How Much Does Roof Decking Cost to Replace? [2025 Data]

Normal Range: $2,600 - $9,000

The cost of roof sheathing ranges from $2,600 to $9,000, with an average of $6,400 depending on roof size and material.

How we get this data
Roof of house with high dump on building site
Photo: OceanProd / Adobe Stock
Roof of house with high dump on building site
Photo: OceanProd / Adobe Stock
Highlights
  • The size of your roof and the complexity of the design are the two biggest cost factors to consider to get an accurate estimate.

  • OSB is half the cost of plywood, making it a more affordable option. However, it’s less durable and isn’t ideal for heavy roofing materials like tile or slate.

  • You’ll need a new roof over your sheathing, so make sure to consider the cost of roof installation in addition to the sheathing cost.

  • If you’re replacing roof sheathing due to leaks and water damage, you may face additional costs to replace damaged insulation and other building materials below.

When you think of a roof, you imagine overlapping tiles or sleek metal sheets—rarely does anyone think of what’s underneath. Roof sheathing is the integral layer of thick wooden boards that are attached to the skeleton of the roof and provide both an important barrier between your home and outside and a solid foundation on which to attach underlayment and roofing tiles. 

Roof sheathing installation costs $6,400 on average, though it ranges from $1,900 for small, simple roofs to $17,000 for large, high-pitched roofs.

Roof Decking Replacement Cost by Type

There are a few types of roof sheathing to choose from: solid, open, or plank. Solid sheathing is the most common choice because it provides a continuous layer without gaps. Plank is rare because it’s more labor-intensive and the material cost is higher. Open roof sheathing requires large tiles—commonly sheet metal—to cover the gaps in the sheathing.

Roof Sheathing TypeAverage Cost per Square Foot
Solid$2–$5
Open$1–$3
Plank$3–$7

Cost of OSB vs. Plywood Roof Sheathing

There are two primary materials used when constructing solid roof sheathing: oriented strand board (OSB) and plywood. While they are hard to tell apart, OSB is more popular due to its lower cost and similar application. However, plywood is stronger than OSB, so if you have a particularly heavy roofing material, it’s the better choice. 

Visual comparison of OSB and plywood, with the surfaces of plywood tending to look more like real wood
Photo: Aleksandr Zubkov / Moment / Getty Images; Kenny Williamson / Moment / Getty Images

Cost to Replace Roof Decking per Square Foot

The size of your roof significantly affects the total cost of installing sheathing. The table below can help you get a rough idea of what an installation costs. Prices vary, but roof sheathing often costs between $2 and $6 per square foot.

Roof Size in Square FeetAverage Cost
500 $1,900–$2,400
900$3,200–$3,900
1,200$4,400–$5,300
1,600$5,100–$6,800
1,800$7,000–$8,100
2,500$9,400–$10,900
3,200$11,600–$13,000

Roofing Professional Cost

A local roofing professional will cost between $30 and $90 per hour to perform the work. If they charge a project-based fee, it’s often between 20% and 50% depending on whether special equipment is required or if your roof has difficult access. These pros work day in and day out on roofs specifically, so we consider them a better option than general contractors if you’re only performing roof work.

General Contractor Cost

General contractors will give a roofing estimate at the same price ballpark as a roofing professional or even slightly less. But unless you’re bundling other work into a roof sheath install, go with the roofing pro. There are other ways contractors price their work but they often charge for time and materials or as a percentage, called lump-sum contracts. 

Cost to Replace Roof Sheathing by Location

Roof sheathing costs vary significantly across the nation as transportation fees, local labor markets, and ease of working access all influence the total project cost. Cities like San Francisco and New York are some of the most expensive building markets while markets like the Midwest are less expensive. Areas close to wood mills, like the Pacific Northwest and deep South, may have lower costs as transport fees are low due to their proximity to the forests and factories. 

LocationAverage Cost
San Fransisco, CA$6,200–$7,900
New York, NY$6,300–$7,800
Cleveland, OH$4,200–$5,700
Chicago, IL$4,900–$6,300
Orlando, FL$4,700–$6,100
Atlanta, GA$4,300–$5,900
Seattle, WA$6,100–$7,500
Charlotte, NC$5,000–$6,400
Houston, TX$5,600–$6,900

Additional Roof Sheathing Replacement Cost Factors

Roof under construction
Photo: Lex20 / iStock / Getty Images Plus / Getty Images

Demolition and Prep 

Demolition work costs between $25 and $80 per worker per hour, while prep work requires roofing expertise which drives the cost up to $35 to $110 per worker per hour

Permits 

In most cases, you need a permit to install sheathing because it’s a fairly substantial project that supports an integral part of your house (the roof). Expect to pay between $400 and $1,500 for the cost of a permit

Repairs 

Roof repairs are expensive and sheathing is no exception. It can actually be fairly expensive to repair sheathing as it’s sandwiched between roofing layers, so you’ll need to remove the top roofing material to have access. While normal repairs cost an average of around $1,200, expect sheathing repairs (if the roof is already installed) to cost a bit more. 

