How Much Does It Cost To Replace a Roof?
If you’ve noticed missing shingles or signs of leaks, it may be time to replace your roof.
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A new roof boosts your home’s curb appeal and property value. But how much will it cost?
We’ll cover the factors that drive roof replacement costs and tips to save when replacing your roof.
Factors Affecting the Cost To Replace a Roof
Typically, replacing a roof ranges from $5,700 to $16,000, averaging around $8,314. The cost per square foot is generally between $300 and $600. In a typical roof replacement estimate, labor accounts for about 60% of the total cost, with materials making up 40%. The final cost is influenced by several factors, including labor costs, materials used, the pitch and size of the roof, and the property’s location.
For homeowners, roof replacement represents a significant financial commitment, making understanding the various cost elements essential.
Let’s look at the main factors that drive the cost of replacing a roof.
Materials
The roofing material is the most significant factor determining the cost of replacement. Expect to pay between $100 and $1,000 per square, depending on your roof type. Asphalt is the most cost-effective material for shingles, while others, like clay and slate, are more expensive.
Labor
Roofing is one of the most labor-intensive and skilled jobs on the market. Thus, you can expect to pay about $2 per square foot for labor. Labor accounts for about 60% of the total project cost.
However, additional factors, such as the extent of the damage, environmental conditions, and the removal of old material, affect labor costs.
- Extent of the damage: The job’s complexity certainly impacts the labor costs. Extensive rotting of wood or timber will undoubtedly make the job more challenging since it’s more unstable and dangerous to deal with. Rotting means it’ll take more specialized equipment and time for contractors to complete the replacement safely.
- Environmental conditions: Extreme conditions like heat or cold will affect how fast the contractor can perform the job. Rain, snow, or wind means workers must take safety precautions to work on the roof.
- Removing re-shingled roofs: Some homeowners will have their roofs re-shingled by adding a layer onto their existing roofs. While this extends the need for replacement, it only makes future expenses more costly. Replacing previously re-shingled roofs is more expensive since you’ll need to remove several shingles layers to install a new roof.
Roof Pitch and Size
Your roof size is measured in squares, with a square being 100 sq ft. Steep roofs are more costly to replace due to the risk of accidents and falls. Tile, clay, and metal are better for steep roofs, which can increase the cost. Standard pitches between 4/12 and 9/12 are the easiest to replace, while pitches outside these ranges require more labor and time.
Location
As with any home improvement project, the demand for materials and labor varies depending on location. The cost of living plays a significant factor in fees. Urban locations generally demand higher prices than rural areas.
In addition, certain states require better materials and installation. For example, Florida roofs must withstand hurricanes and heat, while Pacific Northwest regions must survive constant rainfall.
Inspections and Permits
The process of roof replacement often involves adherence to local building codes, which can impact the total cost:
- Building Inspections: Many local governments require building inspections at various stages of roof replacement. These inspections ensure compliance with building codes and standards, potentially increasing the overall cost due to the need for multiple inspections.
- Permit Requirements: Depending on your location, you may need to obtain building permits before starting the roof installation. The cost of these permits varies widely, ranging from $100 to $1,000, influenced by city regulations.
- Homeowners Association (HOA) Approvals: In areas with HOAs, you might need pre-approval for specific aspects of the roofing project, like shingle style and color.
- Permit Approval Time: The time taken to get permits approved can span several weeks. Early preparation and application for these permits are vital for timely project planning and execution.
Long Does a Roof Last
New Roof Cost by Type
As mentioned, the material used is vital in the total cost. Roofing materials can range between $150 to $1,500 per roofing square. This means the price of a new roof on a 2,200-square-foot home can go from $3,300 to $33,000. With such a wide variance, choosing the suitable material for your needs and budget is essential.
Asphalt
Asphalt shingles are a mixture of asphalt, mineral composite, and fiberglass. It’s the most popular choice for roofs since it’s easy to install and affordable. They cost between $8 and $12.65 per square foot. For perspective, asphalt shingles cost between $5,800 to $12,700 on average. In general, asphalt is a material that is easy to manufacture and is widely available in hardware stores, which drives down the cost.
