What drives the cost
Roof size, pitch, material, tear-off, deck condition, permits, and season are why two houses on the same street can land far apart. The ranges below are national or regional. They are not adjusted into a Carpentersville price.
Angi, updated March 5, 2026, says the total depends on material, height and pitch, home size, roof surface, and location. It puts the average home roof between 1,300 and 1,800 square feet, and the average replacement cost from $4 to $11 per square foot. An unusually steep roof, in that guide, can add $1,000 to $3,000 in labor and materials. Building permits, in the same guide, often range from $100 to $1,400. Fixr, updated January 30, 2026, says most municipalities require a replacement permit, usually $150 to $600, and that roof area follows pitch and shape rather than the living-space footprint.
- Size and pitch. A steeper roof has more surface than the floor plan suggests, and it takes longer to work on.
- Material. Asphalt, architectural shingles, and metal are different products with different published ranges.
- Tear-off layers. Fixr says removal is usually in the estimate, and that heavier existing material costs more to take off. An overlay hides the deck.
- Decking repairs. Soft or stained wood shows up after the shingles come off. See the add-on section for the published figures.
- Permits. Angi and Fixr publish different national permit ranges, cited above. The village fee for a specific job is part of the written estimate, not a number this page invents.
- Season. Angi, updated August 3, 2026, says winter repairs can cost up to 100% more because of extra precautions, and that a fall or other slow period could mean savings of 10% to 15%. That is Angi's national note. It is not a discount offered here.
Repair and replacement ranges
Repair guides and replacement guides measure different jobs. A patch on one detail is not a tear-off, and a national average is not your roof.
| Published figure | Amount | Source |
|---|---|---|
| Average roof repair | $1,174 | Angi, Aug 3, 2026 |
| Common repair range | $395–$1,968 | Angi, Aug 3, 2026 |
| Wider repair span | $150–$8,000 | Angi, Aug 3, 2026 |
| Typical shingle repair | $400–$2,000 | Fixr, Jan 30, 2026 |
| Roof leak repair | $360–$1,550 | Angi, Aug 3, 2026 |
| Flashing repair | $200–$500 | Angi, Aug 3, 2026 |
| Ice dam removal | $500–$700 | Angi, Aug 3, 2026 |
| Hail damage repair | $700–$4,000 | Angi, Aug 3, 2026 |
| Average replacement | $9,609 | Angi, Mar 5, 2026 |
| Replacement span | $5,903–$46,000 | Angi, Mar 5, 2026 |
| Replacement range in the repair guide | $5,900–$12,900 | Angi, Aug 3, 2026 |
| Average shingle replacement | $14,500, most projects $8,000–$36,000 | Fixr, Jan 30, 2026 |
Angi's repair guide and Angi's replacement guide do not publish the same replacement range. The repair guide says replacement costs $5,900 to $12,900. The replacement guide says $5,903 to $46,000, with an average of $9,609. Both are left as published. This page does not average them into a new number.
On that March 5, 2026 replacement guide, Angi's rule of thumb is that a repair costing 50% or more of a replacement is a reason to replace everything. Whether a Carpentersville roof is in that position depends on the field, the deck, and the detail that failed. The roof repair page and the roof replacement page describe those scopes. A leak that is still one opening is covered on roof leak repair.
Cost by material
Asphalt is the common residential roof in these guides. Metal is included only where a source publishes a metal figure. The guides do not agree, because they price different roofs.
Asphalt shingle tiers
Fixr, updated January 30, 2026, describes three asphalt tiers without a separate dollar range for each one: 3-tab as the most affordable and shortest lived, architectural as longer lasting, and luxury as the highest curb appeal and the most expensive. The asphalt band it does publish is $3 to $16 per square foot, or $6,000 to $32,000 for the 2,000-square-foot roof it assumes on a 1,700-square-foot home. Its FAQ says three-tab shingles start around $3 per square foot. It does not publish a separate architectural or luxury dollar figure, so this page does not add one.
This Old House, updated October 2, 2026, lists basic asphalt at $5 per square foot and architectural asphalt at $7 per square foot. The guide introduces those rates as projects with builder-grade materials, medium labor, and a low-slope, standard-shaped roof, and the table shows $10,000 and $14,000 for 2,000 square feet. The same guide says an asphalt shingle roof costs about $14,000 on average for a 2,000-square-foot home, at about $7 per square foot. A different This Old House guide, updated October 7, 2026, reports $10,319, or $5.16 per square foot, for a 2,000-square-foot asphalt roof, and $8,772 for asphalt on a roof of about 1,700 square feet, which it attributes to the U.S. Census Bureau as a national average roof size. That October 7 guide also says a new roof of the materials in its research costs $29,909 on average for 2,000 square feet. Its cost data is from Homewyse unless the guide says otherwise. The two This Old House pages are both cited. They are not averaged together.
