Your roof is 18 years old and those April hail storms last year left some damage. Now your insurance company is asking for a professional inspection before they’ll renew your policy.
You need to know what a roof replacement actually costs in Freeport.
Here’s the truth after helping families across Stephenson County, Byron, Oregon, Lanark, and into Southern Wisconsin since 1998: Most homeowners in our area pay between $8,500 and $18,000 for a complete asphalt shingle roof replacement.
But your house isn’t typical. Your actual cost depends on specific factors we’ll break down in this guide. Plus, we’ll show you financing options that make a new roof affordable even if you don’t have $15,000 sitting in savings.
MAS Roofing has been the licensed roofing company serving Northwestern Illinois and Southern Wisconsin for 27 years. We know exactly what homeowners pay because we see the numbers every day.
What You’ll Actually Pay for Roof Replacement in Freeport and Surrounding Areas
Most homes in Freeport, Byron, Oregon, and Lanark fall into these size ranges:
Small homes (1,000-1,500 square feet): $7,500 to $12,000 for basic architectural shingles. These are the smaller ranch homes common in older Freeport neighborhoods. If your home was built before 1970 (like 66% of homes around here), you might be in this category.
Average homes (1,500-2,500 square feet): $8,500 to $18,000 depending on roof complexity. This covers most two-story homes and larger ranches across Stephenson County. The wide range comes from roof pitch, number of valleys, and how many penetrations your roof has.
Large homes (2,500-4,000 square feet): $18,000 to $30,000 for complete replacement. These bigger homes in newer developments around Byron and Monroe, Wisconsin fall into this range.
These prices include everything: removing your old roof, hauling away debris, installing new materials, cleanup, and our 15-year workmanship warranty.
Where Your Money Goes
Materials (40-50%): Quality architectural shingles from Owens Corning or CertainTeed run $90 to $150 per square. You also need underlayment, ice and water shield (required by Illinois building codes), ridge cap shingles, and fasteners. For a 2,000 square foot home, materials typically cost $4,000 to $7,000.
Labor (40-50%): Professional installation costs $300 to $500 per square in our area. This is lower than Chicago rates but reflects the skilled work required. Our crews know how to install roofs that survive Northwestern Illinois weather.
Tear-off and disposal (10-15%): Removing your old roof and hauling it away costs $1,000 to $2,500 depending on layers. Most Freeport area homes have one or two layers of old shingles.
Permits and inspections: Local building permits typically run $100 to $300.
What Makes Your Roof Cost More (Or Less)
Roof pitch matters. A steep roof requires extra safety equipment and takes longer. Steep roofs can add $1,500 to $3,000 to your total. Many historic homes in downtown Freeport have steep Victorian-style roofs that cost more.
Roof complexity drives up labor. Every valley, hip, dormer, and transition requires careful work. A simple gable roof installs faster than a complex multi-level design. Count how many different roof planes your house has. More than four? Expect costs on the higher end.
Penetrations affect price. Every chimney, vent, and skylight requires custom flashing work. More penetrations mean more labor hours.
Deck repair adds costs. When we remove old shingles, we sometimes find rotted plywood underneath. Common in older homes where roofs leaked for years. Replacing damaged deck boards costs $2 to $4 per square foot extra.
Storm Damage and Insurance Coverage
Here’s something that changes everything: insurance coverage for storm damage.
That April 2023 hail storm hit hundreds of homes across Stephenson County. If your roof has storm damage from the past year, your insurance company might cover most or all of your replacement cost.
We’ve helped families throughout Freeport, Byron, Lanark, and into Monroe, Wisconsin navigate insurance claims for 27 years. Here’s what matters:
Most homeowners don’t realize they have covered damage. Hail bruising on shingles isn’t obvious from the ground. We provide free storm damage inspections that document everything properly.
Your deductible is your only cost. If insurance approves your claim, you only pay your deductible (typically $500 to $2,500). A $15,000 roof replacement might only cost you $1,000 out of pocket.
Professional documentation makes the difference. Insurance companies deny claims when damage isn’t documented correctly. We know exactly what adjusters look for. We’ve seen the same damage get approved after being denied just because of better documentation.
We work directly with your insurance company. No stress. No fighting with adjusters. Learn more about our insurance claim assistance.
Financing Your Roof Replacement
Most families don’t have $15,000 available. The median household income around Freeport is $48,181. A new roof is a major expense.
That’s why we partner with financing companies that specialize in home improvement:
Quick approval. Apply online in minutes. Get approved often the same day. See what you qualify for through our financing partners.
Affordable payments. A $12,000 project might cost $150 to $250 per month depending on your terms. That’s manageable for most families.
No delays. Every month you wait on a failing roof risks water damage. Financing lets you replace the roof now while paying over time.
You can check your financing options right now with no impact on your credit score. Takes about 3 minutes.
Why Roof Age Matters More Than You Think
Insurance companies are getting strict about roof age. If your roof is 20 years old or more:
Many insurance companies now require professional inspections before renewing policies. Some refuse to write new policies if your roof is over 20. Others charge 10-20% higher premiums for aging roofs.
This creates problems in Freeport, Byron, Oregon, and surrounding areas where 66% of homes were built before 1970.
An aging roof also affects home value. Buyers see an old roof as a major expense they’ll face soon. Home inspectors flag roofs over 15 years old.
