Roof Replacement Cost Guide: How Much Does A New Roof Cost?
Roof Replacement Costs
$5,000 to $11,000
On average, a homeowner spends around $7,500 to replace a roof, with most of them spending around $5,000 to $11,000. Roof installers often charge by ‘square’, which is equivalent to 100 square feet or 10 x 10 feet. The cost of roof replacement per square is between $400 to $500 or $4 to $5 per square foot, which will vary depending on the materials and roof size.
Factors That Affect Pricing
Roof replacement costs depend on several factors such as the size of the home, the slope of the roof, labor, prep work, and materials.
The square footage of the home is one of the factors that affect the roof replacement cost. Here are the average cost ranges for replacing the roof of homes based on their size.
House (square feet)
$3,500 to $4,800
$3,750 to $5,250
$4,000 to $5,750
$4,250 to $6,250
$4,650 to $6,700
$5,000 to $7,200
$5,300 to $7,800
$5,800 to $8,300
$6,300 to $9,800
$6,600 to $9,400
$6,900 to $9,900
$7,300 to $10,400
$9,000 to $13,000
$10,900 to $15,700
The Slope Of The Roof
Other than the size of the house, the slope of the roof can also affect the cost. This is because each type has different prep work and installation.
Type of Roof
$3,000 to $15,000
$5,000 to $11,000
$7,300 to $18,000
$7,000 to $15,000
$10,000 to $20,000
The least expensive type to replace is a flat roof, which averages around $5,900 and ranges between $3,000 to $15,000. The usual damage that this type of roof sustains is from UV rays and moisture. It’s moderately easy to replace because, despite its name, it’s not totally flat. It is still angled to provide drainage.
The next affordable roof type to replace is an a-frame. It is a simple style, which costs an average of $8,000 and ranges between $5,000 and $11,000 to replace. The typical damages that occur with an a-frame roof are moisture and lifting or loose shingles. It is more complex to install because of the angles.
The cost of replacing a gable roof, which is one of the most common types, is not too far off. The average cost of $12,000 and a range of $7,300 to $18,000. This type is moderately easy to replace; but it will require more prep work, because other than moisture, roof installers will need to deal with impact damage and lifting or loose shingles.
A popular in modern homes, a butterfly roof is another expensive type to replace. It can cost around $9,000 to replace, with a range of $7,000 to $15,000. It often sustains damage from snow and experiences moisture pooling and lifting or loose shingles. This type is difficult to replace because of the varying positions and angles.
The most expensive type to replace is a mansard roof. This costs around $15,000 or an average range of $10,000 to $20,000 to replace. It typically gets damaged from strong wind pressure and impact as well as experiences moisture pooling. The complexity of installation will depend on the amount of curved and flat sections.
Labor costs usually cover 50% to 60% of the total price of a roof replacement project. This includes replacing the roof, cutting and sizing the new material, disposing of the old material, and other prep work needed such as removing the old roof.
The average labor costs range between $1.50 to $3 per square foot or $150 to $300 per square. This can go higher depending on the demand, weather, type of roof, condition of the old roof, and new roofing material.
There is usually a high demand if your location has experienced extreme weather conditions such as hurricanes, tornadoes, or hail storms. The same goes for the time of the year, since the labor costs increase during the cold months or when there is high demand during the warmer months.
Other than these factors, the existing roof and the new roof also affect the labor cost. A flat roof will have less expensive labor costs since it will not be as complex to install as a mansard roof. The same goes for the condition of your old roof since there may be more prep work needed. Lastly, the new material you want for your roof replacement project. The usual asphalt shingles will be cheaper compared to clay tile, which will require extra support to install, or a metal roof that needs to be cut and sized to install. Some materials are also more complex to install, which will require a level of expertise.
Prep Work And Other Additional Costs
Aside from labor, there are other costs such as roof removal, permits, roof inspection, and additional costs that can increase the price of your project. If your decking or underlayment is also not in good condition, there will be more prep work that may increase the total project cost.
Most often these additional costs are included in the estimate when discussed with the roof installer. To give you a better understanding of these costs that can affect your project, here are some usual prep work and additional services that happen during a roof replacement:
Removing The Old Roof
Since you will be replacing your roof, the roof installers will need to remove the existing one. The average cost of removing the old roofing is around $1,400 to $4,000 or $100 to $250 per square, which varies depending on the material and complexity of the process. It can be more expensive for those who have slate or stone tiles since these are heavier.
