A roof replacement in the Chicago south suburbs costs between $9,000 and $40,000 in 2026, depending on the size of the roof and the material you choose. Most single-family homes fall in the $13,500 to $22,000 range for architectural asphalt shingles installed. A 2,200-square-foot asphalt roof in Frankfort (60423) runs $14,800 to $19,400 this year. If financed over 24 months through a qualified plan, that is roughly $620 to $810 per month. The exact number for your home depends on roof size, pitch, the number of old layers being removed, and whether the wood deck underneath needs repair — and the only way to know it is a written, line-item estimate.
Get the full picture before you call anyone: real 2026 pricing tables by home size and material, the math on repair versus replacement, how Chicagoland financing actually works, and a checklist for vetting a contractor — from Frankfort’s historic district to the subdivisions along Route 30 in Joliet, Lockport, Orland Park, and across the Southland. ASI Construction replaced 1,200 roofs in the south suburbs in 2025. The job in your zip code starts with a written line-item estimate. We are headquartered in Oakbrook Terrace, hold Owens Corning Platinum Preferred Contractor status, and put every price in writing.
Get a written estimate, not a sales pitch.
Book your free 45-minute inspection → We measure the roof, photograph every slope, check attic ventilation, and email a line-item estimate within 48 hours.
Quick Answer: How Much Does a Roof Replacement Cost in Chicago?
For a typical south-suburban single-family home in 2026:
|
Roof type |
Installed price range |
Most homeowners pay |
|
3-tab asphalt shingles |
$9,000 – $14,000 |
~$11,000 |
|
Architectural asphalt shingles |
$13,500 – $22,000 |
~$17,000 |
|
Class 4 impact-resistant shingles |
$15,000 – $24,000 |
~$19,000 |
|
Metal (standing seam) |
$24,000 – $40,000 |
~$31,000 |
|
Synthetic composite (Brava-class) |
$24,000 – $44,000 |
~$33,000 |
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These ranges include tear-off of the old roof, materials, labor, permits, and cleanup for a standard gable roof with one existing layer. Steeper roofs, multiple old layers, and complex shapes (hips, dormers, multiple slopes) add to the total. Each line of that number is itemized in this guide, so you can read your own estimate the way a professional reads a vendor contract.
What Drives the Cost of a Roof Replacement in Chicagoland
Roof pricing is not arbitrary. Five variables explain almost every dollar of difference between two quotes on the same street.
1. Roof size, measured in actual surface area
Roofing is priced per square foot of roof surface, not per square foot of living space. A 1,500-square-foot home often has 1,800 to 2,100 square feet of roof once pitch and overhangs are counted. Contractors measure in “squares,” where one square equals 100 square feet of roof. A 2,000-square-foot roof is 20 squares. When you compare quotes, confirm that every bidder measured the same roof area — a 15% measurement difference is the single most common reason two estimates look far apart.
2. Material
Material is the largest cost driver after size. Asphalt shingles are the most affordable roofing material, while metal and synthetics cost two to three times more but can last decades longer. The material-by-material comparison below sets out 2026 installed pricing and lifespans for each type.
3. Pitch and complexity
Chicago bungalows and many south-suburban homes have hip roofs with multiple faces, which raises labor 15% to 25% over a simple gable of the same area. A steep pitch requires safety staging and slows crews, adding another 20% to 30% in labor. Skylights, chimneys, dormers, and multiple valleys each add flashing work and time.
4. Tearing off existing layers
Removing the old roof typically costs $1.00 to $4.00 per square foot, or roughly $1,000 to $3,000 on an average home. Two old layers cost more than one because of the extra weight, labor, and landfill tipping fees. Illinois code generally limits a roof to two layers, so a second layer almost always means a full tear-off.
5. Hidden conditions under the shingles
Until the old roof is off, no one can see the wooden deck. Rotted or delaminated plywood (“decking”) is replaced by the sheet, usually $60 to $100 per 4-by-8 sheet installed. A reputable estimate states the per-sheet decking price up front, so a surprise on tear-off day is a known number, not a renegotiation. ASI lists decking, flashing, and ventilation as separate line items so you see exactly what you are paying for.
