Is it time to replace the roof on your Franklin, TN, home? Is your biggest concern how much your roof replacement will cost?
Unfortunately, there’s no way around the fact that a quality roof is a large investment. So, it’s understandable that your biggest concern is pricing.
I can take the easy way out by giving you material costs to make it appear cheaper than it really is. However, this lack of transparency is a huge frustration for homeowners.
I’m tired of seeing misinformation or partial answers without full context.
For over 35 years, Bill Ragan Roofing has educated homeowners about everything cost-related when it comes to their roofing projects. So, let’s break down how much an entire roof replacement costs, specifically in Franklin, TN.
By the end of this article, you’ll have the answers to the following questions:
For a standard middle-class home, a roof replacement in 2025 should cost around $20,000 to $25,000 in Franklin, TN (give or take a little). Based on the 2024 COST VS VALUE REPORT, this is on par with the average cost for a new architectural asphalt shingle roof in the Middle Tennessee area.
However, roofs come in all shapes and sizes, plus the roofing material has a huge impact on pricing. So, let’s get more specific with cost per-square-foot based on the roofing material.
Below is the cost per square foot of the top roofing materials for a full roof replacement, including all labor and material costs.
|
Roofing Material |
2025 Roof Replacement Cost Per Square Foot |
|
$4.00 |
|
|
$6.40 |
|
|
$8.50 |
|
|
$4.50 |
|
|
$16.00 |
|
|
$30.00 - $50.00 |
|
|
$15.00 - $20.00 |
|
|
$25.00 |
|
|
$25.00 - $30.00 |
|
|
$14.00 |
|
|
$14.00 |
|
|
$14.00 |
(Click the link on an individual roofing material to learn more)
The numbers above aren’t exact, but you can apply them to your roof’s square footage for a more accurate idea of your new roof’s cost. This also helps you determine which roofing material is right for your budget.
Just know that due to consistent increases in material prices, roofing costs will continue to rise in 2025 and going into 2026 in Middle Tennessee and across the United States.
I’m sure seeing the cost numbers above gave you some sticker shock, but as I said in the beginning, a roof replacement is a large investment. Keep in mind that the roofing material, supplier prices in our area, and the Franklin roofing contractor you hire have the biggest impact on pricing.
However, there's much more that must be considered when estimating your roof replacement’s cost. Let’s look at the factors that directly affect the cost of a roof replacement in Franklin, TN.
Labor costs are factored into every line item on an estimate. So, if anything takes time and labor, it will increase a roof replacement’s labor costs.
Unfortunately, there’s no set price for labor and time because it depends on the Franklin roofing contractor you hire. But the more manpower and time it takes to replace your roof, the higher the cost.
During the tear-off process, your old roof is ripped up until there's only a clean roof deck. Once All the torn off debris will then be loaded into a dump truck or trailer to be taken to a dump of the contractor’s choice.
The dumpsites in Middle Tennessee charge significant fees for this service, which means disposing of your old roof always factors into the roof replacement's cost. Like everything else, a labor cost is also associated with the crew member who dumps your old roof.
Tearing off your old roof has an associated labor cost and dump fees. But if your roof has more than one layer, it requires more labor and increases the amount of debris coming off your roof.
This not only increases labor costs but also the dump fees when getting rid of the torn-off materials. There will be an initial labor and dump fee for the first layer, plus an added cost for each additional layer.
As you know, the roofing material plays a huge role in pricing. However, the other components that get installed during a roof replacement also add to the cost.
Including the main roofing material, the components you'll pay for when getting a new roof are:
Every component and material listed here should be included in your roof replacement. If just one is missing or left off to save money, I guarantee you’ll have problems.
A roofing contractor uses a designated access point for every part of the roof replacement process. The harder your roof is to access, the more it adds to the cost.
Some things that make a roof hard to access are:
Even if the roofs are the exact same, a home with an easy access point will have lower labor costs than a home with the things listed above.
The most obvious thing that affects your roof replacement's cost is the size, either measured in squares or square footage. Your roof’s square footage affects the amount of materials used, labor, and time needed to complete the job.
I say square footage because it’s what homeowners are familiar with. However, you’ll also hear a roofing contractor say “price per roofing square” (100 square feet).
Roof pitch is your roof's slope (angle), which can go from flat to almost completely vertical. The steeper the roof pitch, the more it costs to replace due to moving slower and safely.
Pitch will always play a huge role in pricing, especially labor costs. However, steep pitches can also create more square footage, which also increase material prices.
Complexity is how your roof is cut up with different facets, hips, valleys, and stories off the ground. Your roof’s complexity has a huge impact on the cost based on how it’s cut up with different facets, hips, valleys, and stories off the ground.
Just like with pitch, a roof with a high number of facets at multiple angles, hips, valleys, and two or more stories off the ground is more difficult and takes a lot longer to roof than a ranch-style home’s roof.
A roof penetration is anything that comes through your roof, like plumbing vents, gas vents, kitchen/bathroom vents, skylights, and chimneys. The more penetrations your roof has, the more it impacts the cost.
Smaller pipes or vents won’t impact much, but skylights and chimneys add more to a new roof’s cost because they take longer to flash and work around.
You now have an idea of how much a roof replacement costs in Franklin, TN, and what directly impacts pricing. If you want an estimated price from us, check out our Pricing page.
After learning about cost, you next need to find a Franklin roofing contractor you can trust for an honest roof assessment. If you like transparency and honesty, we’re here to provide a free roof replacement estimate.
Since 1990, Bill Ragan Roofing has provided thousands of residents in Franklin, Brentwood, Nashville, and surrounding Middle Tennessee areas with long-lasting roofs. We take pride in every aspect of our roofing projects, which is why we proudly offer a lifetime craftsmanship guarantee on our workmanship.
Get a Free Quote here or call our office at (615) 242-0333 today to schedule your free inspection for your upcoming roof replacement.