What a New Roof Actually Costs in Ocean County, NJ

Every homeowner who calls us asks the same first question: what's this going to cost. It's a fair question, but the honest answer depends on more than a price per square foot. A cedar-sided split level in Bayville isn't the same job as a two-story colonial in Barnegat. Here's what actually drives the number.

Typical full-replacement range in Ocean County

For a standard residential tear-off and replacement with GAF Timberline HDZ architectural shingles (our default system), most jobs we book in Ocean County land between $9,000 and $18,000. A straightforward single-story ranch under 20 squares with easy ladder access sits on the low end. A two-story colonial with multiple dormers, a steep pitch, or skylights pushes toward the high end. Anything over 30 squares or with unusual roof geometry goes higher.

The cheapest bid you get is almost never the cheapest job once it's done. A contractor quoting $6,500 to replace a 22-square roof is either skipping the underlayment, using 3-tab shingles they bought on close-out, or planning to leave the old flashing in place. We've torn those roofs off inside of five years.

What's actually in our number

When we write a quote, it's itemized. You see every line. Here's what a real Ocean County replacement includes:

• Full tear-off and disposal of the existing roofing system down to the deck. Not a layover.
• Deck inspection. We walk the sheathing and replace any rotted or soft plywood at cost. This is where most surprise charges come from on other contractors' invoices. We tell you before we nail.
• Ice and water shield at every eave, valley, and penetration. This isn't optional on the Jersey Shore. One February ice-dam season without it and you're paying for drywall repairs.
• Synthetic underlayment across the entire field. Not felt.
• GAF Timberline HDZ architectural shingles. Stamped algae protection, Class A fire rating, 130 mph wind warranty with proper nailing.
• New drip edge, new step flashing, new pipe boots. Reusing old flashing is the fastest way to get a leak in year two.
• Ridge vent for proper attic ventilation. Most older Ocean County homes have undersized or blocked ventilation. We fix it while we're up there.
• Complete cleanup. Magnetic nail sweep of the driveway and lawn. Tarps down before we start.
• 50-year limited material warranty from GAF and a 10-year workmanship guarantee from us in writing.

What makes a roof cost more

Price moves up when any of these show up on a site visit:

• Steep pitch. Anything above 8/12 requires roof jacks or staging and slower work.
• Two or three stories. Ladder access vs. staging changes labor hours significantly.
• Multiple dormers, hips, or valleys. More cuts, more flashing, more labor.
• Skylights. We replace the flashing kits while we're up there. We don't reuse the old ones.
• Premium shingles. GAF Grand Sequoia, Camelot II, or designer lines add $1.50 to $4 per square foot over HDZ.
• Chimney work. If the chimney flashing or crown is compromised, we address it.

Signs you're getting played

If another contractor is within 10 percent of our number, that's market. If they're 30 percent cheaper, open the quote and look for what's missing. The usual suspects:

• No ice and water shield line item
• "Underlayment" with no product spec (means 15# felt, period)
• "Existing flashing reused" on a full replacement
• No mention of disposal fees (expect a change order)
• No workmanship warranty in writing

Next step

We come out, inspect the roof, photograph every problem area, and send you a written quote within 48 hours. No pressure. If your roof doesn't need replacing, we'll tell you and quote the repair instead.

Request a free inspection or call Stephen directly at (732) 703-7808.