2026 Chicagoland Roof Replacement Cost — By Home Size
This table shows installed pricing for architectural asphalt shingles, the most common choice in the south suburbs, on a standard gable roof with one existing layer removed. Architectural shingles are the dimensional, laminated shingles most homeowners picture when they think “new roof.”
|
Roof surface area |
Squares |
2026 installed price |
Example home |
|
~1,400 sq ft |
14 |
$9,500 – $12,500 |
Small ranch / bungalow |
|
~1,700 sq ft |
17 |
$11,500 – $15,000 |
Mid-size ranch |
|
~2,000 sq ft |
20 |
$13,500 – $17,800 |
Typical two-story |
|
~2,200 sq ft |
22 |
$14,800 – $19,400 |
Larger two-story (Frankfort, Lockport) |
|
~2,500 sq ft |
25 |
$16,800 – $22,000 |
Four-bedroom colonial |
|
~3,000 sq ft |
30 |
$20,000 – $26,500 |
Large home / complex roof |
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Add roughly 15% to 30% for a steep pitch or a roof with multiple hips, dormers, and valleys. Add the cost of any decking replacement found upon tear-off. Subtract nothing for “package deals” until you see the line-item scope — a low headline price usually means something was left out.
2026 Roof Replacement Cost — By Material
These prices are fully installed — materials plus labor, tear-off, and cleanup — on a typical 2,000-square-foot south-suburban roof in 2026.
|
Material |
Project total (2,000 sq ft) |
Expected lifespan |
|
3-tab asphalt shingles |
$9,000 – $12,000 |
15 – 20 years |
|
Architectural asphalt shingles |
$13,500 – $17,800 |
25 – 30 years |
|
Class 4 impact-resistant shingles |
$15,000 – $21,000 |
25 – 30 years |
|
Metal shingle |
$18,000 – $26,000 |
40 – 50 years |
|
Standing-seam metal |
$24,000 – $36,000 |
40 – 60 years |
|
Synthetic composite (Brava-class) |
$24,000 – $40,000 |
50+ years |
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Flat and low-slope roofs (porches, additions, two-flats, and many commercial buildings) use membrane systems rather than shingles. In 2026, these run, fully installed:
- TPO $8.50–$14.00/sq ft
- EPDM rubber $6.00–$10.00/sq ft
- PVC $9.00–$15.00/sq ft
- Modified bitumen $6.00–$11.00/sq ft
A typical flat-roof project costs between $12,000 and $25,000, depending on size and system. ASI installs TPO, EPDM, PVC, and modified bitumen for low-slope residential and commercial roofing work through Versico Roofing.
Asphalt shingles: the south-suburban default
Architectural asphalt from Owens Corning is the right material for most homes here. It carries a 25- to 30-year service life, handles Chicago’s freeze-thaw cycles well, and — when installed by an Owens Corning Platinum Preferred Contractor — qualifies for an upgraded manufacturer warranty most homeowners cannot get from a non-credentialed installer. ASI also installs CertainTeed shingle systems for homeowners who prefer that line. The Class 4 impact-resistant upgrade costs about 10% to 15% more and meets the UL 2218 standard, which qualifies for a hail-discount on homeowners’ premiums from most Illinois insurers. In a region that takes several hail events a year, that discount frequently pays back a meaningful share of the upgrade over the life of the roof.
Metal: long life, higher entry cost
Standing-seam metal lasts 40 to 60 years and sheds snow and ice well, which matters on north-facing south-suburban slopes prone to ice dams. The trade-off is the entry cost — roughly double architectural asphalt — and a specialized install. Metal makes the most sense for homeowners planning to stay in the house for decades.
Synthetic composite: the low-maintenance premium tier
Brava synthetic shake and slate replicate the look of cedar or natural slate at a fraction of the weight, with an engineered 50+ year life. This is the closest thing to maintenance-free roofing available: no painting, no sealing, no annual treatment, and a 50-year warranty. As an authorized Brava installer, ASI fits homeowners who want a distinctive, long-life roof — frequently in the Hinsdale and Burr Ridge market and in south-suburban neighborhoods with strict HOA appearance rules where a uniform, premium roofline matters at resale.