Replacing a roof often requires a permit, which can cost between $175 to $500. The price will depend on the location and scale of the project. A reputable contractor will be knowledgeable about this process and would discuss obtaining permits before the project starts.
Inspecting The Roof
Some homeowners are not sure if their roof is due for a replacement. You have an option to get your room inspected, which can cost around $100 to $350.
Replacing The Roof Decking
If the materials of your new roof are heavier than the old one, you will most likely need new decking to support the additional weight. The cost of reinforcing a new decking is around $900 to $2,750. The most common material used for roof decking is plywood sheathing, which costs around $10 to $21 per sheet.
Replacing the Underlayment
The underlayment is an additional layer that helps protect a home in the event that the roof lets water through. This extra layer can help prevent leaks and mold if the materials of the roof are damaged. The cost of replacing the underlayment is between $0.55 and $0.80 per square foot, which will vary depending on the material used.
Installing Flashing On The Roof
If you have chimney and skylights, know that these areas joints have flashing to prevent water from leaking through or getting trapped. Sometimes this seal becomes ineffective due to damage or as the years go by. The cost to repair the flashing ranges between $150 to $450 per area. It will be in the upper range if the roof installer will need to remove or cut some cement board or wood siding.
Replacing The Soffit
If you’re getting a roof replacement too late, then chances are, the soffit of your home has become damaged. A soffit is used to cover the underside of a roof, which helps provide ventilation to the attic and make the home’s exterior look more finished. Replacing the soffit can cost around $15 to $30 per linear foot, which will vary depending on the material. The common materials used for a soffit are vinyl, aluminum, fiber cement, and wood.
Materials You Need To Know About
Another major factor that affects the cost of a roof replacement project is the material. This accounts for around 40% of the project. Find out about the common materials used for a roof and the cost of each material and installation.
Material Cost Per Square
$100 to $375
$5,200 to $13,500
$600 to $2,000
$14,000 to $45,500
$350 to $480
$11,000 to $22,000
$250 to $500
$9,000 to $37,000
$400 to $700
$14,000 to $40,000
$300 to $900
$6,500 to $15,000
$1,000 to $2,000
$25,000 to $46,000
One of the most common and affordable materials for roofing is asphalt. It is light and easy to install, which allows for a budget-friendly and quick roof replacement project. There are many choices for asphalt such as 3-tab, architectural, and fiberglass 3D. These can last for around 16 years and are recyclable. However, asphalt is not as durable as other materials as it can easily get damaged from strong impact or high winds, which reduces its lifespan.
Another popular material is slate. This natural stone is an attractive material that is commonly found in larger houses. Compared to asphalt, it has a longer lifespan, sometimes lasting for a century or more when properly maintained. With that kind of durability, a slate will be more expensive - the material itself as well as to install. This is because it is heavy and may require some additional structural reinforcement.
This material creates an all-natural and beautiful roof that can last for around 35 years. Wood shakes are suitable for traditional and rustic homes and are environmentally friendly as well. It comes in varying thicknesses and materials, with the most common ones are wood, treated pine, and spruce. Unfortunately, this material requires a lot of upkeep to prolong its lifespan and prevents damages such as cracks and leaks. Since it is natural, it also deteriorates quickly and its nature makes it prone to a fire hazard as well as mold, moss, and insect damage. You can have additional treatments to make it resistant to mold, moss, insect, and fire, which also means additional cost.
On the other hand, you can opt for synthetic cedar shakes, which require little to no maintenance and has a longer lifespan. They are also not prone to fires and are less expensive unless you opt for the high-end ones.
Another durable and long-lasting material for a roof is tile. They come in shapes, colors, and materials, with the common ones being concrete and clay (more about this later). Tiles are popular because they are durable, visually appealing, resistant to fire, and easy to replace or repair. The material is not as expensive as others, but with the installation cost, the price increases due to the weight of the tiles and the requirement for additional structural reinforcement. The material price may also increase if you opt for custom or exotic tiles.
Compared to clay, concrete tiles are less expensive. It is low-maintenance and durable, often lasting for around 50 years. Concrete comes in many styles, which are all heavy. This means the condition of the roof framing may need to be strengthened to support the weight of concrete tiles.
Similar to concrete, clay tiles are also durable and come in different styles and shapes. This will be more difficult to install and replace, which makes it more expensive. For both tiles, they can easily get damaged from strong impact.
