How Much Does a New Roof Cost in 2025 – Spokane and Coeur d’Alene?
That’s a great question – and I’m guessing if you’re starting to think about replacing your roof, it’s one of the first questions that came to mind.
We work with hundreds of homeowners every year, and we know price matters. When it comes to fixing your roof, the price is a major consideration. You want to get the best deal you can, but you don’t want to skimp on important components that protect your home and could cause leaks shortly after your new roof is installed.
Unfortunately there’s no “standard pricing” for reroofing. If, right now, you went and got 10 different bids from 10 different companies, you would get 10 totally different prices (along with a headache of calling and meeting so many contractors). Not only that, but these prices will vary wildly, sometimes up to 50%!
In roofing, like anything, there are lot of different shortcuts that can be taken when installing a new roof (maybe even more so!). As you get bids from contractors, it may be tempting to go with the guy that’s going to “save” you $5,000, and you’ll have to decide for yourself whether it’s worth the risk. But after reading this short guide you’ll know what you’re getting yourself into.
In this article we’ll explore how much a roof replacement will cost you in Spokane & North Idaho in 2025, and what factors will influence the price to be higher or lower. You’ll discover what to look for to get the best deal without sacrificing on quality or other factors that could cause issues for you in the future. This guide is tailored to what a new roof costs in Spokane, Liberty Lake, Coeur d’Alene, Hayden, and the surrounding areas.
In This Guide
- How Much Does a Roof Replacement Cost in 2025
- Major Factors That Determine Roof Replacement Cost
- How Size Changes A Roof Price
- How Materials Influence Roof Replacement Cost in 2025
- How Pitch Changes the Cost Of Roof Replacement
- How Existing Roof Layers Change the Roof Replacement Price
- How Other Roof Details Change The Roof Replacement Cost
- How Sales Tax Affects The Price of a New Roof
- Putting It All Together To Estimate Your Roof Replacement Cost
How Much Does a Roof Replacement Cost in 2025
Based on our experience removing and replacing roofs every day here in Spokane & North Idaho, I can tell you that most of the roofs we replace fall in the price range between $12,000 and $28,000. This is obviously a very rough price and it doesn’t take into consideration any of the factors that influence the cost of a roof. If your roof is different than the “average” roof that’s between 2000-3000 square feet, or if you want an upgraded material like metal on your home, it can be more or less than this average price range.
When you start getting bids for a new roof you’ll probably find that prices vary widely between companies. If you’re curious why roof replacement bids can be so different, I’ve written an article to help you understand what can influence the price of a roof.
You may not know much about roofing yet, but by the time you’re done reading this guide you’ll know a lot more about roof replacement, the process, and what factors influence the average roof replacement cost in Spokane, Coeur d’Alene, Hayden, Post Falls, Liberty Lake or Rathdrum in 2025.
Major Factors That Determine Roof Replacement Cost
First we’ll cover the basics. These are the big movers of price that will change how much a new roof will cost you. The 6 most influential factors are:
- Size
- Pitch
- Materials Used
- Existing Roof Layers
- Roof Details
- Sales Tax
- Unforeseen Work
How Size Changes A Roof Price
The size of the roof is the biggest factor that changes the price of a roof replacement. The size of the roof will determine how much material needs to be bought and how much you’ll have to pay the crews to remove and install it.
Roofing projects are measured by the square (SQ). 1 square is 100 square feet, or about a 10’x10’ area. To calculate how many squares your roof is, multiply the length x width to get the square feet, then divide by 100 to get the squares. For example a roof surface that is a rectangle 20’ wide and 30’ long is 600 square feet, or 6 squares. As roof shapes get more complex the calculation gets more difficult, but now we have software that helps us figure this out quite easily.
After you have your square count you can multiply it by a ‘square rate’ to get a rough cost of your roof replacement.
Zonda Media puts out a Cost vs Value Report every year that gives the average prices for major home improvement projects. The 2024 Report has an average roof replacement priced at $37,864 (in Spokane) for a 30 square, asphalt shingle roof replacement with a couple custom skylight flashings, ridge vent, and all new flashings. This puts it at about $1,262.00 / SQ.
However, we are out in the community every day and we’ve seen competitor’s bids range anywhere from $600/SQ, all the way up to $1500/SQ for similar roof packages.
On the lower end are the budget companies who are using cheap materials and are all about speed. They likely don’t have a lot of quality control in place yet, and at these lower ranges will be skipping over some of the more important parts of the reroofing process in order to get the job done quick and move onto the next one. Often times they are newer companies pricing things low to get some jobs to survive.
At the higher end you’ll find the national corporations with huge overhead and marketing costs. These will be backed by a bigger brand, but usually aren’t based in our community and charge very high prices for what you get.
At New Heights Roofing, we sit right around $800-$1000/SQ for our recommended lower-range roof package which will get you a very thorough job done, great quality control, and a full lifetime material and labor warranty.