A note on “maintenance-free.”
No roof is completely maintenance-free — every roof benefits from a seasonal inspection and clean gutters. Brava synthetic and Owens Corning architectural systems come closest: no painting, no sealing, and a 50-year non-prorated warranty on the qualifying products. We use that term only with the product specs attached, never as a slogan.
Chicagoland-Specific Cost Factors: Climate, Code, and County
A roof in the south suburbs faces conditions a roof in a milder region never sees, and those conditions show up in both the price and the right material choice. Understanding them is how you tell a quote that accounts for local reality from one that does not.
Freeze-thaw and ice dams
Chicago’s winters cycle above and below freezing repeatedly. Each cycle expands and contracts shingles, flashing, and sealant, and drives water into any gap. The bigger threat is ice damming: snow melts over a warm attic, refreezes at the cold eave, and backs water up under the shingles. A roof built for this region includes an ice-and-water shield membrane at the eaves, valleys, and penetrations — not just felt — and adequate attic ventilation to keep the deck cold. If a quote does not mention ice-and-water shield or ventilation, ask why. Skipping it saves the contractor money and costs you a leak in February.
Attic ventilation
Proper intake-and-exhaust ventilation extends shingle life, lowers summer cooling bills, and is part of qualifying for a full manufacturer warranty. Many older south-suburban homes are under-ventilated. A correct estimate evaluates ventilation and prices any needed ridge vent, soffit vent, or baffle work as its own line — it is not an upsell, it is a warranty requirement on most modern systems.
Permits and code by county
Roofing permits in Cook and Will County generally run $165 to $550, depending on the municipality, and a licensed contractor pulls the permit in your name. A quote that omits the permit is either incomplete or planning to skip it, and an unpermitted roof can surface as a problem at resale or with an insurance claim. Illinois code also generally limits a roof to two layers, which is why a home with two existing layers needs a full tear-off rather than a third overlay.
Housing stock age
The dominant housing stock across the south and southwest suburbs was built between 1950 and 2000, with a large share of homes going up in the 1995–2005 window. Those roofs are now 20 to 30 years old — at or past the service life of the original architectural shingles. That single fact explains why so many south-suburban homeowners are facing a replacement decision at nearly the same time, and why getting accurate pricing now, before a failure forces a rushed choice, is the stronger financial position.
Signs Your Roof Is at the End of Its Life
Before you weigh repair against replacement, it helps to read what the roof is already telling you. Most of these signs are visible from the ground or a ladder at the eave — you do not need to walk on the roof, and you should not. Check for the following, and photograph anything you find so an inspector can confirm it.
- Age. Architectural asphalt lasts 25 to 30 years; 3-tab lasts 15 to 20. If your roof went on between 1995 and 2005 — the build window for a large share of Southland homes — it is at or past that mark regardless of how it looks from the curb.
- Granules in the gutters. Asphalt shingles shed protective granules as they age. Coarse, sand-like grit collecting in gutters and at downspout splash blocks is one of the earliest reliable signals that the surface is wearing through.
- Bald or shiny patches. Once granules are gone, the black asphalt mat shows through. Bald spots across multiple slopes, rather than one isolated patch, point to the end of serviceable life rather than the need for a single repair.
- Curling, cupping, or clawing shingles. Edges that turn up (cupping) or centers that lift (clawing) mean the shingle has dried out and lost flexibility. Curled shingles no longer seal against wind and are the next to blow off in a storm.
- Cracked, missing, or lifted shingles. Scattered gaps after a wind event may be repairable; widespread cracking and lifting across the field is end-of-life.
- Failing flashing. Rust, gaps, or lifted metal around the chimney, in valleys, and at wall junctions is a common leak origin. Flashing often fails before the field shingles do.
- Sagging rooflines or a spongy deck. A visible dip in the ridge or eave line suggests the wood deck or structure underneath has taken on moisture. This is a stop-everything sign — book an inspection promptly.
