How much does it cost to replace a roof? It’s time to look about replacing your roof when it’s raining outside and then raining from your kitchen ceiling. There are several factors to consider as you budget for this important project, with the average roof replacement costing between $5,434 and $11,151.
Cost of a New Roof
$5,434 to $11,151 is a typical range.
$8,272 is the national average.
Roof maintenance isn’t something any homeowner wants to do, but the cost of a roof replacement is even less enticing. Maintenance and care will extend the life of any roof, but shingles and flashing will eventually wear out, and it will be necessary to replace the entire roof to safeguard the structure’s integrity and avoid damage and risks. While replacing a roof is costly, it is such an important aspect of a home’s structure that the cost, as well as the specialist work required, is understandable. A variety of factors can affect the price of new roof materials and labor, so doing some research before you need an emergency repair or replacement is a good idea.
Roof Replacement Cost Calculation Factors
Factors to Consider When Estimating the Cost of a Roof Replacement
The cost of replacing a roof is influenced by a few simple factors. Geographic location, weather, and the size of the roof are all factors that are beyond of the homeowner’s control. Other factors, like as the materials used, can have a significant impact on the final cost and are under the homeowner’s discretion.
You may come across the word “roofing square” while calculating the project budget and reviewing estimates. This is a roofing-specific unit of measurement that makes ordering and material prices easier for roofers to compute. A roofing square, or 100 square feet, is a 10-foot by 10-foot piece of the roof. When discussing the price per square foot, the cost of the roofing material, supplies, protective elements, waste collection, and labor are normally included. Some roofers still use a per-square-foot measurement, so ask your contractor about the units he or she uses while discussing the price.
What is the price of a new roof? The cost varies by geographic location, as it does with most building projects. Roofing expenses will be greater in places like Florida and the Pacific Northwest: Because of the materials required to survive heat and hurricanes in Florida, and because of the frequent rains in the Pacific Northwest, roofs must be really impermeable. While you can’t modify your house’s location, you can get many estimates to see what the average is in your neighborhood.
Roof Accessibility and the Number of Stories
The entire cost of rebuilding the roof is influenced by the height of the house. This is due to a basic time and labor consideration: a single-story home necessitates less harnessing, fewer ladders, and less time spent hiking up and down ladders with heavy goods. Because access to the roof is limited to where the roofers can securely set their ladders, a home surrounded by stone walls or massive foundation plantings might raise the cost of roof replacement.
Roof Pitch and Size
The cost of supplies, permits, and labor will be determined by the size of the roof. A new roof for a 1,000-square-foot house costs $4,000 to $5,500 on average, whereas a roof replacement for a 3,000-square-foot house costs $11,200 to $16,000 on average.
In addition, the roof’s pitch, or steepness, might increase the cost. Roofs that are perfectly flat require additional support. Steeply pitched roofs necessitate additional safety precautions and make navigation more difficult. Contractors may need scaffolding to operate securely on some very steep roofs. The pitch also dictates the sort of framework that must be built beneath the shingles, increasing the cost. The cost per square foot can also be affected by the pitch’s shape. A gable roof, with its modest pitch, can cost between $3.50 and $6.00 per square foot, whereas a hipped roof can cost between $3.50 and $6.00 per square foot but requires greater square footage because hipped roofs stretch out past the edge of the home on all four sides. Roofs with a higher pitch, such as those on mansards and A-frames, cost between $6 and $11 per square foot.
Features of the Roof
Because of the additional flashing and waterproofing cuts required, many of the features that make a home distinctively beautiful and customized—skylights, bay windows, and dormer windows—increase roof repair costs. Chimneys, plumbing vent stacks, and HVAC openings and vents can all contribute to the cost of a new roof by adding time and materials to the flashing and caulking around these devices.
Types of Shingles and Other Materials
The shingle type or alternative materials you choose have the greatest overall impact on the cost of reroofing a house, and you have the final say in most circumstances. Luxury materials might help your roof endure longer and add value to your property, but there are also many of budget-friendly solutions. A 2,000-square-foot home with basic asphalt shingles will cost around $2,500, while a luxury copper roof will cost around $25,000 or more.
Permits and Labor
Depending on the type, pitch, and accessibility of the roof, labor will cost between $150 and $300 per roofing square ($1.50 to $3 per square foot). Don’t be surprised to learn that labor costs will account for roughly 60% of the entire project cost. In most towns and cities, homeowners must obtain a permit to replace a roof so that town inspectors may ensure that the new roof complies with local regulations and is erected safely. The cost of a permit varies, but it is not negotiable or voluntary. Examine your contract: Your professional roofer may be able to obtain the permits on your behalf and include the amount in your final bill, or you may need to request and pay for the permit and schedule the inspection yourself at the municipal offices.
