Roofing Cost Guide 2026 – Chicago (Beverly), IL
Quick Answer: Expect to pay between $6,000 and $18,000 for a new roof in Chicago (Beverly) in 2026. This broad range is due to several factors specific to our area. The size and complexity of your roof are primary drivers, as larger and more intricate roofs require more materials and labor. The type of roofing material you choose has a significant impact, with asphalt shingles being the most economical and materials like slate or metal demanding a higher investment. Furthermore, the condition of your existing roof can influence the cost, as extensive repairs or complete tear-offs will add to the overall expense. Demand for roofing services in Beverly, seasonal weather patterns, and the specific contractor you select also play a role in price fluctuations.
Material Prices Breakdown
Selecting the right roofing material for your Beverly home is crucial considering the Chicago climate’s diverse challenges. Given our freeze-thaw cycles and occasional severe weather, durability and weather resistance are paramount. Asphalt shingles, particularly architectural or dimensional shingles, remain a popular and cost-effective choice, offering good performance against wind and rain. Metal roofing, whether steel or aluminum, provides exceptional longevity and resistance to extreme weather conditions, making it a worthwhile investment despite the higher upfront cost. Tile roofing, while aesthetically appealing and long-lasting, can be more expensive and requires a structurally sound roof to support its weight. Ultimately, the best material will depend on your budget, aesthetic preferences, and the specific needs of your home. Proper installation, regardless of the material chosen, is essential for ensuring long-term performance and preventing leaks.
| Material | Cost per Square Foot (Installed) | Lifespan |
|---|---|---|
| Asphalt Shingles | $4.00 – $8.00 | 15-30 years |
| Metal Roofing | $9.00 – $16.00 | 40-70 years |
| Tile Roofing | $12.00 – $25.00 | 50-100 years |
Cost Factors in Chicago (Beverly)
Labor costs in Cook County, including Beverly, tend to be higher than the national average due to the higher cost of living and the presence of skilled, unionized labor. Expect to pay a premium for experienced and licensed roofing contractors. These costs directly contribute to the overall project expense. Furthermore, securing the necessary permits from the City of Chicago is mandatory and incurs fees that vary depending on the project’s scope. Factor in costs for dumpster rental to dispose of old roofing materials – a typical 10-yard dumpster rental can range from $300 to $600 for a week. Tear-off costs for removing the existing roof also add to the expense, typically ranging from $1 to $3 per square foot, depending on the material and the number of layers that need to be removed. These costs are indispensable.
Local Factors:
For state-wide laws, check our Illinois Roofing Guide.
Local Weather & Risks
Beverly, like the broader Chicago area, experiences distinct seasons that significantly impact roofing choices. Summers are typically hot and humid, placing stress on roofing materials due to expansion and contraction. Winters bring freezing temperatures and heavy snowfall, leading to potential ice dam formation and water damage. The constant freeze-thaw cycle is particularly damaging, as water penetrates small cracks in the roofing material, freezes, and expands, widening the cracks and accelerating deterioration. Therefore, selecting roofing materials with excellent water resistance and durability against temperature fluctuations is crucial.
Severe wind and hail damage are also significant risks in our area. High winds can lift or tear off shingles, while hailstorms can cause dents, cracks, and granule loss, shortening the roof’s lifespan. Consider impact-resistant shingles or metal roofing to better withstand these weather events. Proper attic ventilation is essential for preventing ice dams in the winter and reducing heat buildup in the summer, extending the life of your roof and improving energy efficiency. Regular inspections and maintenance are vital for identifying and addressing potential problems before they escalate into costly repairs.
Get Quotes in Chicago (Beverly)
Frequently Asked Questions
- How does hail affect roofing materials? Hail can cause granule loss on asphalt shingles, reducing their protective layer and shortening their lifespan. It can also dent or puncture other materials like metal.
- Will my homeowner’s insurance cover roof replacement? Coverage depends on the cause of damage. Typically, damage from wind, hail, or fire is covered, but wear and tear or lack of maintenance may not be.
- How long does a typical roofing project take? Most residential roofing projects take between 1-5 days, depending on the size and complexity of the roof, weather conditions, and the crew size.
- What are signs I need a new roof? Signs include missing, cracked, or curling shingles, leaks in the attic, dark stains on ceilings, and excessive granule loss in gutters.
- How do I choose a reputable roofing contractor? Look for licensed and insured contractors with good reviews, references, and a solid warranty. Verify their local presence and experience.
Reference: Verify license at Illinois Dept. of Regulation (IDFPR).