

Financing options:

Most Richmond roofing companies work with financing companies. Rates vary wildly. We've seen:

0% for 12 months (credit dependent)
5-9% for 60 months
12-18% for longer terms (bad deal, avoid)

Your home equity line of credit is usually cheaper than contractor financing. Check before committing.

Insurance claims:

If insurance approved your replacement, typical scenario:

Insurance sends first check (usually actual cash value minus depreciation and deductible)
Work gets completed
Final inspection
Insurance sends second check (recoverable depreciation)

You're responsible for your deductible. If a contractor offers to "waive" it, that's insurance fraud in Virginia.

ROI: What You Get Back at Resale

Roof replacement typically returns 60-68% of cost at resale according to Remodeling Magazine's 2025 Cost vs Value report.

$15,000 roof adds roughly $9,000-10,200 to home value.

That's not great compared to some improvements. But here's what they don't measure:

Homes with old roofs sit on market longer. Buyers see a 20-year-old roof and deduct $15,000 from their offer, or walk away entirely.

Home inspections kill deals. Inspector flags your failing roof, buyer demands replacement or price reduction. You're replacing it anyway, but now you have zero negotiating power.

Curb appeal matters. Dark streaks from algae, curling shingles, mismatched patches — buyers notice. New roof makes everything look better.

If you're selling within 2 years, new roof probably pays for itself in faster sale and better offers.

If you're staying 10+ years, ROI is irrelevant. You need a roof.

Energy Savings by Material

Asphalt shingles (standard dark colors): Minimal energy impact. Your attic gets hot, you pay for AC.

Asphalt shingles (cool roof rated, light colors): 5-10% reduction in summer cooling costs. Better in Richmond's hot summers.

Metal (reflective coating): 10-25% reduction. Attic stays 30-40°F cooler. Actually makes a difference on your electric bill.

For an average Richmond home spending $1,800/year on cooling, metal roof saves $180-450 annually.

Over 30 years, that's $5,400-13,500 in savings. Suddenly that metal premium looks smarter.

Total Cost of Ownership: 30-Year Comparison

Let's compare two scenarios for a typical 2,000 sq ft Richmond home:

Scenario 1: Asphalt Shingles

Initial install: $12,000
Lifespan: 22 years (realistic for Virginia climate)
Maintenance: $800 over 22 years (repairs, cleaning)
Second roof needed at year 22: $15,000 (inflation adjusted)
30-year total: $27,800

Scenario 2: Standing Seam Metal

Initial install: $22,000
Lifespan: 50+ years (one roof for life)
Maintenance: $200 over 30 years (minimal)
No second roof needed
30-year total: $22,200
Energy savings: $6,750 (conservative estimate)
Net 30-year cost: $15,450

Metal costs $10,000 more upfront. Saves $12,350 over 30 years.

But you need to stay in your house long enough for the math to work. Selling in 7 years? Asphalt makes more financial sense.

Permits Add Cost But Save Headaches

Henrico: $150-300 depending on project value Chesterfield: $175-325

Processing time: 2-7 days.

Contractors who say "we can skip the permit to save money" are setting you up for:

Insurance claim denials (unpermitted work isn't covered)
Problems selling your home (disclosure requirements)
Code violations and fines
No recourse if work is shoddy

Pay for the permit. Make sure it's actually pulled. Both counties have online permit lookup — verify.

Seasonal Pricing

Spring (April-May): Peak season. Contractors are booked. Prices at annual high. But weather's ideal.

Summer (June-August): Still busy. Hot, miserable for crews. Prices stay high.

Fall (September-October): Second peak. Everyone wants roof done before winter. Good weather, high demand.

Winter (November-March): Slowest season. Some contractors offer 5-10% discounts to keep crews working. Weather delays are common.

If you can wait for winter, you might save $800-1,500. If you need it done before next storm season, pay current rates.

Bottom Line

That $8,500 bid? Probably missing $3,000 worth of necessary work.

That $24,000 bid? Might include premium materials and every possible upgrade. Or contractor might be overpriced.

That $14,500 bid? Could be honest and complete, or carefully hiding exclusions.

You can't tell from price alone. You need to know what's included, what's extra, and what happens when they find rotted decking.

Get three bids. Make contractors itemize everything. Ask about the 8 things that vary (materials, decking, flashing, ice shield, ventilation, disposal, permits, warranty).

The cheapest bid costs you more if it's incomplete. The most expensive bid might be the best value if it includes 50-year metal that never needs replacing again.

Ready for an honest quote with everything spelled out? Call (804) 238-7837. We price based on what your roof actually needs, not what sounds cheap until we're halfway done.