- Attic clues. From inside the attic on a bright day, seeing daylight through the boards, water staining on the underside of the deck, or damp insulation all indicate active or past water entry.
- Interior staining. Brown rings on ceilings, peeling paint at the top of exterior walls, or a musty smell in upstairs rooms mean water has already moved past the roof surface.
One or two of these on an otherwise young roof usually point to a targeted repair. Several of them together — especially age plus granule loss plus curling — means the roof is near the end of its service life, and spending on repairs is likely throwing money at a roof that needs replacing within a year or two. If you are seeing the second pattern, the cost-of-delay math is the calculation that should drive the decision.
A free 45-minute inspection settles the question with photos rather than guesswork: we document every slope, check the attic and ventilation, and email a written assessment so you decide the next step with evidence in hand.
Repair vs. Replacement: The Math That Actually Decides It
The most expensive roofing mistake in the south suburbs is waiting. A homeowner sees a small ceiling stain, decides it can wait until next year, and turns a $400 repair into a $4,200 project once water reaches the decking, insulation, and drywall. Roofs do not get cheaper by being ignored; they get more expensive on a predictable curve.
When replacement is the right call
Replacement is the better investment when repair is throwing money at a roof at the end of its life:
- The roof is 20+ years old (most homes built between 1995 and 2005 are now there).
- Shingles are curling, cupping, or losing granules across multiple slopes.
- You can see granule loss from the ground, or you are finding granules in the gutters.
- There are multiple leaks, or leaks keep returning after repairs.
- There are two existing layers — code generally requires a full tear-off rather than a third layer.
When repair is the right call
Repair makes financial sense when the roof has real service life left, and the problem is localized:
- The roof is under 12 to 15 years old, and the damage is confined to one slope or a single flashing detail.
- A storm tore off a section, but the rest of the field is sound.
- A single pipe boot, valley, or chimney flashing is leaking.
- Typical repair cost: $400 to $1,500, depending on access and the cause.
Roofs in Joliet built between 1995 and 2005 are at 20+ years of service. After last March’s hail, half of them show granule loss visible from the ground. If your roof is in that group, paying for a repair this year and a replacement in two years usually costs more than one replacement now — and leaves your home exposed in between.
The cost-of-delay calculation
A leak ignored for 90 days does not stay a leak. Water tracks into the decking, soaks insulation, and reaches drywall and framing. The mold remediation, decking replacement, and interior repairs that follow turn a $400 roof repair into a $4,000-plus project — before you have spent a dollar on the actual roof. The honest framing for any homeowner is simple: the question is rarely whether to spend the money, but whether to spend a little now or a lot later. A skipped inspection is usually the first link in that chain, and the cost of skipping roof inspections climbs the longer a small problem sits.
Roof Financing in Chicago Southside: What a New Roof Actually Costs Per Month
For most south-suburban homeowners, the largest financial asset they own is their house — and the roof is what protects it. Financing a roof is not borrowing for a luxury; it is spreading the cost of protecting your equity over time instead of draining savings at once. ASI offers affordable roofing financing through our lending partner, Improvifi, with terms designed for exactly this purpose.
The monthly math, in plain numbers
Take the 2,200-square-foot Frankfort roof from the top of this guide at $14,800 to $19,400:
- 24-month plan (qualified buyers): roughly $620 to $810 per month.
- Longer term, representative example: $17,000 financed over 120 months at a representative 9.99% APR is about $225 per month.
Promotional 0% APR windows are available for qualified applicants through Improvifi, and longer fixed-rate terms spread the cost further at a published APR. Your actual rate depends on your credit score and the term you choose, and it is stated in writing before you sign — never a verbal “around.” We name the partner, state the APR, and show the term length, because a budget-conscious homeowner deserves the real number, not a teaser.
How to compare roofing financing without getting burned
A research-first homeowner reads loan terms the way they read a work contract — so here is what to check:
- APR, not just the rate. APR includes fees; a low rate with a big origination fee can cost more.
