The roof itself can go on quickly. GAF says an asphalt shingle replacement on an average-sized home can often be completed in one to two days. The whole project, from first estimate to final inspection, takes longer, because bids, the contract, a permit, material delivery and scheduling come first. Ask each bidder for dates in writing.
What are the phases of a roof replacement, from first estimate to finished roof?
A roof replacement has eight phases: getting bids, signing a contract, a permit where one is required, ordering and delivering materials, getting on the crew’s schedule, tear-off and installation, inspection, and cleanup. The work on the roof is one or two of them, and the others happen around it.
| Phase | What happens and what can stretch it | What to ask |
|---|---|---|
| 1. Getting bids | Contractors look at the roof or the scope and send written bids. The time depends on how many contractors you ask, how fast each one responds, and whether their questions need answers first. | By what date will you send a written bid? |
| 2. Contract | You choose a bid and sign. Time goes to comparing bids, asking about differences and settling any change to the scope before you sign. | Will the start date and expected duration be written in the contract? |
| 3. Permit | Where your building department requires a permit, ask when it has to be in hand before work starts. Review times vary by city and county and can stretch when many applications arrive at once. | Who requests the permit, and when do you expect it? |
| 4. Materials | The contractor orders shingles and other materials and arranges delivery. Product choice, supplier stock and the number of roofs being ordered at once can all affect the wait. Lead times vary, so this page gives none. Expect to make room for a dumpster and the delivery; GAF notes that tight access makes it harder to position dumpsters and stage materials. | When will materials be ordered and delivered, and what happens if they are late? |
| 5. Scheduling | The job gets a place on the crew’s calendar. After a storm, many homeowners ask for roofs at once, and crews fill up. Rain on a scheduled day moves the job. | What is your start date, and what is the next one if weather moves it? |
| 6. Tear-off and installation | The old roofing comes off down to the decking, the decking is checked, and the new roof goes on. The section below gives the manufacturer’s timing and what adds to it. | How many days do you expect on the roof, and what would change that? |
| 7. Inspection | Where a permit is issued, the building department may require inspections. Ask who requests them and how you will see that each one passed. | Who requests each inspection, and how will I get proof it passed? |
| 8. Cleanup | The crew removes debris and leftover materials. Timing varies, so ask what the bid includes and when the final walk-through happens. | Does the bid include hauling away debris, and when is the final walk-through? |
How long does the work on the roof itself take?
GAF, a shingle manufacturer, says an asphalt shingle roof replacement on an average-sized home “can often be completed in one to two days.” It also says tear-off “is typically accomplished in a few hours,” and that “many factors can influence how long the replacement actually takes.”
That figure covers asphalt shingles. Metal, tile, slate and other systems have their own installation methods, and this page does not give timing for them. If your bid names another product, ask the bidder how many days it expects on the roof and why.
GAF lists these as things that add time on the roof:
- Rotted decking. Once the old roof is off, the contractor can see whether water has rotted the wood. GAF says damaged or rotting plywood will need to be replaced, which can add “anywhere from a few hours to an extra day.”
- Weather. GAF says “If rain is in the forecast, this could cause your roofing installation to take longer,” and that crews may complete part of the roof and return the next day. It also says frost on the roof can make it dangerous. Our guide on replacing a roof in winter covers shingle makers’ cold-weather steps.
- Pitch and complexity. On a steeper roof, GAF says crews “won’t be able to work as fast as they could on a lower-pitched roof,” and roof features that need more cut shingles add time.
- Access. GAF says limited access can make it harder to position dumpsters, stage materials and dispose of waste, and that preparing the space can add hours at the start.
- Ventilation. GAF says that if the existing ventilation needs correcting, doing so during installation adds time.
How long does a roofing permit take?
It depends on your building department. Review times vary by city and county, and they can stretch when many applications arrive at once, such as after a storm. No single figure applies everywhere, so this page gives none. Ask the department how long its review takes, and ask each bidder who pulls the permit.
Other questions worth asking: Does my project need a permit at all? How long is the permit good for once it is issued? When must inspections be finished, and who requests them?
The bid should say who handles the permit and when.
What stretches the time between signing and the first day of work?
Three things set the gap: the permit, the arrival of materials, and the contractor’s crew calendar. Each is something a bidder can tell you about before you sign.
After a storm, many roofs need work at the same time, so crews can fill up and permit reviews can slow. Our guide on what to do when roofers are backed up after a storm has questions to ask about start dates.
Do not climb onto the roof yourself to check progress.
What should I ask every roofer about the schedule?
Send the same questions to every bidder and ask for written answers:
- What is your proposed start date, and how many working days do you expect on the roof?
- Who requests the permit, and how long does the building department take to issue one?
- When will materials be ordered and delivered, and what is the plan if they are late?
- What happens to the dates if rain or cold delays the job?
- How do you handle rotted decking, and how does it change the schedule and the bid?
- Who requests each inspection, and when will I know it passed?
- What does cleanup include, and when is the final walk-through?
How does getting bids on one written scope help me compare schedules?
When every contractor bids on the same written scope, each one states its own schedule in writing against the same job. You can compare start dates and expected days side by side. Our bid comparison worksheet has room for those dates.
Otter Quotes does not promise how fast bids arrive or when work starts. The dates come from the contractors, and you read them before you choose.
Where Otter Quotes fits
Otter Quotes creates a written scope of work for your project and sends it to multiple contractors. Every bid is on the same scope and the same measurements, so you are comparing the same job. You compare the bids online, next to reviews and licensing information, without a salesperson visiting your home.
Because contractors know they are competing, they are more likely to include better materials and warranties. Otter Quotes is not a contractor, does not sell upgrades and does not work with your insurance company. Contractors pay Otter Quotes a fee on the accepted bid.
Frequently asked questions
How long does it take to replace a roof?
On the roof, GAF says an asphalt shingle replacement on an average-sized home can often be completed in one to two days. The full project from first estimate to final inspection is longer, because bids, the contract, any permit, material delivery and scheduling come first. Ask each bidder for a start date and a completion date in writing.
How long does a roofing permit take?
It depends on your building department. Review times vary by city and county, and they can stretch when many applications arrive at once, such as after a storm. Ask the department how long its review takes, and ask each bidder who pulls the permit and when they expect it to be issued.
What can make a roof replacement take longer?
GAF names rain in the forecast, rotted decking found once the old roof is off, a steeper pitch, features that need more cut shingles, tight access for the dumpster and materials, and ventilation fixes. Permits and a crowded contractor schedule can add time before work starts. Ask each bidder what in your roof could stretch the job.
Why do two roof bids give different start dates?
Start dates reflect the contractor’s own schedule, how soon materials can be ordered and delivered, and when the permit is expected. Two bidders on the same scope can differ on all three. Ask each one to write down the start date, how long the work should take and what happens to the dates if weather delays the job.
What should a roof bid say about the schedule?
A bid can state the expected start date, how many days the work should take, when materials will be ordered, who requests the permit and inspections, and what happens if weather or rotted decking changes the plan. If a bid is silent on any of these, ask before you compare totals. Written dates let you compare bids on the same footing.