Angi, updated March 5, 2026, publishes one installed asphalt range, $5,800 to $20,000, and does not split 3-tab from architectural. In the October 7, 2026 This Old House guide, general contractor Tom Silva is quoted on lifespan, not price: asphalt can last 15 to 20 years easily, and some basic shingles say 25 years on the package. That is his comment in that guide, not a lifespan measured on Carpentersville roofs.
Metal
Angi, updated March 5, 2026, lists installed metal at $5,700 to $25,000. Its repair guide, updated August 3, 2026, lists an average metal repair at $1,700, against $975 for an average asphalt-shingle repair. This Old House, updated October 7, 2026, lists $38,593, or $19.30 per square foot, for a 2,000-square-foot metal roof. This Old House, updated October 2, 2026, lists about $56,000 for a metal roof on a 2,000-square-foot home, at about $28 per square foot. The Chicago standing-seam figure is in the next section, because that report prices one specified 3,000-square-foot project.
Chicago and the East North Central region
The 2025 Cost vs. Value report prices a defined replacement, then asks real estate professionals what that project is worth at resale. It is the closest regional snapshot in these sources. It is still not a Carpentersville bid.
The asphalt project, described June 20, 2025, removes the roof to bare sheathing and installs 30 squares of minimum 235-pound fiberglass asphalt shingles with at least a 25-year warranty, new 30-pound felt or equivalent synthetic underlayment, galvanized drip edge, and mill-finish aluminum flashing. The assumed roof is a rectangular hip, with custom flashing at two average skylights and a custom cap at a vented ridge. A roofing square is 100 square feet, so that spec is 3,000 square feet of roof. The metal project, described June 21, 2025, is also a tear-off to bare sheathing: ice-barrier membrane at the perimeter, premium synthetic underlayment, and 3,000 square feet of prefinished standing-seam metal with matching drip edge, gable trim, vented ridge flashing, two skylights, and a vented-ridge cap, on a rectangular hip.
On the 2025 Chicago report page, the three figures in each cell are Chicago, the East North Central region, and the national average, in that order. Illinois sits in the East North Central region. Carpentersville is not a separate line in the report.
| Market | Asphalt | Standing-seam metal |
|---|---|---|
| Chicago | $28,454 job cost, $19,022 resale, 66.9% recouped | $46,332 job cost, $20,247 resale, 43.7% recouped |
| East North Central | $29,253 job cost, $20,252 resale, 69.2% recouped | $47,473 job cost, $21,812 resale, 45.9% recouped |
| National | $31,871 job cost, $21,501 resale, 67.5% recouped | $51,865 job cost, $25,972 resale, 50.1% recouped |
Those job costs sit above Angi's $9,609 average and Fixr's $14,500 shingle average because the report's roof is a specified 3,000-square-foot tear-off with skylights and a vented ridge, not every roof in the country. Resale value is what the report's real estate respondents credited for that project. It is not a promise that a sale in Carpentersville will return 66.9%, or any other percent.
Decking, ventilation, gutters, and ice-and-water shield
These show up when the tear-off, the attic, or the eaves need more than shingles. The figures are the guides' published ranges for those separate projects.
Decking. Angi, updated August 3, 2026, says professional roof decking replacement costs between $2,600 and $9,000, and also that sheathing installation averages $6,400, from $1,900 on a small, simple roof to $17,000 on a large, high-pitched roof. It says sheathing often costs $2 to $6 per square foot, and it publishes a Chicago figure of $4,900 to $6,300. Sheathing repairs, in that guide, average around $1,200, and a bit more if the roof is already on. Fixr, updated January 30, 2026, is talking about a smaller surprise during a shingle job: hidden deck damage can add $150 to $1,000 or more. A full sheathing replacement and a few rotten sheets are different scopes. The estimate says which one it found.
Ventilation. Angi, updated September 24, 2026, says professional ridge-vent installation costs $300 to $650, with most homeowners around $500, and that the national average it publishes for 2026 is $500. Labor in that guide is $100 to $400, and it may be lower when the crew is already on a larger roof job. The same guide lists soffit-vent installation at $315 to $465. Blocked intake and a ridge that was never opened are part of the replacement conversation on the roof replacement page.
Gutters. Angi, updated July 9, 2026, says gutter installation averages about $1,182, with a range of $629 to $1,736, or $4 to $40 per linear foot. Angi's repair guide, updated August 3, 2026, puts gutter repair at $240 to $480. A roofing estimate should say whether the gutters are part of the scope.
Ice and water shield. Angi, updated July 9, 2026, says a professionally installed ice-and-water shield costs $4 to $5.50 per square foot. The same guide says to use it at vulnerable areas such as peaks, valleys, low pitches, and chimneys, and not to cover the entire roof with it. This page does not multiply that rate by a whole roof. Fox River eaves and ice dams are discussed on the roof repair page.
Insurance and storm damage
A published cost range is not a claim result. Coverage, payment, and the deductible stay between you and your insurer.