Costs of Removal
While a new roof can sometimes be installed over an existing layer, you’ll have to pay to have the old roof removed and disposed of if it’s significantly damaged, structurally unstable, or previously layered. The cost varies depending on the current roof’s material. The average cost per square foot is $1 to $5, or $40 to $80 per hour. If the contractor discovers old or rotting timbers, the cost of replacement can range from $1,000 to $10,000. Some roofing materials, such as asphalt shingles, can be removed by the homeowner. Still, working while balancing on a slanted roof is challenging, and the savings may not be worth the danger, especially because removal is frequently included in the cost of the replacement.
Additional Costs and Factors to Consider
When it comes to roofing replacement or repair, there are a few extra considerations to consider in addition to the basic price. These factors can have an impact on the project’s final cost, so factor them into your budget.
The Existing Roof’s Condition
Take a look at the roof that is now in place. If it’s just old and has to be replaced, the project should be rather simple. If there are holes, leaks, or insect problems, the underlying structure is likely to be damaged. This may necessitate the repair or replacement of the plywood underlayment or structural beams that support the roof. This can increase the overall project cost.
Roof Replacement: Complete vs. Partial
Is it necessary to replace the complete roof? To save money up front, partial reroofing may be an option. You can choose to replace simply the back of the roof if the front is still in good condition and has years left on it. This is actually more expensive per square foot than a complete roof replacement because many costs (permits, removal costs) are the same regardless of the size of the roof being replaced, and you may not get a better deal on materials. If you don’t have the means to repair the entire roof, however, paying a little extra per square foot to replace only the area that has to be replaced can be a terrific alternative.
Costs of Inspection
The building inspector may need to inspect the roof numerous times during the process in some areas (for example, to ensure that flashing is up to code before shingle installation). These additional inspections are sometimes charged for by some inspectors. Furthermore, the rush-and-wait for several inspections can generate delays and scheduling issues, resulting in an overall rise in labor costs.
Disposal of Waste
When an old roof is removed, the debris must be disposed of, and there will be a lot of it. Many state and local governments have regulations surrounding the disposal of asphalt shingles and other potentially hazardous items. It’s possible that the contractor will need to rent a dumpster or charge for general waste disposal.
Roof Shingle Types and Replacement Costs
Perhaps you’d like to replace the builder-grade shingles that were initially installed on your roof. You can modify the material of the roof, but this may incur additional expenditures because heavier materials necessitate a stronger structure beneath them. The complete cost of removing the existing roof layers, shoring up any framework that requires reinforcing, installing the proper backing, water- and weatherproofing material, and covering the roof with your chosen shingles is typically included in roof replacement contracts. Installing a simple asphalt roof, which is the most prevalent, costs between $5,300 and $11,000 on average. Other materials require more labor to install and are more expensive to purchase, so costs can quickly escalate.
Roof made of wood shakes
Wood shake roofs are appealing, natural, and classic, and they range in price from $10,000 to $20,000. While this roof is simple to fix if a shingle is damaged, the inherent qualities of wood necessitate a lot of upkeep. It degrades faster than synthetic or man-made materials, necessitates insect repellent treatments, is susceptible to mold growth, and poses a higher fire danger than other materials.
Roof made of metal
Metal roofs may be a beautiful and durable alternative for homeowners in places with harsh temperatures. Traditional metal roofs, which range in price from $5,000 to $12,000, allow heavy snow to flow off, are insect-resistant, develop a wonderful patina over time, and are a great long-term investment. Copper roofing is a high-end choice that can set you back around $25,000 on average.
Roof made of tiles
For homeowners who choose tile as their roofing material, there are numerous possibilities. Tiles range in price from $8,000 to $22,000 for strong concrete tiles to $13,000 to $30,000 for clay tiles that are generally hand-shaped, and $30,000 to $50,000 for unique hand-designed tiles. Tiles are durable, long-lasting, and simple to repair or replace, but they come with a higher initial cost. If the existing roof is constructed of a lighter material, expect to spend extra money before installing the tiles to add structural support to the roof. Tiles are heavy.
Roof Made of Slate
Natural slate is the most expensive sort of roofing material, yet it gives a property a gorgeous, rich look. Slate roofing for a typical home costs between $18,000 to $45,000, with larger properties costing up to $65,000. Slate is long-lasting and provides some insulation. For a little lesser price ($12,000 to $30,000), a synthetic slate product with equal qualities is available. Slate is a popular choice for larger homes, but it can also look great in smaller spaces.
