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.
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.
When your roof is in shambles, contact All Dry USA immediately. We can help tarp up your roof to prevent further damage.
Average Roof Replacement Cost
A roof replacement costs between $5,700 and $16,000, with an average of $8,314. Expect a new roof to cost $300 to $600 per square.
When receiving your roof replacement estimate, about 60% of the estimate goes to the labor cost, while 40% covers the materials needed for the job. Many factors go into the actual cost of replacement, such as labor, materials, roof pitch and size, and location.
Factors Affecting the Cost To Replace a Roof
Roof replacement can be a considerable investment for homeowners, so cost planning is crucial. Knowing the factors that affect the replacement cost will help homeowners make better decisions to suit their budget.
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, but that can vary 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 costs. In general, labor makes up about 60% of the total project.
However, additional factors affect labor costs, such as the extent of the damage, environmental conditions, and the removal of old material.
- 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 layers of shingles to install a new roof.
Roof Pitch and Size
The size of your roof surface is measured in squares. A roofing square is 100 square feet. The larger your roof is, the more it’ll cost since more material is needed for replacement.
Another consideration is the roof pitch, which is the angle of your roof. Steeper roofs are more difficult and dangerous to replace due to the risk of accidents and falls. Some pitches are so steep that they require scaffolding so contractors can work safely.
Additionally, tile, clay, and metal are better suited for roofs with a steeper pitch. Both factors contribute to a higher cost for steep roofs. Standard roof pitches are between 4/12 to 9/12, which are the easiest to replace. Pitches outside those ranges are incredibly steep, affecting the labor and time for a replacement.
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
Some municipalities require that a building inspector perform multiple inspections throughout the process. This helps ensure that all the roof parts follow the proper building codes. As a result, it drives the price up.
Permits
Depending on your city or area, some permits need to be acquired before a new roof can be installed. Building permits can cost between $100 and $1,000, depending on the city. Some HOAs will require a pre-approval of shingle style and color pre-approval before the home project can start. Permits may take weeks for approval, so preparation will help with proper planning.
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. Costs are generally more expensive and cost between $16,000 to $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 cost about $5,600 to $16,400, with high-end metals like copper costing $40,000 or more.
Tiles
Tile roofs are made from clay and concrete, durable materials lasting over 100 years. Unlike wood, tiled roofs won’t decay and can withstand outdoor elements. However, they are vulnerable to breakage from impact. These roofs cost about $8,400 to $25,000, depending on the concrete or clay tile type you choose.
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 taller your home, the more contractors will charge. That’s because special safety equipment is needed to prevent hazards.
- Roof accessibility: Sometimes obstacles can get in the way, like power lines, trees, or other buildings. Contractors will factor that into their estimate if it’s challenging to access the roof.
- 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.
How Much Does It Cost to Replace a Roof Yourself?
While you can patch occasional leaks, DIY roof replacement isn’t recommended. It can be dangerous, and if you’re not experienced, you can worsen the problem leading to further damage and more expensive replacements.
DIY installation requires equipment like air compressors, nail guns, tear-off shovels, and extension ladders. That said, you can expect to pay about 40 to 50% of the average cost for roof replacement, which is about $9,000. We recommend hiring a professional to avoid injury and further damage.
Cost To Replace Roof vs. Repair
Roof replacements are a costly expense. 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 is an easy fix. Performing a tarp or roof leak repair will extend its life without putting it at risk.
It’s best to consult a reliable roofing contractor before deciding between repair or replacement. Minor roof repairs cost about $325 to $1,377 for an asphalt roof.
Here are common reasons you’ll want to repair your roof instead of replacing it:
- Damage to the flashing: Flashings prevent water from entering the roof. These metal strips can wear or get damaged over time, causing leaks. Flashings are a separate part of the roof system that can be repaired without needing an entire roof replacement.
- Curling or worn shingles: When worn and old, the shingles will curl up, letting water penetrate the space. Replacing the shingles is all it takes and will only cost $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.
How To Save on Roof Replacement Costs
If your roof has been damaged unexpectedly, forking out thousands of dollars can be stressful. Fortunately, there are many ways to make total expenses more manageable. Below we’ll cover ways to save on roof replacement costs:
- Shop around: Get quotes from multiple roofers and check their references before hiring. Be aware of low bids that sound too good to be true since they could mean subpar work.
- Get a loan: Ask the bank for a home equity line of credit or personal loan. This helps you pay down the cost through a reasonable payment plan.
- Consult your home insurance company: If your roof was damaged from a storm or natural disaster, speak with your homeowner’s insurance provider to see if the policy covers any part of the replacement.
- Schedule appointments after significant holidays or during the off-season: Peak season means demand for labor is higher, which can jack up the cost.
- Ask for discounts: Sometimes contractors may provide incentives or discounts when hiring during the off-season.
- Consider an overlay: New shingles will be installed on the existing ones. This saves you money on disposal and labor costs.
- Do some of the work yourself: DIY isn’t always recommended, but you can remove the old roofing before installing the new one.
- Check your warranty: If it hasn’t been long since your last roof replacement, you might be entitled to a free replacement. This is especially true if it looks like a manufacturing defect or installation issue.
- Purchase quality materials: While asphalt shingles are the cheapest, they don’t last long. Higher-quality materials will save you money in the long run since they are very durable.
- Look for home improvement grants: There are plenty of grants to subsidize the costs, like the Low-Income Housing Repair program or the Repairing and Improving Home program offered by the US Department of Agriculture.
Frequently Asked Questions
If you’re curious about roof replacement costs, we’ve compiled an FAQ section to help you.
How Much Does It Cost To Replace a 1000 Sq Ft Roof?
The average cost for replacing a 1,000-square feet roof ranges from $4,750 to $10,000, with homeowners spending about $7,000 for architectural shingles. If you go with 3-tab shingles, it can cost as low as $3,000, while clay tiles can rack up costs to $30,000.
Why Is Replacing a Roof So Expensive?
Replacing a roof can leave a big dent in your wallet. That’s because labor, materials, and insurance costs can drive roof repair costs through the roof. The further you move away from asphalt shingles, the more you pay for materials. Labor costs depend on the extent of the damages.
How Much Does It Cost to Re-shingle a Roof?
On average, it costs about $7,211 to re-shingle a roof for a 2,000-square-foot home. Homeowners tend to spend between $400 to $550 per square. Of course, materials like vinyl, wood shake, metal, clay, concrete, and slate will cost much more.
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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