Costs & Planning
New Construction Roofing: What Homebuyers Should Know
When you're building a new home, there are a million decisions. Cabinet finishes. Flooring. Paint colors. The roof usually gets about 30 seconds of thought: "Yeah, I guess that gray looks fine."
But the roof is one of the biggest cost items in your home – and one of the hardest to change later. Here's what you should actually be thinking about.
What Builders Typically Include
Most builders have a "standard" roofing package, and it varies from builder to builder. Ask for the specifics in writing:
- Which shingle brand and product line (3-tab or architectural)
- What underlayment, and where ice and water barrier goes
- What kind of ventilation (ridge vent, box vents, soffit intake)
- Whether drip edge and new flashing at every wall and penetration are included
A standard package that meets code will work. But it's often the most economical option, and an upgrade is easier now than after you've moved in.
Upgrades Worth Considering
Better Shingles
Architectural shingles (if not already standard): thicker and more dimensional than 3-tab. Life-expectancy estimates from InterNACHI and Modernize put architectural shingles around 20 to 30 years, versus about 15 to 20 for 3-tab. Modernize's figures put architectural at roughly $5.75 to $10 per square foot installed, versus $3.50 to $5 for 3-tab.
Impact-resistant shingles: rated under the UL 2218 impact test, where Class 4 is the highest rating. Some insurers offer discounts for them and some don't, so ask your insurance agent before you choose, and have the builder price the upgrade.
Algae-resistant shingles: those dark streaks on older Knoxville roofs are usually algae, which thrives in warm, humid weather. Algae-resistant shingles use copper-containing granules to hold it off. See our guide to black streaks on roofs.
Better Underlayment
Underlayment is the layer under your shingles. Upgrades include:
Synthetic underlayment: More durable than traditional felt, lies flatter. Most builders use this now, but verify.
Ice and water barrier: a self-adhering waterproof membrane for the most leak-prone spots, such as valleys and around chimneys and skylights. Code requirements depend on climate, and Knoxville gets only about 4.6 inches of snow in an average year, but valleys and penetrations benefit everywhere. Ask where the builder's roofer puts it.
Enhanced Ventilation
Attic ventilation affects moisture, attic heat and, under many shingle warranties, coverage. Modernize's Tennessee guide notes that moisture management and attic ventilation are especially important in East Tennessee's variable climate. Ask how intake (soffit vents) and exhaust (ridge or roof vents) will be balanced, and whether the design meets the shingle manufacturer's ventilation requirements. Our guide on why roof ventilation matters explains the basics.
Questions to Ask Your Builder
- What brand and model of shingles are included?
- What's the warranty on the standard package?
- What upgrade options are available, and what do they cost?
- Who's the roofing subcontractor?
- Will there be a final roof inspection?
- How is the warranty handled – through you or the sub?
The Subcontractor Question
Builders usually subcontract roofing, and the quality of that sub matters. You can look up the roofing company's Tennessee license on the state's license search, and our East Tennessee roofer map links to many local companies' own websites.
You can ask:
- Who typically does your roofing?
- How long have you worked with them?
- Can I see examples of their work?
Some contracts allow you to hire your own roofer. This is unusual but not unheard of, especially with custom builds. Worth asking if you have a trusted roofer.
Inspection Tips
If you can, have a home inspector look at the roof at these stages during construction:
Pre-Shingle
Before shingles go on, check:
- Decking is properly fastened
- Underlayment is installed correctly
- Ice and water shield is in the right places
- Drip edge is installed
After Completion
Check:
- Shingles laid properly, aligned correctly
- Flashing around all penetrations
- Ridge vent installed correctly
- No exposed nails
- Valleys done properly
Standard home inspections check the roof, but having someone look specifically at roof work during construction catches problems that would be hidden later.
What About Metal Roofing?
Some builders offer metal roofing as an upgrade. Choosing it during construction avoids paying to tear off and dispose of a shingle roof later, so if you're considering metal, this is the time.
Consider metal if:
- You plan to stay long-term (metal pays back over time)
- The home's style suits it
- You want minimal maintenance
- Energy efficiency is a priority
Want to learn more about metal roofing? Check out our complete guide to metal roof pros and cons.
Expect metal to cost noticeably more. Modernize's Tennessee figures put metal at about $18,000 to $36,000 for a 2,000-square-foot roof, compared with about $11,500 to $20,000 for architectural shingles in the Knoxville area. Get the exact upgrade price from your builder.
Don't Forget the Warranty
Get clear documentation on:
- Manufacturer warranty on shingles
- Workmanship warranty from the roofing sub
- What's covered under builder's warranty
- How to file warranty claims
Ask whether the shingle warranty needs to be registered and who will do it. Some manufacturers' enhanced warranties require registration and a certified installer. Our roof warranty guide explains the difference between manufacturer and workmanship coverage.
Building or Adding On?
Get up to 3 free quotes from licensed local roofers to compare against your builder's roofing package or upgrade price.
Get Free QuotesThe Bottom Line
Your roof isn't as exciting as kitchen counters, but it'll be on your house for decades and it protects everything underneath it. Spend an hour on it during construction and you won't spend years regretting shortcuts.
Related Articles
- Best Roofing Materials for Tennessee Homes
- Metal Roofing: Pros and Cons
- Understanding Roof Warranties