Do I Need a New Roof? How Much Does It Cost to Replace a Roof?
Roofs are by their very nature above the eye line, so unless you inspect your roof on a regular basis, you may not discover problems immediately away. What are the signs that it’s time to replace the roof? Check for signs of leaks inside the attic, such as dry water stains, and then check the shingles in that area. Then go over your house’s records and undertake a comprehensive walk-around roof inspection. If you see any of the following, it’s time to think about replacing your roof.
Perhaps a new roof is in need.
The Roof is Decades Old
Asphalt shingles can last anywhere from 15 to 30 years. If you’ve lived in your home for more than 20 years and have no record of when the previous owners changed the roof, it’s definitely time to replace it before problems arise. Other roof materials can endure longer. Wood shingles can last 30 to 40 years, whereas metal shingles can last up to 70. If properly maintained, slate and clay tile roofs can endure up to 100 years. A professional roofer can evaluate your roof and offer you an estimate if you don’t know how old it is.
The Roofs of Neighbors Are Being Replaced
Because the homes in a community are typically built at the same time, they will be on a similar schedule for roof repair. If your street looks like a parking lot for roofing contractors, your roof is probably nearing the end of its useful life, so go over and have one of them look at it. You’re not obligated to choose that contractor, but they should be able to examine the situation and provide you with an estimate.
The ceilings are sagging and the roof is leaking.
This is frequently the first sign that something is wrong with the roof. Water starts trickling (or spilling) out of a ceiling that appeared OK just moments before. Water from a leaky roof can travel through walls, pool across a ceiling, and break through at a low place in the ceiling, thus it doesn’t have to be on the upper floor. Leaks usually send people scurrying to the plumber, but if there isn’t a visible plumbing leak, the roof is the next natural place to investigate. If you spot a bubble or bulge in the ceiling, act quickly to prevent more damage.
The Shingles Have Suffered Wear and Tear
Shingles should be laid flat against the roof’s slope. Cracks, tears, or buckling are all signs that the item needs to be repaired or replaced. Check your gutters as well: if you detect a lot of roof parts or granules, your roof is deteriorating and it’s time to replace it.
Mold or moss is forming.
Do you want to grow a garden on your roof? That look is cute on cute cottages in movies, but it signifies moss and mold have taken hold in your yard and are slowly (or fast) eating away at your roof’s defenses. Even a light-green cast indicates that the process has started. Mold or light moss can be cleaned off if found early, but if there is extensive development, the roof is most likely affected.
The Roof Is Falling Apart
The wood bends and bows as dry rot takes hold of the shingles’ structural support. If you notice a definite curve or swoop in a roof that should be flat, you should contact a roofing contractor as soon as possible—before the roof falls. Visibly rotting boards and moist patches after it hasn’t rained are other symptoms of rot. Torn or twisted flashing may signal that the roof is deteriorating and moving away from the house, allowing additional water in and exacerbating the situation.
The Cost of Energy Is Increasing
Is your energy bill increasing even though you haven’t turned on the heat or air conditioning? A failing roof will not properly insulate the house and may even promote heat or cooling loss. A steadily rising electric bill with no other obvious cause is a sign that it’s time to have your roof inspected.
Weather Damage Is Clearly Visible
After a stormy night, you may notice that a branch flew off the roof during a storm, or that the gutter is loose and some tiles are gone. Water and insects can get in if there is visible damage, so it’s important to fix or replace before moisture creates further issues.
Roof Repair vs. Roof Replacement
It’s tempting to keep patching over roof damage because roof replacement costs are so high, and sometimes that’s fine—a repair is all that’s required. But how can you know when repairing something isn’t the best option? It is determined by the extent of the damage. A few ripped or broken shakes or shingles from a storm or tree branch are a simple and inexpensive remedy, and repairing the roof leak as soon as possible will safeguard the rest of the roof and extend its life. The patch may not match completely, but it’s worth it to put in a neat fix and prevent replacement costs for another 10 or 15 years, especially if your roof is relatively new.
Partial reroofing is a suitable middle-of-the-road alternative if only one part of the roof is seriously damaged and needs to be replaced, but the rest of the roof is still in good shape.
It’s time to replace the entire roof if it’s exhibiting signs of aging or has several leaks. Also, imagine you’re going to sell your house in the next several years and you can’t find a patch or repair material that exactly matches your existing roof. In that situation, it’s preferable to repair the entire roof, as a patched roof could affect the selling price of your home if buyers notice a leak or damage in one spot.
