We’ve replaced over 1,200 roofs in San Francisco since 2005. Here’s exactly how we do it, what it costs, and what you need to know before hiring a San Francisco roofing contractor.
How Much Does Roof Replacement Cost in San Francisco?
Most full roof replacements in San Francisco run between $8,000 and $30,000. The final price depends on three factors: roof size (measured in squares, where 1 square = 100 sq ft), material choice, and slope complexity. For a typical 2,000 sq ft home with a moderate pitch, expect $12,000–$18,000 for asphalt shingles. Flat roofs (common in the Richmond and Sunset districts) cost $10,000–$15,000 for modified bitumen or TPO. Slate and tile run $25,000–$40,000 due to weight and labor.
What determines your final cost?
- Roof size and layers: Removing two layers costs $500–$1,000 more than one.
- Pitch and accessibility: Steep roofs (8/12 pitch or higher) add 20–30% labor.
- Permits: San Francisco requires a building permit for any re-roof, typically $200–$500.
- Decking repair: If we find rotted plywood, expect $500–$2,000 extra.
We provide itemized quotes so you see every line. No hidden fees.
Our Step-by-Step Roof Replacement Process
Step 1: Free Inspection and Estimate
We climb onto your roof, check all flashings, vents, and decking, and measure every plane. Within 48 hours, you get a written proposal with material options, timeline, and total cost. We also check your attic for ventilation issues and moisture.
Step 2: Material Selection
You choose from our curated list of proven materials. We help you match durability to your budget and home style. See the material options section below for details.
Step 3: Permitting and Scheduling
We pull all required San Francisco permits and coordinate with your HOA if needed. Typical lead time is 2–4 weeks. We schedule around your availability.
Step 4: Tear-Off and Deck Prep
Our crew strips the old roof down to the deck. We inspect every board, replace any rotted or damaged plywood, and install new underlayment (felt or synthetic). For flat roofs, we check the slope and add tapered insulation if needed.
Step 5: Installation
We install your chosen material per manufacturer specs and local code. This includes new flashing at chimneys, vents, and walls, plus ice and water shield in valleys and eaves. Every nail is driven straight and at the right depth.
Step 6: Final Inspection and Cleanup
We walk the site with you, point out every detail, and answer questions. Then we magnet-sweep the property for stray nails and haul away all debris. You get a final invoice and warranty documents.
Roof Replacement Materials We Offer
Asphalt Shingles (Most Popular)
- Cost: $4.50–$6.50 per sq ft installed
- Lifespan: 20–30 years
- Best for: Victorian, Edwardian, and Craftsman homes
- Pros: Affordable, wide color range, easy to repair
- Cons: Shorter lifespan than premium materials
Architectural shingles (e.g., CertainTeed Landmark) cost 15% more but offer dimensional look and 50-mph wind resistance.
Metal Roofing
- Cost: $8.00–$14.00 per sq ft installed
- Lifespan: 40–70 years
- Best for: Modern homes, cottages, and flat-to-low-slope roofs
- Pros: Fire-resistant, energy-efficient, recyclable
- Cons: Higher upfront cost, can dent from hail
We install standing seam (aluminum or steel) and exposed fastener panels. Standing seam costs more but offers superior leak resistance.
Flat Roof Systems (TPO, PVC, Modified Bitumen)
- Cost: $6.00–$10.00 per sq ft installed
- Lifespan: 15–25 years
- Best for: Mid-century modern, contemporary, and multi-unit buildings
- Pros: Seamless membrane, reflective (cool roof), easy to inspect
- Cons: Requires professional repair, not walkable without care
We prefer TPO for its heat-welded seams and energy savings. Modified bitumen offers extra puncture resistance for rooftop decks.
Slate and Clay Tile
- Cost: $15.00–$25.00 per sq ft installed
- Lifespan: 50–100+ years
- Best for: Spanish Revival, Mission, and historic homes
- Pros: Unmatched beauty and longevity, fireproof
- Cons: Heavy—requires structural reinforcement, expensive
Can you install slate on a 100-year-old home? Yes, but we reinforce the framing first. We’ve done this on dozens of Noe Valley and Pacific Heights homes.
How Long Does Roof Replacement Take?
A typical residential roof replacement takes 2–5 days. Flat roofs usually take 1–3 days. Complex jobs (slate, multiple valleys, steep pitches) may take 5–7 days. We always include a weather buffer—San Francisco’s microclimates can shift fast.
What causes delays?
- Unforeseen deck rot (adds 1–2 days)
- Rain or high winds (we stop for safety)
- Custom material orders (slate can take 2 weeks to arrive)
We communicate daily so you know exactly where we stand.
Why Choose Fixit Roofers for Your Roof Replacement?
We’re a local San Francisco roofing contractor. We’ve been at this since 2005. Our crews live in the neighborhoods they serve—the Mission, Bernal Heights, Outer Sunset, and beyond. We know which materials handle the fog and which don’t.
We stand behind our work. Every roof we install carries a 10-year workmanship warranty. If a leak appears due to our installation, we fix it free. We also pass through all manufacturer warranties (typically 25–50 years on materials).
We don’t cut corners. We install ice and water shield on every roof, not just where code requires it. We use GAF or Owens Corning underlayment and CertainTeed or Tamko shingles. Our flashings are aluminum or copper—never galvanized steel that rusts.
We’re licensed and insured. We carry $2 million general liability and workers’ comp. We pull permits for every job. You get peace of mind, not surprises.
What Our Customers Say
> “Fixit Roofers replaced our entire flat roof in 3 days. They were professional, cleaned up every nail, and the price was exactly what they quoted. No surprises.” — Maria T., Outer Sunset
> “We had a complex slate replacement on our 1920s home. They reinforced the structure, matched the existing slate perfectly, and finished on schedule. Highly recommend.” — David L., Pacific Heights
Frequently Asked Questions
Do I need a permit for roof replacement in San Francisco?
Yes. San Francisco Building Department requires a permit for any re-roof. We handle all paperwork and scheduling for you. Permit fees typically run $200–$500 depending on scope.
Can you replace a roof in winter?
Yes. We work year-round. We pause during heavy rain but can install in dry spells. San Francisco’s mild winters (40s–50s) are actually fine for most materials.
What if my roof has multiple layers?
We always remove all old layers down to the deck. This lets us inspect the wood and ensures proper nailing. It also reduces weight on your structure. Two layers are common in older homes.
How do I know if I need a full replacement vs. repair?
If your roof has widespread curling, cracking, or missing granules, replacement is more cost-effective than repeated repairs. If you have leaks in multiple spots or your roof is over 20 years old, replacement is likely the smarter choice. We give you an honest assessment during the free inspection.
Ready to start? Call us at (415) 763-2948 or fill out our online form. We’ll schedule a free inspection within 48 hours. No obligation, no pressure—just straightforward advice from a San Francisco roofing contractor you can trust.