Roof replacement in Greer, done right and done in a day
Architectural shingles over synthetic underlayment, ice-and-water in every valley, new flashing and ridge ventilation, permit pulled, tear-off and haul-away included — with the price broken out per square so you can compare bids honestly.
A roof replacement is the biggest maintenance bill most Greer homeowners will ever pay, and the bids you collect are hard to compare because everyone writes them differently. Ours is itemized by the square (100 square feet of roof) — tear-off, decking, underlayment, shingles, flashing, ventilation, permit and disposal each on its own line — so you can see exactly what's included and what a cheaper bid is leaving out.
What's usually left out: replacing the boots and flashing (a shingle-over that reuses twenty-year-old metal leaks in the same places the old roof did), ice-and-water membrane in the valleys, ridge ventilation, and the City of Greer permit and inspection. We include all four on every replacement, because they're what turns a fifteen-year roof into a thirty-year roof in this climate.
What's included
Full tear-off
Old shingles and underlayment removed to the decking, never a second layer.
Decking check
Every sheet walked and probed; rotten decking replaced at a per-sheet price you know up front.
Synthetic underlayment
Plus ice-and-water membrane in valleys, at eaves and around every penetration.
New flashing & boots
Drip edge, pipe boots, step and counter flashing, chimney cricket where needed.
Ventilation & permit
Ridge vent and intake so the attic breathes; City of Greer or county permit and final inspection handled.
Cleanup & warranty
Debris hauled, yard swept with a magnet, workmanship warranty in writing.
Roof replacement cost in Greer, SC (2026)
| Job | Typical installed price | Notes |
|---|---|---|
| Architectural shingles (30-yr), per square | $400 – $550 | Most Greer homes |
| Designer / impact-resistant shingles, per square | $550 – $775 | Class 4 IR shingles can earn an insurance discount |
| Typical 1,800 sq ft ranch (≈24 squares) | $9,500 – $13,500 | One day, single story, walkable pitch |
| Typical 2,800 sq ft two-story (≈35 squares) | $14,500 – $21,000 | Steeper pitches and complexity add cost |
| Decking replacement | $90 – $150 per sheet | Only if rot is found |
| City of Greer reroof permit | Included | Required for replacements inside city limits |
These are 2026 Upstate ranges so you can budget. Your written estimate is itemized — tear-off, decking, underlayment, shingles, flashing, ventilation, permit, disposal — and good for 30 days.
Shingle options, honestly compared
3-tab shingles are the cheapest and we mostly don't recommend them: a 60 mph wind rating in a county that saw 90 mph in Helene. Architectural shingles are the standard here — 110–130 mph ratings, a thicker profile, and a limited lifetime manufacturer warranty. Class 4 impact-resistant shingles cost 20–35% more, shrug off the spring hail that hits the Upstate most years, and many South Carolina insurers discount the premium for them. Metal is its own conversation; see our metal roofing page.
Recent work
Questions we get about roof replacement
How much does a roof replacement cost in Greer?
For an architectural asphalt shingle roof, expect $400 to $550 per square installed, which puts most single-story homes between $9,500 and $13,500 and larger two-story homes between $14,500 and $21,000. Steep pitches, a second layer to remove, and rotten decking push the number up; each shows as its own line item.
Do I need a permit to replace my roof in Greer?
Inside the City of Greer, yes — replacements and major repairs require a permit and inspection through Building and Development Standards. Greenville and Spartanburg counties have their own rules for unincorporated areas. We pull the permit and it's on the estimate.
How long does it take?
One day for most homes under about 30 squares with a walkable pitch, two for large, steep or cut-up roofs. We won't open a roof with storms in the forecast.
Which shingles do you use?
Architectural shingles from the major manufacturers — Owens Corning, GAF, CertainTeed — rated for 110 mph or better, which is what the South Carolina building code expects here. Class 4 impact-resistant shingles if you want the hail protection and the insurance discount most carriers offer.
Can you go over the old shingles?
Code allows a second layer in some cases, but we don't do it. It traps heat, hides rotten decking, adds weight, voids most shingle warranties and doubles the cost of the next tear-off.
How do I know it's time to replace instead of repair?
Curling, cracking, bald patches, granules in the gutters, multiple leaks in different places, or a roof over 20 years old with storm damage. If it's borderline we price both.