If you want a highly durable material for your roof, you won’t go with metal. This material can withstand different climate conditions, making it a great long-term investment. It comes in different materials and styles, but one common problem with metal is that it can be loud when it’s raining or hailing.
One of the most expensive materials for a roof is copper. It makes a visually-appearing and highly durable roof, especially when well-maintained. Unfortunately, it is very expensive, maybe the most. It can also be difficult to find an experienced installer since it is not a common roofing material
The procedure for most roof replacement projects is almost the same, with some differences depending on the material used. Generally, the existing roofing, which includes the old material, underlayment, and flashing, is removed, which can be recycled or disposed of. Next, the decking is inspected and will be repaired or replaced, depending on the damage. They will check if there is moisture damage or soft spots, which could be signs of structural problems.
After stripping the old roofing, a new underlayment will be placed on the deck. The new materials will then be installed over it. The installation method differs per material, which is described here:
Asphalt shingles are installed in protruding tabs using nails. These nails won’t be visible because the next layer of asphalt will cover them. The roof installers will start at the bottom with a starter trip, and after covering until the vent cap, the edges around skylights and chimneys will be sealed with flashing and cement.
Wood shakes, as well as shingles, are installed in a straight and single line. These are also attached using nails, to be specific, two nails separated by an inch on the edges. The first set of shingles project beyond the fascia, and for the rest, the joints should not be aligned directly. It’s more complicated to install than asphalt, which is why it is important to get a reputable and experienced roof installer.
Metal for roofing comes in different forms: standing seam-panels, tiles, shingles, and shakes. Compared to other materials, a metal roof is more complicated to install since it requires skill, techniques, certain accessories, and different tools. The two common ways to attach this material is a clip-fastener or through-fastener system.
A clip-fastener system uses a certain type of clip to attach the metal. The fasteners will be going through these clips instead of through the material. On the other hand, a through-fastener system will directly screw the nail or fastener through the material. For both systems, the fasteners and clips can be concealed for a seamless look.
How long will it take to replace your roof? It will depend on several factors such as the slope of the roof, the new material, and the size of the roof.
Generally, it will take one to three days to replace the roof of an average-sized home. Homes less than 1,500 square feet are often done within the day, given that the weather conditions are also good. For 3,000 square feet houses, ideally, it can be done in two days. The first day will be used to remove the old roof while the second is to install. For larger homes and more complex installation, expect that it can last to four days to a week.
Important Details To Clarify With Your Contractor Before Hiring
When looking for a roof installer, don’t just sign with the one who offers the lowest price. To help you find the right contractor for your roof replacement project, here are some details you should clarify before hiring them.
License and Insurance
If you don’t have family or friends who can refer roof installers, you will need to do your own research to check if the one you will hire is reputable and reliable.
The first thing you can do is check if they have a physical business address and phone number. This is to verify if they are local and an established business.
You should also validate if they have a license and insurance. Their license should adhere to local codes and requirements, as well as be up to date. For insurance, check if they have general liability insurance and workman’s compensation insurance. The first covers any damages on your roof, house, and property as well as those caused by their employees. You can ask for an insurance certificate to verify this. The second one will ensure that the installers are covered and you won’t be responsible for any injuries or accidents that may happen.
What’s Included In The Estimate
Before signing, make sure that the job scope is all included in the final estimate. Check if it also includes the prep work, additional repairs, and other necessary materials that will be needed for your project. A reputable contract would offer a transparent and complete estimate during the signing of the contract.
Who Will Work On Your Project
Some companies have subcontractors who will do the installation process. Before signing, ask your contractor who will be working on your project. If they do use subcontractors, make sure that they are also licensed and insured. Don’t forget to get a signed document that protects you in case the subcontractor doesn’t get paid.
Is There A Warranty?
There are two warranties you should ask your contractor. The first is for the materials, which differs depending on the material. Most of the time, roof warranties are around 25 years. The other is workmanship’s warranty, which can last from one to twenty-five years - some even offer lifetime warranties.
If you’re ready to get started with your project and need a roof installer, I run a referral network of prescreened contractors that covers nationwide. Click the button below to get a free estimate on your project. I think you'll find my partner contractors are more responsive and professional than most!
FIND LOCAL PROS FOR YOUR HOME PROJECT
After submitting your quote request, you'll be contacted by a few of their local contractors, who are eager to earn your business!