Roof replacement in San Francisco: what to plan for
Planning a roof replacement in San Francisco
2,554 permits were issued in San Francisco over the last 12 months for re-roof work, and the median estimated construction cost on one- and two-family home permits was $15,000.
San Francisco at a glance
- Issued re-roof permits, all property types, last 12 months (City and County of San Francisco)
- 2,554 permits
- Share of issued re-roof permits on one- and two-family homes, last 12 months (City and County of San Francisco)
- 77.8%
- Median estimated construction cost, re-roof permits on one- and two-family homes, last 12 months (City and County of San Francisco)
- $15,000
San Francisco Department of Building Inspection, Building Permits (DataSF) · data as of
- Numbers from SF DBI and US Census public records
- Up to three local contractors, never a long list
- Free, no obligation
San Francisco roof replacement permits and housing facts
San Francisco roof replacement permits and housing facts
Local numbers for San Francisco, each with its source and date.
- Share of housing units built before 1980, 2020–2024 (City and County of San Francisco)1
- 76.5%
- Median year structure built, all housing units, 2020–2024 (City and County of San Francisco)1
- 1946
- Share of occupied housing units that are owner-occupied, 2020–2024 (City and County of San Francisco)1
- 38.2%
- Median value of owner-occupied homes, 2020–2024 (City and County of San Francisco)1
- $1,394,500
Planning your project
What San Francisco's homes mean for your roof replacement
In San Francisco, 2,554 permits were issued for re-roof work over the last 12 months, and 77.8% of them were for one- and two-family homes. Roof replacement is a common project here, so start planning early.
Most homes are old. 76.5% of San Francisco housing units were built before 1980, and the median year built is 1946 (Census 2020–2024 estimates). Older roofs often have more than one layer of roofing, and the decking underneath may need repair once the old material is removed. Ask your builder to check ventilation, flashing, and whether the structure can carry a heavier material such as tile. These are things to check, not certainties for every house.
Owners and renters both matter here. Only 38.2% of occupied housing units are owner-occupied, so many roofs belong to landlords. If you own a rental, plan the work around your tenants' schedule and tell them early. The median value of owner-occupied homes was $1,394,500 (Census 2020–2024). Use that figure only to frame your budget against resale in general terms, and compare the project cost with what the home is worth before you choose materials.
Median estimated construction cost on San Francisco re-roof permits
| Project | Figure | Range on a shared scale |
|---|---|---|
| Re-roof permits on one- and two-family homes, median estimated construction costA declared estimate on the permit application (what the applicant expected the work to cost), City and County of San Francisco, last 12 months. Not a contract price or quote. | $15,000 |
Bars share one scale, from $0 to $15,000.
Permit application estimate for one- and two-family homes over the last 12 months, not a contract price. Real project costs are often higher. Get an estimate for your home.
The typical roof replacement process in San Francisco
The typical roof replacement process in San Francisco
Inspect the roof and decide on repair or replacement
Have the roof and attic checked for leaks, rot and sagging. Ask whether repair would last or whether replacement is the better choice for your home.
Choose the roofing material
Compare options such as asphalt shingle, metal, and tile. Weight, fire rating and what the existing structure can carry all matter.
Get a re-roof permit where required
Confirm with your builder and the city whether your job needs a re-roof permit. The San Francisco Department of Building Inspection issues building permits.
Tear-off and deck repair
The old roofing is removed. Older homes may hide damaged decking, and very old roofing materials can contain asbestos, so ask how it will be tested and handled.
Underlayment and new roofing
New underlayment, flashing and ventilation go in before the new roofing. Ask your builder to confirm the materials and details in writing.
Inspection and sign-off
Schedule any required city inspections and close out the permit. Keep the paperwork with your home records for future sales.
Roof replacement questions in San Francisco
Do I need a permit to replace my roof in San Francisco?
Many re-roof projects need a permit from the San Francisco Department of Building Inspection. Confirm the rule for your job with your builder or the city before work starts. In San Francisco, 2,554 permits were issued for re-roof work over the last 12 months, across all property types.
Why do older San Francisco homes need extra checks?
76.5% of San Francisco housing units were built before 1980. Older roofs may have several layers of roofing, decking that needs repair after tear-off, older flashing and ventilation, and possible asbestos in very old materials. These are things to check, not certainties for every house.
What does the permit cost figure mean for my budget?
The median estimated construction cost was $15,000 for re-roof permits on one- and two-family homes over the last 12 months. That figure is written on the permit application, not a contract price. Real project costs are often higher because of design, finishes, hidden repairs and the home's condition.
How long does getting a permit take?
The permit figures here do not show how long a review takes. Ask your builder and the city what to expect for your project, and wait for a written schedule before you plan around a date.
How do I start a roof replacement project?
Describe your roof, its age and any leaks, then request a free estimate. A local builder who receives the request will contact you. You can check any contractor's license status with the CSLB (Contractors State License Board).
Recent work by a contractor in our network
Photos from the contractor's own projects, used with permission. Captions name the type of work.
Whole-home remodel, exterior 
New home, exterior
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