Angi, updated March 5, 2026, says homeowners policies rarely cover regular wear and tear, and are unlikely to cover damage from earthquakes, mold, mildew, animals, pests, or improper installation. This Old House, updated October 7, 2026, says a policy might cover repair or replacement if severe weather or a fallen tree damaged the roof, and it tells the reader to contact the insurer about the claim process. Angi's decking guide, updated August 3, 2026, says insurance sometimes covers sheathing after a severe storm or when code requires the work, and that it does not cover ordinary wear or poor maintenance. Those are the guides' general statements. They are not a reading of any policy.
After hail or wind, start with storm damage roof repair in Carpentersville. The free estimate describes what can be seen and the repair or replacement scope that follows. It does not file a claim, negotiate a supplement, or promise an approval or a payment.
How to get an accurate estimate
The accurate number is a written scope for your roof, after someone has looked at the slopes, the edges, and the attic clues. The form is a request for that free estimate.
A useful request includes:
- Your name, email, and ZIP
- The village — Carpentersville, or East Dundee, West Dundee, Algonquin, Sleepy Hollow
- Whether you are asking about repair, replacement, or a storm
- The approximate age of the roof, if you know it
- Which rooms are wet, and which side of the house looks worst
- Photos from the ground. Stay off a wet or steep roof.
Carpentersville is mostly ZIP 60110. East Dundee, West Dundee, and Sleepy Hollow share 60118, and they are not the same roof. Algonquin is mostly 60102. Name the village. The town pages and the service area page are the place for that local detail.
- Roofing in East Dundee, IL
- Roofing in West Dundee, IL
- Roofing in Algonquin, IL
- Roofing in Sleepy Hollow, IL
There is no charge for the estimate and no obligation to continue.
Sources
Every dollar figure on this page comes from one of these pages, fetched and read for this guide. Dates are the update or publication dates those pages state.
- Angi, “How Much Does Roof Replacement Cost?” updated March 5, 2026. Average $9,609; span $5,903–$46,000; $4–$11 per square foot; average home roof 1,300–1,800 square feet; asphalt installed $5,800–$20,000; metal installed $5,700–$25,000; unusually steep roof $1,000–$3,000 extra; permits often $100–$1,400; repair at 50% or more of replacement as a reason to replace.
- Angi, “How Much Does Roof Repair Cost?” updated August 3, 2026. Average repair $1,174; common range $395–$1,968; wider span $150–$8,000; leak $360–$1,550; flashing $200–$500; ice dam removal $500–$700; hail damage $700–$4,000; asphalt repair average $975; metal repair average $1,700; gutter repair $240–$480; replacement comparison $5,900–$12,900; winter repairs up to a 100% increase; slow periods 10%–15% savings.
- Fixr, “How Much Does It Cost to Shingle a Roof?” updated January 30, 2026. Average $14,500; most projects $8,000–$36,000; asphalt $3–$16 per square foot and $6,000–$32,000 on its 2,000-square-foot roof example; three-tab around $3 per square foot; repairs $400–$2,000; deck repairs $150–$1,000 or more; permits usually $150–$600.
- This Old House, “How Much Does a New Roof Cost?” updated October 7, 2026. $29,909 average for a 2,000-square-foot roof in that research; asphalt $10,319 ($5.16 per square foot) and metal $38,593 ($19.30 per square foot) at 2,000 square feet; asphalt $8,772 at about 1,700 square feet. Cost data from Homewyse unless noted. Tom Silva on 15–20 years, and 25 years stated on some basic shingles.
- This Old House, “Shingles vs. Metal Roof Cost,” updated October 2, 2026. About $14,000 for an asphalt shingle roof and about $56,000 for metal on a 2,000-square-foot home; about $7 and $28 per square foot; basic asphalt $5 per square foot ($10,000 for 2,000 square feet) and architectural asphalt $7 per square foot ($14,000 for 2,000 square feet).
- Journal of Light Construction, 2025 Cost vs. Value, Chicago, with project specs from asphalt (June 20, 2025) and metal (June 21, 2025). Chicago, East North Central, and national job cost, resale value, and cost recouped, as listed in the table above.
- Angi, “How Much Does Roof Decking Cost to Replace?” updated August 3, 2026. Replacement $2,600–$9,000; installation average $6,400, from $1,900 to $17,000; often $2–$6 per square foot; Chicago $4,900–$6,300; sheathing repairs around $1,200.
- Angi, “How Much Does a Roof Ridge Vent Cost to Install?” updated September 24, 2026. Ridge vent $300–$650, most homeowners around $500, national average $500; labor $100–$400; soffit vents $315–$465.
- Angi, “How Much Does Gutter Installation Cost?” updated July 9, 2026. Average about $1,182; range $629–$1,736; $4–$40 per linear foot.
- Angi, “What Is Ice and Water Shield?” updated July 9, 2026. Professionally installed ice-and-water shield $4–$5.50 per square foot, at vulnerable areas rather than the whole roof.