July 29, 2025
How to Budget for a Roof Replacement in St. Louis: A Homeowner’s Financial Guide
Plan the full spend before you sign a contract. Use this local guide to set a realistic number, avoid surprise add-ons, and choose financing that fits your cash flow.
Ranges vary with roof size, pitch, stories, penetrations, material grade, tear-off effort, and seasonal labor availability.
1) Define the project scope
Core decisions
- Full tear-off vs. layover. Tear-off costs more up front and performs better long term.
- Material type and grade. Architectural asphalt is the local default. Metal, tile, and slate raise budget and lifespan.
- Ventilation strategy. Ridge plus intake, or powered. Often a code update during replacement.
- Underlayment and ice protection. Ice and water shield along eaves and valleys is common in the metro.
Measure the roof the right way
Roofing is sold in squares. One square equals 100 square feet of roof surface. A 2,000 square foot single‑story home can have 20 to 28 squares after pitch and overhang are included.
2) Know local price ranges
| Material | Installed cost per square | Typical total for 22 squares | Notes |
|---|---|---|---|
| Architectural asphalt shingles | $450 to $900 | $9,900 to $19,800 | Best value, wide color range, common in St. Louis suburbs. |
| Impact‑rated asphalt (Class 3 or 4) | $650 to $1,100 | $14,300 to $24,200 | May lower premiums. Helps in hail‑prone zip codes. |
| Standing seam metal | $1,100 to $2,000 | $24,200 to $44,000 | Long life, premium look. Higher skill labor. |
| Concrete or clay tile | $1,200 to $2,300 | $26,400 to $50,600 | Heavy. Verify structure and HOA rules. |
| Natural slate | $1,500 to $3,000+ | $33,000 to $66,000+ | Centennial lifespan with expert install. |
Prices reflect typical 2025 bids seen across the metro for tear‑off and replacement, excluding unusual structural work. Your roof’s complexity and access can move numbers outside these bands.
3) Budget by line item
Ask every bidder to price these items separately. It helps you compare and control the final sum.
| Category | What to expect | Budget |
|---|---|---|
| Tear‑off and disposal | Removal of all layers, nails, felt. Includes dumpster and haul away. | $75 to $150 per square |
| Decking repairs | Replace rotten OSB or planks discovered during tear‑off. | $3 to $6 per sq ft, or $40 to $80 per sheet |
| Underlayment | Synthetic felt plus ice and water shield at eaves and valleys. | $20 to $60 per square |
| Flashing and metals | Drip edge, step flashing, chimney counterflashing, valley metal. | $500 to $1,800 total |
| Ventilation | Ridge vent plus intake upgrades or attic fans if needed. | $400 to $1,500 |
| Penetrations | Pipe boots, skylights, bath vents, satellite removal. | $50 to $400 each, skylights $900 to $2,000+ |
| Material premium | Upgraded shingles, color accessories, impact rating. | $50 to $250 per square |
| Labor | Crew size, steep slope, multiple stories, complex cuts. | $250 to $600 per square |
| Permits and inspections | Required in the city and most municipalities. | $50 to $400 |
| Contingency | Reserve for hidden sheathing issues or code upgrades. | 10 to 15 percent of total |
4) St. Louis cost drivers
- Hail and wind exposure. Impact‑rated shingles add cost and may reduce premiums.
- Freeze and thaw cycles. Ice and water protection at eaves and valleys is smart budgeting.
- Multiple layers. Older homes may have two layers. Extra tonnage raises tear‑off and disposal.
- HOA requirements. Color and material restrictions can limit cheaper options.
- Access. Tight alleys, landscaping, or power lines can slow staging and raise labor.
5) When insurance is involved
How to budget on a claim
- Know your deductible. That is your out‑of‑pocket baseline.
- Check for ordinance or law coverage. This can fund required code upgrades.
- Match the scope. Your contractor’s scope should mirror the adjuster’s line items. Differences should be documented.
- Avoid bid padding. Keep supplements factual and photo‑backed.
If the roof is near end of life but damage is minor, weigh a cash settlement toward a full replacement with upgraded materials. Run the math both ways.
6) Paying for the roof
Cash
- No interest cost.
- Ask for prompt‑pay discounts of 1 to 3 percent.