I know this is quite a range, but it gives you a starting point with your roof replacement price.
How Materials Influence Roof Replacement Cost in 2025
Like anything that you buy these days, there are a wide range of qualities of materials available from which to choose. These range from the cheapest possible that are low quality, all the way up to crazy expensive for the ‘luxury’ versions.
For example, here in North Idaho & Spokane, the shingles alone range from $90-$100 per square (100 square feet) for “builder grade”, all the way up to $750 per square for synthetic materials that look like wood shakes.
The type of material that you choose to put on your home is dependent on your goal.. If you are wanting to get the best materials for the lowest cost, you’ll want to avoid the lowest tiers of shingles and accessories, but there’s no need to spend extra on the fancier stuff.
If you really want your home to stand out and your new roof to last many decades with no maintenance, then choosing some of the higher tier products might be for you, such as a fully concealed fastener standing seam metal roof – which will be a much bigger investment.
And that’s just the top layer of roofing. There is a wide range of pricing and quality available in almost all the components of a new roof. In any roof replacement, here’s a basic list of all the different types of materials:
- Drip metal
- Ice & water shield
- Synthetic underlayment
- Starter shingles
- Roofing material (shingles, metal, TPO)
- Ridge cap
- Valley metal
- Wall flashings
- Pipe flashings
- Roof vents or ridge vent
- Skylights & flashings
- Chimney flashings
Each of these components have different quality levels available. If you buy the cheapest of each one, you’ll save a bundle, but your roof may have some weak points. It’s not necessary to buy the most expensive components out there, if you’re looking for value it’s best to buy the ones that give you the most bang for your buck. This will increase the total roof replacement cost a bit, but you’ll be able to rest easy knowing your roof won’t fail because of a cheap component. You can find more info about the different roofing components here.
At New Heights Roofing, in our standard package referenced above for $800-$1000 per square, the total material costs are roughly $333 per square right now in the beginning of 2025. If you cut out as much as possible and bought the cheapest materials available you could spend less than $200 per square. This is an easy way to save a bundle of cash (Almost $4,000 on a 30 square roof), however the chances that these cheap materials fail soon after the install goes up quite a bit.
We offer a variety of packages with different types and qualities of materials so we can serve our clients based on their needs and budget. If you’d like to get some prices, give us a call at 208-770-9167 and we’ll come out, do an inspection, and lay out all your options for you – totally free.
As you can see, the materials you choose to put on your roof can change the cost of your roof replacement quite a bit. Unfortunately another factor is market prices go up regularly as well, already this year we’re scheduled to see a price increase April 1, 2025. And often times there are several of these price jumps each year.
How Pitch Changes the Cost Of Roof Replacement
The pitch of the roof is how steep it is. It’s measured in a rise / run formula. Basically how many inches up does the roof go for every 12 inches across. So a 5/12 roof goes 5” up for every 12” across.
There are basically 4 different “levels” of pitch when it comes to roofing.
Flat: 0/12-2/12 or 0°-13°
These roofs are easy to walk on, but they require special roofing products to be installed on them to keep the water out since they don’t shed water quickly.
Walkable: 3/12-6/12 or 14°-28°
These are the easiest roofs to work on. They are easy to walk on, and all the standard materials and installation practices can be used. If your roof falls in this range you’re in luck! You’ll save a bundle of money on your roof replacement since it’s easier for the workers to work on.
Barely Walkable: 7/12-9/12 or 29°-38°
As the pitch gets steeper, it gets harder to walk on the roof without sliding off, so special precautions need to be taken. This can include installing toe boards that can be walked on and to hold materials. These can take about 20-30% longer to install and will usually increase the total price by a little less than that.
Unwalkable: 10/12+ or 39°+
At about a 10/12, it becomes impossible to walk on the roof without sliding. At this pitch and steeper, toeboards or roof jacks are required every 6 ft or so up the roof to navigate the job. This will increase the time it takes to install the roof by about 50-60%.
How Existing Roof Layers Change the Roof Replacement Price
On any roof replacement, the best practice is to remove all the existing layers of roofing and underlayment so the roof decking (plywood) can be easily inspected and any damaged sheets replaced. If this step is skipped then a new roof could fail quickly because it’s not being nailed into sturdy plywood.
Each layer of roofing is attached with thousands of nails (or screws in the case of metal) and usually weighs multiple tons. There is a lot of labor involved with tearing off a layer of shingles from a home. When there are 2 or more layers of roofing it can double or even triple the amount of time it takes to remove the existing roof, plus there will be additional dump fees.
As far as just how much this will increase the price of your roof replacement, a good rule of thumb is that it will increase the price by about 10%-15% per extra layer of roofing that exists on your home.