Wood Shake
Wood shake shingles are made from split logs. They provide a rustic appearance, helping to emphasize the traditional aspects of your home. This gives your home a unique character and captures attention. However, wood shake shingles are generally more expensive, costing between $16,000 and $27,000. While they offer excellent curb appeal, they deteriorate faster, require more upkeep, and aren’t fire-resistant.
Stone/Slate
Stone roofs are made from metamorphic rocks, providing homes with plenty of benefits. They require little maintenance and can last over a hundred years. They also resist fires and high winds, making them nearly indestructible. However, it does come with a higher cost of $12 to $16 per square foot. Expect to pay, on average, between $5,500 and $22,700.
Metal
Metal roofs are constructed from various metals like steel and aluminum. They’re engineered to last longer than 50 years without any extreme signs of corrosion or degradation. Additionally, metal roofs can withstand most outdoor elements like strong winds, snow, rain, UV exposure, mold, and algae. While they’re more durable, installing metal roofs costs about $5,600 to $16,400, with high-end metals like copper costing $40,000 or more.
Tiles
Tile roofs are made from durable clay or concrete, which can last over 100 years. Unlike wood, tiled roofs won’t decay and can withstand outdoor elements. However, they are vulnerable to breakage from impact. Depending on the type you choose, these roofs cost about $8,400 to $25,000.
Additional Costs and Considerations
Besides the factors mentioned above, there are additional costs you’ll have to calculate into your roof replacement expense.
- Additional roofing projects: While tackling roof replacement, you may consider complementary roofing projects. For example, you may need to install gutters, skylights, rims, soffits, or chimneys.
- Roof features: The elements of your roof can make the replacement more or less costly. Skylights, chimneys, and other features are weak points of potential leaks. This requires extra time and unique materials to seal them properly.
- Number of stories: The more stories your home has, the more contractors will charge. That’s because special safety equipment is needed to prevent hazards.
- Roof accessibility: Sometimes obstacles, like power lines, trees, or other buildings, can get in the way. If accessing the roof is challenging, contractors will factor that into their estimate.
- Remove existing roof: There’s a good chance you’ll need to tear down your existing roof before installation. Heavier layers or more layers in the underlayment will increase the cost.
- Structural repairs: During an inspection, you may find underlying structural issues beneath the existing roof. Holes, leaks, rotting wood, and pests are common issues that can skyrocket your bill.
Cost To Replace Roof vs. Repair
Roof replacements are costly. The extent of the roof damage will determine whether a repair is a better solution. Sometimes, all you need is a simple patch-up. For example, a few broken or torn shingles from a tree branch are an easy fix. Performing a tarp or roof leak repair will extend the roof’s life without putting it at risk.
It’s best to consult a reliable roofing contractor before deciding between repair and replacement.
Here are common reasons you’ll want to repair your roof instead of replacing it:
- Damage to the flashing: Flashings are metal strips that prevent water from entering the roof. Over time, these strips can wear or become damaged, causing leaks. However, flashings are a separate part of the roof system, so they can be repaired without needing an entire roof replacement.
- Curling or worn shingles: When worn and old, shingles curl up, letting water penetrate the space. Replacing the shingles is all that is needed; it only costs $30 to $50.
- Pooling water: Water can accumulate in low spots, causing potential damage to your roof. If done within 48 hours, simple repairs like installing drainage systems or clearing clogged gutters might be enough.
Final Thoughts
Roof replacement isn’t a home project that homeowners look forward to. While many homeowners are reluctant to pay the high costs for replacement, a new roof can pay dividends for years.
If your roof damage has caused internal problems to your property, it’s essential to act immediately. Leaks and water spots can lead to severe water damage and mold growth. Call All Dry USA and let us roofing specialists tarp up your roof.
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With Ben’s knowledge, and visionary leadership, All Dry USA has expanded into a national, full-service property damage restoration company with multiple locations across the United States. Ben holds numerous specialty licenses and certifications in restoration and construction.