Replacing Roof Decking Yourself vs. Hiring a Pro

The weight of roof sheathing sheets combined with the inherently dangerous environment of roof work means that while tempting, you shouldn’t perform this work yourself. The labor cost savings aren’t worth the potential for injury and since the sheets are heavy enough on their own—let alone getting them in place—you can’t fully DIY the job without help. 

However, there are some aspects of the job you may be able to DIY, including:

  • Cutting sheets

  • Helping to raise sheets to the workers on the roof

  • Doing disposal work 

Roof Sheathing Replacement vs. Repair

Roof sheathing is unique in that it’s underneath your roofing material. It’s only in very rare cases that sections of the roof are removed just to access the sheathing and in most cases, the sheathing itself is protected from physical damage from the roofing itself. If there is damage to the sheathing, it likely damages all of it in the form of water damage. 

So, when it comes to deciding whether to replace or repair, it often makes sense to replace the entire roof sheathing. Repair options commonly exceed the 50% rule of repairs which states that if a repair costs more than 50% of the project cost, you're better off just replacing it.

Tips to Reduce Cost While Installing Roof Decking

Both plywood and OSB boards are cost-effective materials and labor isn’t something that you can negotiate much. However, here are some other tips to try and reduce costs.

  • Try to purchase plywood in larger quantities to get bulk discounts. 

  • Get price quotes from multiple roofers to find the best deal. 

  • Perform regular inspections so no large issues grow over time, which ultimately cost far more. Even if some parts of the roof aren’t expensive, the labor most certainly will be. 

  • Look into any local or federal programs that offer rebates or tax credits for roof replacements. 

Does Roof Sheathing Increase Home Value?

New house under construction
Photo: JenDen2005 / iStock / Getty Images Plus / Getty Images

Roof sheathing isn't something a buyer sees and if your roof is in good condition it's probably because there's solid sheathing underneath. When considering the effect on home value it's more about how not having sheathing will severely drop the value of the home more than the presence of it will raise its value. If the shooting is new that may result in an increased return on investment but at most, you can expect to see a 50% recoup of the cost. An alternative gain is in the form of increased energy efficiency.

How Angi Gets Its Cost Data

Home is the most important place on earth, which is why Angi has helped more than 150 million homeowners transform their houses into homes they adore. To help homeowners with their next project, Angi provides readers with the most accurate cost data and upholds strict editorial standards. We extensively research project costs to develop the pricing data you see, so you can make the best decisions for you and your home. We rely on reputable sources, including the U.S. Bureau of Labor Statistics, academic journals, market studies, and interviews with industry experts—all to ensure our prices reflect real-world projects. 

Want to help us improve our cost data? Send us a recent project quote to costquotes@angi.com. Quotes and personal information will not be shared publicly.

Frequently Asked Questions

The best material to sheath a roof will depend on your budget and if you require the strength of more robust materials. For most homes, the added strength is unnecessary, and oriented strand board, or OSB, makes sense. It’s inexpensive and robust enough for most roof types. Another popular but slightly more expensive option is plywood.

The four types of roof sheathing are plywood, oriented strand board (OSB), planks, and tone-and-groove boards. The overwhelming majority of homes use the first two (especially OSB) and the other two are not often seen outside of special use cases. Methods of sheathing include solid sheathing, open sheathing where there are gaps, and plank sheathing. Most roofs are solid sheathing.

You can technically put new roof sheathing over old, but it isn’t recommended. Firstly, it isn’t hard to remove sheathing. Secondly, when you install new over old, you trap whatever moisture is in the older layer. This can cause problems later on, especially if you have a humid house. Another reason not to add new over old is the weight factor. Finally, when you cover an old layer, you lose the ability to inspect it for damage, rot, or mold.

Properly maintained roof decking can last between 20 and 30 years on average, though it varies based on a few factors. Mainly, the quality of roof decking materials and environmental conditions have the most impact on longevity. You can extend its lifespan by regularly inspecting your roof and making repairs as necessary.

Homeowners insurance sometimes covers roof decking, but it depends on the cause of damage and whether the decking was properly installed. If the roof decking was damaged by a severe storm, then it will likely be covered. Insurance may also pay for roof decking work if building codes require it. However, insurance won’t cover damage caused by normal wear and tear or poor maintenance practices.

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