If you’re not sure how many layers of roofing are on your home currently, you may be able to see by setting up a ladder and peeling back a corner of your roof to see what’s under the shingles. Though this can be hard to tell because there are multiple layers around the edge of the roof already (starter and the shingles themselves). Be careful though! The last thing you need is to have an accident and get injured. If you’d like to get a professional out to help give us a call and we’d be happy to check it out for you.
How Other Roof Details Change The Roof Replacement Cost
A roof can be very simple or very complex, it all depends on the shape of the home and what other details are on the roof.
A few different things that can increase the cost of your new roof are:
- Complexity: A roof that has a lot of small surfaces, returns, kick out, dormers, etc will make the roof harder to install, use more material, and increase the cost.
- Chimneys: A chimney on your roof will need new flashing installed around it, and some chimneys will need new counter flashing as well. These can increase the cost by $500-$2000 depending on size.
- Skylights: If your roof has skylights or sun tunnels these will need new flashings as well. And if your skylights are as old as your roof, it’s the best time to replace them to avoid the heat loss that can occur from old skylights. These can run anywhere from $500-$3000 each depending on size and type.
- Other details: If your roof has anything out of the ordinary, such as satellite dishes or a patio attachment, it will take extra time to remove and reinstall these and it will increase the price.
How Sales Tax Affects The Price of a New Roof
This is an easy one, but it does vary between the two states we work in: Washington and Idaho.
Sales Tax in Idaho
If you’re in Idaho, there should never be any sales tax on your proposal. If you get a roof replacement bid in Idaho and it has a line item for ‘Sales Tax’ then your contractor has either made a mistake or you are getting scammed into paying more than you should.
In Idaho, sales tax is paid on materials only by the contractor to the supplier at the time of purchase. This is an internal cost of materials and should not be passed on to homeowners.
Sales Tax in Washington
If you’re in Washington, your roof replacement proposal should have a line item for Sales Tax on it. If it does not, then you may find that you’ll be billed for the price of the bid, PLUS sales tax at the end of the job. This is one of those hidden costs that can sneak up on you if you’re not paying attention.
In Washington, businesses are required to pay sales tax on materials AND labor. Companies will not be required to pay sales tax on the materials when they buy them, so they have to charge sales tax on the final invoice to the homeowner.
Depending on the city or county you’re in will determine the amount of sales tax you have to pay. You can put your address into this sales tax tool to make sure you are being charged the correct amount of sales tax on your bill. Some counties only require 8.1% tax, so if you are being charged the Spokane City rate of 9.0% you’re paying too much!
How Unforeseen Work Changes the Roof Replacement Cost
Unforeseen work is extra work found during a roof replacement that would not be possible to know about beforehand. Examples of this are rotten plywood, rotten sub fascia, broken trusses, extra layers of felt paper, and sometimes other more bizarre occurrences.
With over 20 years of roofing experience, we’ve seen some crazy stuff when we remove an old roof. The most common issue we find is having to replace rotten plywood that was damaged from a leak in the previous roof. If this happens, it’s usually under $500, however if it’s found that your entire home needs new plywood (due to delamination or another issue) then you could be looking at an additional $10,000 depending on the size & pitch of your home.
Regardless of what it is, if something is discovered that must be fixed in order to complete the roof replacement, then the cost to fix it will be added to the final bill. Be sure you check with your contractor of choice how this extra work is handled so you’re well informed and don’t get surprised if something unforeseen happens.
Putting It All Together To Estimate Your Roof Replacement Cost
So let’s run through an example.
Let’s say you have a 25 SQ home that is mid-level complexity. We’ll start with a base cost of $800/SQ. 25 SQ x $800 = $20,000.
Now if it’s a ‘Barely Walkable’ pitch, like an 8/12, we’d have to add about 20% to that price for the extra labor it will take to remove and install the new roof. This brings our estimate to about $24,000.
If you know that your home is 2 layers, then we’d at another ~10% or $2400 to that, bringing the total to $26,400.
Because of the wide difference in roof shapes and complexities, we’d need to turn it into a price range with about a 20% room for variance, meaning your roof replacement cost will likely be somewhere between $21,120 – $31,680.
Depending on what quality/look of materials you’re looking for will change this further. If you’re looking for a budget package it will be less, if you want a nicer roof or a metal roof it will be more.
If you don’t want to do the math yourself we’ve put together a handy tool that you can use to get an instant roof replacement price estimate. You can plug your own numbers in and give it a try.
“How much will my roof replacement cost?”
This new roof price guide is not as exact as having someone come out to physically assess your roof in person, but it will give you a good idea on expected cost. There are additional factors that can change the price of roof replacement as well, but to explain every little thing would make this guide even longer than it is! I hope this guide was helpful and you feel better equipped to tackle your roof replacement project when it’s time to pull the trigger.
If you have any questions feel free to reach out to us at [email protected] and we’ll gladly help you out. And if you’d like to get an exact price from us that is backed by our Price-Lock Guarantee, give us a call at 208-770-9167 and we’ll come out, assess your roof, and lay out all your options for you.