There is no single “average” San Francisco roof, because the city’s roofs range from a flat membrane behind a Mission parapet to a steep slate-look roof on a Pacific Heights Victorian. The ranges below are the ones published in our San Francisco roofing guide. They assume about 2,000 square feet of roof surface and include tear-off and basic permit fees.
How much does a new roof cost in San Francisco by material?
| Roof system | Typical installed range (2,000 sq ft) | Typical lifespan |
|---|---|---|
| 3-tab asphalt shingle | $8,000 – $14,000 | 15–20 years |
| Architectural asphalt shingle | $12,000 – $22,000 | 25–35 years |
| Flat roof (TPO) | $10,000 – $22,000 | 20–30 years |
| Concrete tile | $16,000 – $26,000 | 40–50 years |
| Clay tile | $22,000 – $34,000 | 50+ years |
| Standing-seam metal | $38,000 – $55,000 | 40–70 years |
For larger or more complicated homes, our Bay Area-wide answer on how much a new roof costs gives $14,000–$32,000 for an asphalt shingle roof on a 1,800–2,400 sq ft home, with tile and standing-seam metal often $30,000–$60,000. Both sets of figures are ranges, not quotes.
Why do San Francisco roof quotes vary so much?
- Roof area, not floor area. Roofers price by the square (100 sq ft of roof surface). Overhangs and pitch add area, so a 2,000 sq ft house can have more or less than 2,000 sq ft of roof. See how price per square works.
- Height and pitch. A three-story building or a steep Victorian needs more fall protection, staging and labor than a one-story ranch.
- Tear-off layers. Older SF roofs often have two or more layers, and each one adds labor and disposal.
- Deck repair. Rotted sheathing only shows once the old roof is off. A good estimate prices it per sheet in advance.
- Flat-roof details. Parapet caps, scuppers, lightwells, skylights and the joint with the neighbor’s wall take time to rebuild properly.
- Access and the street. No driveway usually means a debris box on the street, material lifts and careful staging.
- Permit fees. The SF.gov reroofing permit page lists reroofing permit fees starting at $514 for single-family homes and duplexes and $714 for other buildings, with additional fees depending on the project (as listed when this answer was written).
What should a San Francisco roof estimate include?
Look for separate lines for tear-off and disposal, deck repair pricing, underlayment, flashing at walls, chimneys and skylights, ventilation, the roofing itself, the DBI permit and cleanup. If two bids differ by thousands of dollars, the difference is usually in those lines, not in the shingle. Our guide on how to read a roofing bid walks through each one.
How do I get the real price for my roof?
A table can tell you whether a number is in the right neighborhood. Only a measured roof can tell you the price. Book a free roof inspection and you get photos of what we found and an itemized written estimate for roof replacement, or a repair price if the roof has life left. For local permit and building details, see our page on roofing in San Francisco, and for hiring advice read how to choose a roofing company in San Francisco.
Related services and local pages
Official sources
Rules and maps change; confirm requirements for your address with your city or county building department.
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