A typical roof replacement in Kentucky, our service areas,  costs between $10,000 and $15,000, with most homeowners spending around $13,000. Please note that most of our customers end up paying $1,000-$2,000 out of pocket. However, this price can vary significantly, ranging from as low as $7,500 for a small, simple roof to over $40,000 for large, complex roofs with premium materials.

The cost is most accurately calculated per "roofing square," which is a 100-square-foot area. The price per square can range from $350 to over $1,800.

Several key factors determine the final cost of a roofing job:

Roofing Material: This is the largest variable.

• Asphalt Shingles: Most common and affordable, typically $350 - $700 per square.
• Architectural Shingles: A more durable, dimensional asphalt shingle, costing slightly more.
• Metal Roofing: Durable and long-lasting, ranging from $800 - $1,600 per square.

Slate or Tile: Premium, heavy, and very long-lasting materials that can cost $1,000 - $2,500+ per square.

Size and Pitch: A larger roof requires more materials and labor. A steeper roof (high pitch) is more dangerous and difficult to work on, increasing labor costs.

Labor Costs: Labor accounts for about 60% of the total cost and varies based on your geographic location and the contractor's experience.

Tear-Off and Disposal: The cost to remove and dispose of the old roofing material is factored into the quote. If there are multiple layers of old shingles, the cost will be higher.

Underlying Decking or Frame Repairs: If the roofer discovers rotted wood or structural damage after removing the old roof, repairs will add to the total cost.

Permits and Inspections: Many municipalities, including those around Bowling Green, KY, require a permit for a full roof replacement, which adds a fee to the project.

The reality is, the most important factor is choosing a contractor that has stood the test of time in business and has a good reputation. Most often than not, all companies in our local areas are very close within price to one another. So don't choose someone you can't even find on a google search, or someone you can't call and ask the licensing board about without getting a bad reaction.

The cheapest time of year to replace a roof is typically during the late fall and winter. This is considered the roofer's "off-season."

Here’s a breakdown of why and what to consider:

Why It's Cheaper: In late fall and especially winter, demand for roofing services plummets. The holiday season and cold, unpredictable weather mean fewer homeowners are scheduling projects. To keep their crews employed, roofing companies are often more willing to offer discounts and negotiate on price.

The Downside: Winter installations come with risks.

Weather Delays: Snow, ice, and freezing rain can halt work for days, extending the project timeline.

Material Installation: Asphalt shingles need heat from the sun to properly seal. In cold temperatures, this sealing process (thermal adhesion) can be incomplete, making shingles vulnerable to wind damage until warmer weather arrives. Professional installers may need to hand-seal each shingle, which can increase labor time.

The Best (Not Cheapest) Time: The late spring and early fall are generally considered the best times for a roof replacement. The weather is predictable and temperatures are moderate, which is ideal for materials to seal correctly and for the crew to work efficiently. However, this is also peak season, so prices will be at their highest and contractor schedules will be full.

Conclusion: If your primary goal is saving money and your roof is not actively leaking, scheduling a replacement for the off-season can lead to significant savings. Just be sure to hire an experienced contractor who understands the challenges of cold-weather installation.

Honestly, in Bowling Green and our surrounding areas, we no longer have a "slow" time. 

Keep in mind, a reputable roofer, with a searchable name online, is more likely to do whatever it takes to always complete your project. CMS Roofing would never risk our decades old reputation on a project. 

You should never pay for a full roofing job upfront. A reputable roofer will follow a standard payment structure that protects both you and their company. The payment process is typically broken down into two or three stages.

1. The Deposit (Down Payment)

Amount: A reasonable deposit is typically 10% to 30% of the total project cost.

Purpose: This initial payment is used to cover the cost of ordering materials (shingles, underlayment, etc.) and to officially schedule your job, securing a spot in the contractor's calendar.

Warning: Be extremely wary of any contractor who asks for 50% or more upfront. In some states, the maximum legally allowed deposit is capped. A large upfront payment is a major red flag for a potential scam.

2. Progress Payments (Less Common)

For very large, complex, or long-term projects, a roofer might schedule a progress payment mid-way through the job. This is not typical for a standard residential roof replacement that takes only a few days.

3. Final Payment

When to Pay: The final and largest portion of the payment is due only after the job is 100% complete.

Completion Checklist: Before making the final payment, ensure that:

All work outlined in the contract has been finished.

The crew has thoroughly cleaned your property of all debris, including running a magnetic nail finder over your lawn and driveway.

You have conducted a final walk-through with the project manager to inspect the work.

You have received all necessary documentation, like warranty information and a lien waiver.

Pro Tip: Always pay with a check or credit card, never cash. This creates a paper trail of your payments for your protection.

Spotting a bad roofing company early can save you from shoddy workmanship, financial loss, and major headaches. Here are the most common red flags to watch out for:

The #1 Red Flag to me personally is:

Unable to find on Google: This should be your first way of research. If you cannot find any information or only see bad information about the company and/or person, just walk away!

Demands a Large Deposit or "Cash-Only" Deal: As mentioned above, a demand for more than 30% upfront is a major warning sign. Likewise, a contractor who insists on being paid in cash may be trying to avoid taxes or a paper trail, which is unprofessional and risky for you.

No Proof of License or Insurance: A legitimate contractor will readily provide proof of their state license and, most importantly, their insurance. Ask to see certificates for both General Liability (covers damage to your property) and Worker's Compensation (covers injuries to their crew). If they can't provide these, do not hire them.

Vague or Missing Contract: A professional estimate is detailed and written. A bad contractor might give you a verbal quote or a contract with vague terms. Your contract should explicitly list the materials to be used, labor costs, payment schedule, and an estimated start and completion date.

No Local, Physical Address: Look for a company with an established presence in your community. A company that only uses a P.O. Box or has no local office may be a fly-by-night operation that will be impossible to find if problems arise later.

A "Too Good to Be True" Price: While everyone loves a deal, an exceptionally low bid is a red flag. It often means the company is using substandard materials, cutting corners on installation, or is not properly insured.

Poor Communication: If a contractor is hard to reach, doesn't return calls, or can't answer your questions clearly before you've even signed a contract, imagine how difficult they will be to deal with once they have your money.