- Deferred-interest traps. Some “0% for 24 months” offers charge all the back-interest at 25%+ APR if you miss the payoff date by a day. Confirm whether the promotional rate is true 0% or deferred interest.
- Term length and total interest. A longer term for your roof can lower your monthly payments, but may raise total interest paid. Run both numbers.
- Prepayment penalties. Confirm you can pay early without a fee.
Compare any contractor financing against a home-equity loan or HELOC (often 8% to 10% in 2026) and a personal loan (7.99% to 24%). We are not a lawyer or a financial advisor, and the figures here are illustrative — the point is to put real math in front of you so you can make your own call.
Never see a price hidden behind a form.
Our cost pages publish real 2026 ranges in the first scroll. Start with a written estimate.
Storm and Hail Damage: What to Do Before You Call Anyone
The south suburbs have several hail and wind events a year, and a major storm sends a wave of out-of-area “storm chasers” into the region, knocking on doors. Here is the order of operations that protects you:
- Document first. Photograph the roof from the ground, any interior stains, and any debris. Note the storm date.
- Call your insurance carrier to open a claim before you authorize any work. A reputable contractor will inspect and document for you, but will not pressure you to sign before the carrier is involved.
- Then call a local, licensed contractor with a verifiable address and credentials — not the truck that showed up after the storm.
Be cautious of any roofing contractor who asks you to sign over your insurance claim, demands a large deposit before materials are ordered, or only gives verbal quotes. Those are the patterns that leave homeowners with half-finished roofs. ASI documents storm damage with dated, slope-by-slope photos and provides a written scope you can hand directly to your adjuster. Catching hail damage on your roof within the first 72 hours is what protects the claim, and ASI’s storm-damage roofing work is organized around that window.
How to Choose the Best Roofing Company in the South Suburbs
“Best roofing company in the South Suburbs Chicago” is a question worth answering with evidence, not adjectives. A roofer earns the word best by what they can prove, so vet every bidder — including us — against the same checklist. This is the framework a professional uses to evaluate any vendor.
The 10-question contractor-vetting checklist
- Are you licensed and insured in Illinois? Ask for their business license number and a certificate of insurance, and confirm both are current.
- What is your physical address? A real local office in or near the south suburbs is a baseline. A P.O. box address or out-of-state plate is a flag.
- What manufacturer credentials do you hold? Owens Corning Platinum Preferred and Brava authorized installer status are earned, not bought, and they unlock warranties that a non-credentialed roofer cannot offer.
- Will you provide a written, line-item estimate? Material, labor, tear-off, decking price-per-sheet, flashing, ventilation, permit, and cleanup should each appear as a line. Decline verbal-only quotes.
- How do you handle decking surprises? A clear per-sheet price agreed before the tear-off prevents a renegotiation on the day.
- What warranties apply, and are they transferable? Separate the workmanship warranty from the manufacturer’s warranty, and confirm transfer to the next owner.
- Can I see recent local job photos and references? Ask for projects in your town or a neighboring one.
- What is your Google rating and review count, and your BBB rating? Verify them yourself rather than taking the claim.
- What is the payment schedule? Be wary of large upfront deposits before materials are ordered.
- Who is on site, and is the crew employed or subcontracted? Either can be fine; you simply want to know.
Red flags that should end the conversation
- A price quoted before anyone measured the roof.
- Pressure to sign today, or a “this week only” discount.
- A request to sign over your insurance claim.
- A quote with no line items or a verbal number only.
- No verifiable license, insurance, or physical address.
The same ten questions worth asking any roofing contractor apply whether you are calling ASI or comparing three other bids.
What a Written Line-Item Estimate Includes
A line-item estimate is the document that separates a real contractor from a salesperson. It lets you compare two bids apples-to-apples and read exactly what you are buying. Every ASI estimate breaks the job into these lines, and you should expect the same from anyone you ask to bid:
- Roof measurement — total squares, by slope, so every bidder is pricing the same roof.
- Tear-off and disposal — number of existing layers removed, dumpster, and tipping fees.
- Decking — the agreed price per 4-by-8 sheet for any rotted wood found on tear-off, set before the job so there is no day-of renegotiation.