Home equity
- Lower APR. Possible tax advantages. Confirm with your advisor.
- Closing times vary. Start early if you have a deadline.
Contractor or retail loans
- Fast approvals and fixed terms.
- Watch origination fees and promotional reset rules.
Rule of thumb. Keep total monthly housing cost increases under a level you can carry through winter utility peaks. Compare three options: pay cash, equity draw, and a fixed‑term unsecured loan.
7) Get apples-to-apples bids
Issue a simple spec to every contractor so the numbers align. Copy the template below into your request.
Property: 15009 Manchester Rd Ste 261, Ballwin, MO 63011
Roof size: ~TBD squares, TBD pitch, TBD stories
Scope: Full tear‑off, deck re‑nail, synthetic underlayment, ice/water at eaves and valleys
Material: Architectural asphalt, impact‑rated Class 3 or 4 as add‑alt
Metals: New drip edge, step flashing, chimney counterflashing, valley metal
Ventilation: Ridge vent (LF TBD) plus intake upgrade if required
Penetrations: Replace all pipe boots; price skylight replacement as add‑alt
Disposal: Dumpster and haul away included; magnet sweep of grounds
Permits: Contractor pulls permit and schedules inspections
Warranties: Manufacturer system warranty and minimum 5‑year workmanship
Line items: Price each major category separately per this guide
Schedule: Target start window TBD
Contacts: Family First Exteriors, (314) 255-8151
8) Sample budget worksheet
Example for a 2,200 square foot gable roof in Ballwin with 24 squares, one chimney, and average pitch.
| Item | Qty | Unit cost | Extended |
|---|---|---|---|
| Tear‑off and disposal | 24 sq | $110 | $2,640 |
| Decking repairs allowance | 6 sheets | $60 | $360 |
| Synthetic underlayment | 24 sq | $40 | $960 |
| Ice and water shield (eaves, valleys) | 8 sq | $85 | $680 |
| Architectural asphalt shingles | 24 sq | $420 | $10,080 |
| Flashing and metals | Lot | – | $1,050 |
| Ridge vent and intake upgrade | Lot | – | $850 |
| Pipe boots and penetrations | 4 | $90 | $360 |
| Labor premium for pitch and two stories | 24 sq | $180 | $4,320 |
| Permit | 1 | – | $150 |
| Subtotal | $21,450 | ||
| Contingency 10 percent | $2,145 | ||
| Planned budget | $23,595 |
This worksheet is a planning tool. Replace the numbers with your actual bid line items.
9) Permits and scheduling
- Permits. The city and most municipalities require a roofing permit. Budget a flat fee and inspection scheduling time.
- Season. Spring and fall book early. Summer heat and winter cold slow crews and can require special handling.
- Deposit and draws. Expect a small deposit, a progress payment on material delivery, and a final payment after punch list completion.
10) Warranties and future reserve
What to document
- Manufacturer system warranty registration proof.
- Contractor workmanship warranty term and transfer rules.
- Photos of deck condition, underlayment, flashing, and ventilation.
Build a reserve
Set aside 1 to 2 percent of home value annually for exterior systems. After replacement, earmark a smaller amount for gutters, fascia, and skylight maintenance so the new roof reaches its full lifespan.
Get a precise quote for your address
Ready for exact numbers based on your roof geometry and city rules. Book a measurement and written scope.
Service area: City of St. Louis, St. Louis County, St. Charles County, Jefferson County, and Franklin County.
FAQs
How many quotes should I get in St. Louis?
Three is ideal. Use the spec template above so each bidder prices the same scope. That keeps change orders under control.
Is a layover worth it to save money?
Usually not. It can trap moisture, hide deck issues, and void warranties. Tear‑off gives a clean substrate and longer service life.
Do I need impact‑rated shingles?
They cost more up front and can pay back in hail‑exposed neighborhoods. Ask your insurer about any premium credit and compare the math over ten years.
What surprises raise the bill?
Hidden decking rot, chimney flashing rebuilds, skylight replacements, and required ventilation upgrades. A 10 to 15 percent contingency covers most of these.
How long does a full replacement take?
One to three days for an asphalt roof on a typical home, longer for complex roofs or premium materials. Weather can extend the schedule.