Waiting until your roof fails completely costs more. Emergency replacement during storm season means higher prices and longer waits. Every contractor is booked solid after major storms. Plus you’re dealing with water damage repairs.
Proactive replacement saves money and stress. You can schedule during slower seasons when contractors aren’t swamped. You avoid interior damage that happens when old roofs fail.
What Northwestern Illinois Weather Does to Your Roof
Our climate is brutal on roofs:
Freeze-thaw cycles destroy shingles faster. Winter temps drop below freezing at night, warm up during the day, freeze again overnight. This happens dozens of times each winter. Moisture trapped in shingles expands when it freezes, contracts when it thaws. Roofs that last 25 years in Georgia might only make 18 years here.
Severe weather hits regularly. We experience 53% more tornado activity than the US average. Severe thunderstorms with hail and damaging winds happen every spring and summer. One bad storm can destroy a roof that was fine the day before.
Heavy snow loads stress structures. A foot of heavy wet snow weighs about 20 pounds per square foot. Northwestern Illinois gets that regularly. Ice dams form when heat from your attic melts snow that refreezes at the edges, backing water under shingles.
This is why we’re particular about materials and installation. We’ve seen what works through 27 years of Northwestern Illinois winters and storm seasons. Your roof needs to be built for THIS climate.
Red Flags When Getting Estimates
Storm chasers flood into Freeport, Byron, and surrounding areas after every major weather event. How to avoid getting scammed:
They show up unannounced. Legitimate local companies don’t knock doors. They have established businesses and steady work.
They pressure immediate signatures. “This price is only good today.” Real companies give you time to think and compare.
Large upfront payments. Professional contractors might ask for a deposit to order materials. But they don’t need half the job cost before starting.
They promise to waive your deductible. This is insurance fraud. It’s illegal. Any contractor offering this is dishonest.
No local information. No local address. No Google reviews from your area. Out-of-state phone number. Signs of fly-by-night operators.
Price too good to be true. If everyone else quoted $12,000 and one guy offers $7,000, something’s wrong.
Work with established local contractors you can find next year. We’ve been at the same Freeport location since 1998. Learn more about our company.
Special Considerations for Older Homes
With 66% of homes in Freeport built before 1970, older home challenges come up constantly:
Deck damage is more common. Older homes often have original deck boards under multiple layers of shingles for decades. Budget for potential deck repair (adds $2,000 to $5,000).
Ventilation needs upgrading. Many older homes lack proper attic ventilation. This leads to ice dams in winter and excess heat that shortens shingle life. We often add ridge vents and soffit vents during replacement.
Code compliance is required. Current building codes require things like ice and water shield that weren’t required decades ago. All our work meets current Illinois residential codes.
When to Schedule Your Replacement
Late spring and fall are ideal. Weather is cooperative. This is busy season though. Schedule several weeks ahead.
Summer works but gets hot. Peak busy season after spring storms. Expect 4 to 6 week waits unless you schedule early.
After major storms, everyone is swamped. When severe weather hits Stephenson County, hundreds need roofs at once. Wait times stretch to 2 to 3 months. This is why proactive replacement makes sense.
Don’t wait for emergency replacement. You lose negotiating power when water is dripping through your ceiling. You can’t compare options. You might pay premium pricing. And you’re dealing with interior damage repairs too.
Why Choose MAS Roofing
We’ve been the licensed roofing company serving Northwestern Illinois and Southern Wisconsin since 1998:
We know this climate. We’ve been through every major storm system since the late 1990s. We know which materials hold up. This specialized knowledge makes the difference between a roof that lasts and one that fails.
We’re here tomorrow. We’ll be at our Freeport location handling warranty work years from now. We’re invested in this community because we live here too.
15-year workmanship warranty. Most companies offer 1 to 5 years. We stand behind our work for the long term because we do it right the first time.
We handle insurance claims. Twenty-seven years of working with insurance companies means we know the process inside out. We document damage properly and handle paperwork.
Free proposals within 24 hours. Request an estimate today and we’ll have someone out typically within 24 hours. We respect your time.
Regional recognition. We’ve been voted regional #1 roofer five years running. That recognition comes from customer satisfaction, not marketing.
Getting Started
Here’s how the process works:
Step 1: Request your free inspection. Fill out our online form or call (815) 235-7883. Takes about 30 to 45 minutes to assess condition, measure everything, and photograph any damage.
Step 2: Receive your proposal. Within 24 hours you’ll get a comprehensive written proposal with exactly what we’ll do, materials, timeline, and total cost broken down clearly.
Step 3: Review your options. We’ll explain different materials and how they affect price. If financing would help, we’ll show you those options. No pressure.
Step 4: Schedule your project. Once you approve, we’ll get you on our schedule. Typically 2 to 4 weeks out depending on season.
Step 5: We complete your roof. Our crew shows up on schedule, protects your property, completes the work efficiently, and cleans up thoroughly.
Wondering where your roof stands? Get your free inspection scheduled and we’ll give you honest information about what you’re dealing with. No obligation. No pressure.
Serving Freeport, Byron, Oregon, Lanark, Polo, Mount Morris, Monroe WI, Evansville WI, and throughout Stephenson County and Southern Wisconsin since 1998.
MAS Roofing, Siding & Decking Inc.
Phone: (815) 235-7883
Email: info@masroofinginc.com
Website: www.masroofinginc.com