Every roof gets its own price, because no two roofs have the same size, pitch, layers, decking or details. But you don't have to go into a quote blind. Here's what independent sources report for our region, and what pushes a Westchester roof above or below that.
The New York metro benchmark
The most useful published figure for our area is the annual Cost vs. Value Report from the Journal of Light Construction, which prices the same defined projects in each metro area. Its 2025 roofing project is a full tear-off to the sheathing and replacement of a 3,000-square-foot (30-square) roof with architectural shingles, new underlayment, drip edge, flashing, two skylights and a ridge vent.
| 2025 Cost vs. Value | Asphalt shingle roof | Recouped at resale | Metal roof |
|---|---|---|---|
| New York metro area | $37,335 | 57% | $60,246 |
| Middle Atlantic region | $37,201 | 58% | $60,116 |
| National average | $31,871 | 68% | $51,865 |
Source: 2025 Cost vs. Value Report, © Zonda Media. The figures are for a defined project, not a quote.
That works out to roughly $12 to $13 per square foot of roof surface for an asphalt replacement in the metro area, based on the report's 3,000-square-foot example. National cost websites often quote far lower averages, because they average in lower-cost regions, smaller homes and overlays. Treat those as national ballparks, not Westchester prices.
What moves the price on your roof
Roof size, measured correctly
Roofers price by the “square,” or 100 square feet of roof surface. Roof area isn't the same as the home's square footage: overhangs, dormers and pitch all add area. A steep 12/12 roof has about 40 percent more surface than its footprint.
Pitch and complexity
Steep roofs need staging and safety equipment and go slower. Cut-up roofs with many valleys, dormers, turrets and intersecting gables, common on Westchester's Tudors and Victorians, take more labor and more flashing than a simple ranch or colonial.
What's coming off
One layer of asphalt is the baseline. A second layer, cedar under asphalt, or slate adds tear-off labor and disposal. Slate is heavy and slow to remove.
Decking
Soft, rotted or delaminated sheathing has to be replaced, and you can't know how much until the old roof is off. Ask for a per-sheet price in the contract so the unknown is priced up front.
Chimneys, skylights and walls
Each chimney needs new step flashing and counterflashing, and sometimes a cricket behind it. Skylights may be reflashed or replaced. Walls along dormers need step flashing. These details are where leaks start, and where low bids cut corners.
Material and system
Architectural shingles are the standard. Impact-rated (Class 4), designer slate-look and shake-look shingles cost more. A full manufacturer system, with leak barrier, synthetic underlayment, starter, ridge cap and ventilation from one manufacturer, costs more than mixing generic components, and it's what qualifies the roof for an enhanced warranty.
Ventilation corrections
Adding soffit intake to a house that has none, or converting from box vents to a balanced ridge-and-soffit system, is extra work that protects the roof and the warranty. See attic ventilation.
Permits and access
Permit fees vary by municipality. Yonkers, for example, charges a base fee plus an amount per $1,000 of project cost for a re-roofing permit. Tight lots, long carries from the driveway, and protecting gardens and patios also affect labor.
How to compare quotes fairly
Two roofing quotes can differ by thousands of dollars and both be honest, because they describe different roofs. Line them up on these points:
- Full tear-off to the deck, or an overlay?
- Per-sheet price for replacement decking?
- Ice and water barrier: where, and how far up from the eaves? Valleys too?
- Synthetic underlayment, or felt?
- New flashing at chimneys, walls and pipes, or reuse of the old?
- Manufacturer starter strip and ridge cap, or cut shingles?
- Ventilation: what's being added, removed or balanced?
- Exact shingle line and color?
- Which manufacturer warranty will be registered, and is the contractor certified to register it?
- Permit included? Westchester County license number on the contract?
Paying for it
If a storm caused the damage, your homeowners policy may cover part of the cost. See storm damage and insurance. New York law also protects you on deposits: a home improvement contractor has to put your deposit in an escrow account or post a bond, and progress payments should track the work completed.
The fastest way to a real number is a measured inspection. Book a free one and we'll price GAF and Owens Corning options side by side.