- Underlayment and ice-and-water shield — what goes down at eaves, valleys, and penetrations.
- Shingles or membrane — the exact manufacturer, product line, and color.
- Flashing — chimney, wall, valley, and pipe-boot details, repaired or replaced.
- Ventilation — any ridge vent, soffit, or baffle work needed for warranty and performance.
- Permit — pulled in your name, with the fee shown.
- Warranty — workmanship coverage and the manufacturer’s warranty are stated separately.
- Cleanup — magnetic nail sweep and debris haul-away.
- Total and financing — the all-in price, and the monthly figure if financed, with the APR and term.
When two estimates look far apart, the difference is almost always in these lines — a thinner underlayment, no ice-and-water shield, fewer nails per shingle, or a missing permit. The lowest headline number is rarely the lowest real cost. A homeowner who reads contracts for a living already knows this; the line-item format simply puts the comparison in plain sight.
Why ASI Construction Is Built to Last
ASI Construction is a family-owned exterior contractor founded in 2013, headquartered in Burr Ridge, IL, with crews who live and work in the south and southwest suburbs. We do not ask you to trust us — we show you the facts a careful homeowner verifies before calling.
What we can prove:
- 1,200 roofs replaced in the south suburbs in 2025 — verifiable local volume across Will County and south Cook County.
- 1,000+ projects completed since 2013, backed by 30+ years of combined crew experience.
- Owens Corning Platinum Preferred Contractor — the manufacturer’s top installer credential, held by a small fraction of roofers.
- Brava authorized installer — premium synthetic roofing certification.
- Globee Award and manufacturer Partner Award — independent, manufacturer-recognized performance credentials.
- 50-year non-prorated, transferable Owens Corning warranty on qualifying systems — it transfers to the next owner and protects your home’s resale value.
- Licensed and insured in Illinois — license number visible on every page: [LICENSE #104.017822, 105.008909 ].
- 4.9+ average Google rating across 450+ reviews, and an A+ BBB rating.
- Written line-item estimate within 48 hours — zero verbal-only quotes.
- English, Spanish, and Polish spoken; storm response available Monday through Sunday, 24/7.
The warranty: where "Built to Last" earns its place
A roof is only as good as the warranty behind it. On qualifying Owens Corning systems, ASI installs to the standard required for the 50-year non-prorated manufacturer warranty — non-prorated meaning the coverage does not shrink as the roof ages — and that warranty transfers to the next owner of the home. For a homeowner whose net worth is tied up in the house, a transferable warranty is a resale asset, not a piece of paper. Built to last is not a slogan here; it is a 50-year, transferable, manufacturer-backed commitment with the credential to back it.
What the free inspection actually involves
On a free 45-minute inspection, we measure the roof, photograph every slope, check attic ventilation, and email a written, line-item estimate within 48 hours. You decide what to do next. There is no obligation, no pressure, and no price hidden behind a phone number.
Written estimate in 48 hours. You decide what happens next.
Roof Replacement Across the Chicago South Suburbs
No two towns in the Southside present the same roof. Build dates, dominant roof styles, and even which office issues the permit shift as you move across Will County and south Cook County — and each of those changes what a replacement costs and how it gets scoped.
The largest concentration of replacement-age roofs sits in Joliet, where rapid 1990s and early-2000s growth — much of it in west-side subdivisions — put up thousands of homes now passing the 20-to-30-year mark; roughly 14,000 of the city’s housing units were built after 2000 alone. The same wave runs through Plainfield, which grew from about 4,500 residents in 1990 to more than 37,000 by 2007, with around two-thirds of its homes built after 2000 — a large block of original architectural-shingle roofs now reaching the end of its service life on nearly the same schedule. Frankfort spans a wider range, pairing a compact historic district around Breidert Green with the many newer subdivisions that fill out the rest of the village, so its estimates run from straightforward asphalt re-roofs to steeper, multi-slope jobs that carry the 15-to-30% complexity premium. Older stock in Lockport and Oak Forest skews toward roofs at or past their original service life, where a full tear-off is more common than another overlay.