Roof Replacement Costs: Do-It-Yourself vs. Professional
At first glance, replacing your own roof can save you a lot of money. Given that labor accounts for roughly 60% of any roofing project, the wise and handy homeowner might conclude that it’s a good DIY project. It can be for a homeowner who already has the necessary tools and safety equipment, as well as some experience. However, there are additional fees to consider if you decide to replace your roof yourself. Special tools, such as shingle scrapers, draperies, and pneumatic roofing nailers, will need to be rented or purchased. You’ll need ladders and potentially scaffolding, as well as safety harnesses and handholds or grips, to make your roof a safe location to work. While on the job, the clothes and shoes you wear will be destroyed. Working on a roof is also dangerous—one stumble while carrying a bag of shingles on your shoulder can result in injury and costly medical fees.
Roofing installation necessitates a high level of expertise. Professional roofers can detect dry rot or damage to roofing timbers, make recommendations based on their experience, and ensure that the flashing is properly shaped and installed to minimize leaks and damage. A professional crew can also do the task more quickly and knows how to secure your home in the event of unexpected rain during the installation.
You can replace your own roof if you have the necessary knowledge and tools, as well as a solid team of similarly knowledgeable assistants. Most of us don’t satisfy those requirements, and hiring a professional to build your roof will make you safer and pleased with the end result.
How to Cut the Cost of Roof Replacement
Roof replacement can be an unexpected, large, and intimidating expense. However, there are certain ways to cut costs and make roof replacement more doable.
To spread out the cost of the roof, ask your bank for a personal loan or inquire about a home equity line of credit.
Look into home improvement grants such as the Repairing and Improving a Home program, the U.S. Department of Agriculture’s Low-Income Housing Repair program, and other state and local resources.
If you’re repairing a roof due to storm damage to a roof that is generally in good shape, check with your homeowners insurance company to see if your policy will cover part or all of the cost.
Request many estimates for the replacement project, and specifically inquire about the contractor’s ability to assist you in budget management. If your present roof just has a single layer of asphalt shingles, you may be able to save money on removal by placing a new layer on top of the old one.
Roof Replacement Cost Questions to Ask
You’ll be able to ask sensible questions that will help you get an accurate estimate now that you have the information you need regarding the components that go into the cost of roof replacement. However, there are a few more things to consider before choosing a contractor.
Can you provide a detailed cost breakdown?
Is it possible to fix rather than replace? Why do you think one is better than the other?
Are you able to show documentation of your license, insurance, and bonding?
I’d like to see some of the other houses where you’ve put roofs and chat with some of your previous customers; could you supply such references?
Do you offer a guarantee on your work in addition to any manufacturer’s warranties?
Will the house be worked on by the same personnel every day? What are you going to do to keep those workers safe while they’re on the job?
What cleaning procedures do you use to keep my property safe and secure while you work?
What potential issues do you see with this position? How will those be dealt with if they occur?
What’s your timetable like?
This is a lot of information—perhaps more than you need when considering roof repair or replacement for the first time! It’s the knowledge you’ll need to make informed decisions about your home’s roof maintenance. To help you get your bearings before diving into the more difficult topics, here are some of the most often asked questions by homeowners just getting started with analyzing their roofing projects.
Q. How much does a new roof on a 2,200-square-foot house cost?
This question does not have a single answer. It will vary in price depending on the roofing material you choose and the labor cost where you live. The cost of replacing asphalt shingles on a 2,200-square-foot home will typically vary from $8,200 to $12,000.
Q. Do you think you’ll be able to acquire a government subsidy for a new roof?
Yes, in some situations. The United States Department of Agriculture, the United States Department of Housing and Urban Development, and state and local governments all have programs to help with the expense of important house repairs. These programs have specified income requirements and are designed to assist low and extremely low-income households in keeping their homes safe and out of disrepair. If you don’t qualify for these incentives, there are still home improvement loans available from national and local banks.
Q. How long do you think a new roof will last?
The solution to this query is mostly determined by the roofing material used. Asphalt shingles have the shortest life expectancy, ranging from 15 to 30 years, whereas luxury architectural shingles can last up to 30 years. With proper annual maintenance, wood shake roofs can last up to 30 years, and tile roofs can last up to 50 years. Metal roofs can endure up to 70 years, and natural slate roofs can last up to 100 years. This is useful knowledge when buying a house since you can negotiate the price based on how much life the roof has left, but it’s also useful when balancing greater costs against the roof’s longevity.