The ten things that set the price
- Roof areaMeasured in squares (100 square feet of roof surface), not the floor area of the house. Overhangs, porches and garages count.
- Pitch and heightSteep or two-story roofs need more safety equipment and slower work, and cost more per square.
- ComplexityHips, valleys, dormers, skylights, chimneys and wall junctions each add cutting, flashing and labor.
- MaterialShingle, concrete tile, clay tile and low-slope membranes differ widely, and so do product lines within each.
- Tear-off and disposalHow many layers come off, and how heavy they are. Tile and multiple shingle layers mean more labor and dump fees.
- Decking repairsRotted or damaged sheathing is only visible once the roof is open, so quotes often carry a per-sheet allowance.
- Underlayment and flashingBetter underlayment, new metal flashing and self-adhered membrane in valleys cost more and last longer.
- VentilationAdding or correcting intake and exhaust vents is part of many re-roofs in this heat.
- Code requirementsPermit fees, Title 24 cool-roof products where required, and fire-rated assemblies in hazard zones.
- Access and timingTight lots, steep driveways, landscaping to protect and winter weather delays all show up in labor.
Why this page has no price list
We have not found a published roofing cost survey for the San Bernardino area that we can cite with confidence, and we will not make one up. National averages hide huge differences between a single-story shingle ranch in Rialto and a steep two-story tile roof in the Redlands foothills. What we can do is explain how a roofer builds a price, so that when you have quotes in hand you know what you are comparing.
For an exact figure, call (909) 417-6201. We will line up an independent local roofer to look at the roof and give you a written quote.
How a roof repair is priced
Repairs are priced on the time and materials needed to fix the cause, plus a minimum charge that covers getting a crew and ladder to the house. What pushes a repair up:
- Finding the leak. Tracing water through an attic or lifting tile to find where it enters takes time. A roofer who only patches the visible spot is cheaper today and more expensive next winter.
- What is under the damage. Wet or rotted decking under a leak has to be replaced before new roofing goes on.
- Matching materials. Older tile profiles and discontinued shingle colors can be hard to find.
- Height and access. A second-story repair needs more setup than a single-story one.
- Underlayment. On tile, replacing underlayment under the repaired area costs more than swapping a tile, but it is often the actual fix.
How a roof replacement is priced
A replacement quote is built from the roof area in squares, multiplied by the cost of materials and labor for the chosen system, plus the job-specific items: tear-off and disposal, decking allowance, flashing, ventilation, permit and any code-required upgrades.
Tear-off. Removing one layer of shingles is quicker and lighter than removing two, and removing tile means handling a lot of weight. If tiles are being reused in a lift-and-re-lay, they have to be removed carefully and stacked on the roof.
Decking. Many San Bernardino homes have plank or plywood decking that is fine in most places and damaged in a few. Because nobody can see it until the roof is off, a good quote states a price per sheet or per board foot for replacement, so there are no surprises.
The roofing system. "Shingles" or "tile" is not the whole system. Drip edge, starter strips, underlayment, valley membrane, ridge cap, vent boots and flashing all appear on a detailed quote. Ask for the brand and product line of the main roofing material and of the underlayment.
Code-required items. Permit fees are set by the city. Title 24 can require a cool-roof product on some re-roofs, depending on climate zone and slope. Homes in Fire Hazard Severity Zones may need a fire-rated assembly. These are not optional extras when they apply.
Comparing two quotes
Put the quotes side by side and check that each one answers the same questions:
- Full tear-off or overlay? How many layers?
- Which roofing product, by brand and line? Which underlayment?
- New flashing, or reused? Valleys, walls, chimneys, vents?
- Price for replacing damaged decking, per sheet or per board foot?
- Ventilation changes?
- Who pulls the permit, and is the fee included?
- Clean-up, nail sweep and disposal included?
- Written warranty from the contractor on workmanship, and the manufacturer's warranty on the product?
- Payment schedule, and a deposit within CSLB guidance?
- License number, which you have checked on the CSLB website?
If one quote is much lower, the answer is usually somewhere in that list.
Ways to keep the cost sensible
- Fix small problems early. A cracked vent boot or a few slipped tiles are cheap to fix before the rainy season and expensive after they have soaked the deck.
- Plan replacements for dry months. Spring through fall scheduling is easier and avoids weather delays.
- Keep the scope clear. Agree in writing on what happens if rotted decking is found, so you are not negotiating mid-job.
- Do not skip ventilation and underlayment. They are a small share of the job and have a large effect on how long the roof lasts in this heat.
Read more about the work itself on our roof repair and roof replacement pages, or compare materials in the tile, shingle and flat roof guide.
Ready to talk it through? Call (909) 417-6201 and describe the roof, the city and what you are seeing.
Common questions, plain answers
Why won't anyone give me a roofing price over the phone?
Because the biggest variables, the true roof area, the pitch, the condition of the deck and what is under the existing roof, can only be judged on site. A phone figure is a guess. A written quote after an inspection is what you can compare and rely on.
Why are two roofing quotes so different?
Usually because they are not quoting the same job. One may include full tear-off, new underlayment, new flashing and a ventilation upgrade, the other an overlay with reused flashing. Line the quotes up item by item and ask each roofer to explain the gaps.
Is the cheapest roofing quote a bad sign?
Not always, but check what is missing. Common gaps are decking repairs, permit fees, flashing replacement, underlayment quality and disposal. Also confirm the license on the CSLB website. A very low quote paired with a large cash deposit request is a warning sign.
How much deposit should a roofer ask for?
California law limits the down payment on most home improvement contracts. The Contractors State License Board explains the current limit on its website. Read it before you sign, and pay the balance in stages tied to completed work.
Does a cool roof cost more?
Sometimes a reflective product carries a premium over a standard one, and sometimes there is little difference, depending on the material. Where Title 24 requires a cool roof, it is part of the job rather than an option. Ask the roofer to show the rated product in the quote.
Will my insurance cover the cost?
Only your insurer can answer that. Sudden damage, such as wind or a fallen limb, is treated differently from age-related wear. Read your policy, document the damage with photos, and talk to the insurer before agreeing to work that you expect them to pay for.