Across the south Cook line, Orland Park and Tinley Park carry decades of subdivision growth — Orland Park’s running from late-1950s tracts to communities built into the 2000s, Tinley Park’s from 1970s neighborhoods through late-1990s and 2000s development — and a large share of those homes sit in HOA subdivisions. Where an HOA sets architectural standards, matching the existing roof’s profile and color can weigh as much as the price, which is part of why dimensional Owens Corning shingles and Brava synthetic come up in those conversations. Permitting works town by town here, too: each municipality issues its own, with the county handling unincorporated areas, and ASI pulls the permit in your name wherever the home sits.
Farther west, the math tilts toward premium materials. Hinsdale runs a Historic Preservation Commission that reviews exterior changes on landmarked homes, and its stock of older, high-value houses makes the cedar- and slate-look of Brava synthetic a natural fit — the same pattern that holds in Burr Ridge, where ASI is headquartered. Around Naperville, a larger-home stock means more roofs fall in the 2,500-to-3,000-square-foot range, which puts typical projects in the $17,000-to-$26,500 band.
Your Next Step
You now have the 2026 numbers, the repair-versus-replace math, the financing breakdown, and the checklist for vetting any roofer in the Southside. The last step is the one piece this guide cannot give you: the exact line-item price for your roof.
Book your free 45-minute inspection → We measure, photograph every slope, check ventilation, and email a written estimate within 48 hours. You decide what happens next — Built to Last, in writing, before you commit a dollar.
ASI Construction · Licensed & insured in Illinois ([LICENSE # 104.017822, 105.008909]) · Owens Corning Platinum Preferred Contractor · Brava authorized installer · Headquartered in Burr Ridge, IL · Serving the Chicago south, southwest, west, and north suburbs.
Frequently Asked Questions
How much does a roof replacement cost in Chicago in 2026?
A roof replacement in the Chicago south suburbs costs $9,000 to $40,000 in 2026, depending on size and material. Most single-family homes pay $13,500 to $22,000 for architectural asphalt shingles installed, including tear-off, materials, labor, permits, and cleanup. A 2,200-square-foot asphalt roof runs $14,800 to $19,400.
What is the cost per square foot to replace a roof in the south suburbs?
In 2026, fully installed prices run roughly $4.50–$6.00 per square foot for 3-tab asphalt, $6.50–$9.00 for architectural asphalt, $7.50–$10.50 for Class 4 impact-resistant shingles, $9.00–$13.00 for metal shingles, $12.00–$18.00 for standing-seam metal, and $12.00–$20.00 for synthetic composite. Prices include labor and materials.
Should I repair or replace my roof?
Repair if the roof is under 12 to 15 years old and the damage is localized — typically $400 to $1,500. Replace if the roof is 20+ years old, shows granule loss or curling across multiple slopes, or has recurring leaks. Most south-suburban homes built between 1995 and 2005 are now at or past the point where replacement is the better investment.
Can I finance a roof replacement?
Yes. ASI offers financing through Improvifi, including promotional 0% APR windows for qualified buyers and longer fixed-rate terms at a published APR. A $17,000 roof financed over 120 months at a representative 9.99% APR is about $225 per month. Your actual rate is stated in writing before you sign.
Does a new roof qualify for an insurance discount?
Class 4 impact-resistant shingles meet the UL 2218 standard and qualify for a hail-resistance discount on homeowners’ premiums from most Illinois insurers, which can offset a meaningful share of the upgrade cost over the life of the roof.
How long does a roof replacement take?
A typical single-family asphalt roof is completed in one to two days, depending on size, pitch, and conditions found on the tear-off. Metal and synthetic systems take longer.
What roofing warranty does ASI offer?
On qualifying Owens Corning systems, ASI installs to the standard required for the 50-year non-prorated manufacturer warranty, which transfers to the next owner of the home. Workmanship coverage is stated separately on your estimate.
Do you offer free inspections?
Yes. The free 45-minute inspection includes roof measurement, slope-by-slope photos, an attic ventilation check, and a written line-item estimate emailed within 48 hours, with no obligation.
