Signs You Need A New Roof
Before we start breaking down the answer to how much does a new roof cost?, lets go over some of the signs that its time for a new roof in the first place.
Every roof has a built-in lifespan. On average, a roof lasts about 30 years, which means you could face this expense sooner rather than later based on how old your home is and how long its been since the roof was put on. And depending on your climate and the quality of the materials and workmanship, you could have more or less time before you start to face some of the common issues of a degrading roof.
Some signs that a roof replacement is in the cards include:
- Mold, moss, or mildew growth
- Poor or degrading insulation
With some roof problems, replacing just the affected area is sufficientand a lot cheaper. Youll need to bring in a professional to let you know exactly what youre dealing with, plus the extent of the issue and the recommended fix.
How Can You Estimate The Cost Of A New Roof In Greater Portland
If you want a basic estimate for how much it would cost to replace your roof, the most basic calculation is to figure out what the average cost per square foot of the material you want installed on your roof and multiply it by the square footage of your home.
It would look something like this:
Sq. Ft. Cost of Material x Sq. Ft. of Home = Basic Estimate
Of course, the contractor you work with will likely offer you a different price, but this will at least put you in the right ballpark. Want some more detail? Well show you.
Cost To Replace A Roof On A 1500 Square Foot House
Lets say you want to completely replace your existing roof with a cedar shake roof. Well assume the cost of cedar shake is $12.80 per square foot and your home is 1,500 square feet.
For that, the calculation would be:
$12.80 x 1500 = $19,200
These figures include labor for Roof Life of Oregon. However, some roofing contractors may provide estimates that dont initially account for removing your existing roof material, the shape of your roof or the labor costs.
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Shingle Roof Installation Cost
The total cost of installing a shingle roof consists of both material and labor costs. Labor is a significant factor and can comprise as much as 60% or more of the total project cost. So, for a job that ends up costing $12,000, at least $7,600 of that goes toward labor costs.
With labor, you may need to pay to tear off and dispose of the old shingles and underlayment. In some cases, it may be possible to leave the existing shingles in place and to install the new shingles on top.
Choose A Trusted Roofing Company
One of the most reliable ways to get a great deal on a roofing project is to hire a great roofing company to complete the job from the beginning. When looking for someone to hire, find a roofer that you trust to act in good faith and complete the project with an eye for quality.
But no matter who you choose, your roofer should always conduct a roof inspection first. If a contractor just hands you an estimate without first coming to your house to look at your home in detail, they arent providing accurate figures.
Here are a few things to look for to help you spot a great roofing contractor:
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Synthetic Cedar Shake Shingles Cost
Composite shake shingles range from $325 to $950 per square installed. Thats about $3.25 to $9.50 per square foot. For comparison, a real cedar shake roof costs anywhere between $600 to $670 per square.
In some instances, composite cedar shake shingles can cost more than the real thing. For many, the investment is worth it: Composite shingles last longer than cedar shakes and dont require as much upkeep cedar shake shingles need maintenance every two to five years.
How Contractors Determine The Price Of A Roof Replacement
After inspecting the roof and speaking with homeowner, a contractor will draw up an estimate for the project. Estimating takes several important factors into consideration including materials, complexity of the job and the amount of time needed to complete the job.
Typical Breakdown of Factors:
Roof Size Roofs with steeper slope have a larger surface area than roofs with less slant.
Roof Slope Steeper sloped roofs are more dangerous and more difficult to work on than flat roofs.
Roof Complexity A roof with more level changes, hips and valleys, and add-ons, such as dormers, will be more expensive than a simple roof.
Existing Layers Its sometimes possible to install over existing shingles, but this lowers the lifespan and can cancel the warranty. Its better to do a complete replacement. The more layers that must be removed will increase the price.
Debris and Waste Removal Asphalt shingles, the most common material used, are considered hazardous waste, and must be disposed of properly.
Materials The type of new material that will be installed, such as asphalt shingles, steel shingles, slate shingles, etc.
Building Materials This covers all other materials needed to replace a roof including boards and plywood for the roof deck, nails, drop cloths, tarps, staples, calk, etc.
Roof Underlayment and Accessories Underlayment and accessories are part of a system that makes the roof complete and watertight.
See what local pros charge
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Additional Roof Replacement Materials And Features
When you replace your roof, you may find you need to repair more than just your shingles. Here are a few things that might increase the cost of replacing your roof:
Your roofs decking is what your roofing material is installed on. Usually, decking is made of plywood or oriented strand board that is placed over your rafters. If your roof is damaged or has leaked, then your decking may need to be replaced. Replacing or repairing roof decking will cost between $2.20 and $3.00 per square foot.
However, your contractor wont be able to tell if there is damage to your decking until after your existing roofing material is removed. A decking replacement will be added to the cost of your re-roofing project after youve already received a quote.
The underlayment of your roof helps protect your roof decking against water damage. So, if your shingles crack and water gets through them, the water will hit the underlayment and wont rot your entire roofing system. Most underlayment materials used today are made with a synthetic felt that is then covered in asphalt.
In many places, underlayment is required for your home to be up to code and must be replaced as part of your roof replacement. New underlayment costs between $1.50 and $2.10 per square foot.
Ice and water barrier
Replacing ice and water barriers may cost between $1.87 and $2.53 per square foot, not including installation costs.
Fascia and soffit replacement
Roof flashing and pipe boots
What Is The Cheapest Way To Replace A Roof
Going for the cheapest roofing system and the cheapest roofing contractor isn’t something wed recommend. Poor-quality materials and inexperienced contractors can reduce your roof’s lifespan, result in constant roofing problems, and call for a full replacement sooner than expected.
The benefits of investing in highly qualified roofing contractors will go a long way. When you choose RoofClaim, you can be confident that were using the proper equipment, materials, and tools to maximize your roof’s life expectancy and durability. Were also fully licensed and insured so theres never any unexpected financial risk to you.
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How Much Does A New Roof Cost By Material Type
- Asphalt Shingles: expect to pay between $5.50-$9.00 per square foot of roof surface. Asphalt shingles comprise about 70% of all roofs in the United States.
- Metal Panels: reroofing prices will be between $11.00-$15.00 per square foot of roof surface. Metal roofs are extremely durable and are a favorite among the Sol Vista team.
- Stone-Coated Steel: prices average $10.00-$13.00 per square foot. Stone-coated steel roofs are surging in popularity and are another favorite of ours.
- Composite Materials: expect to pay $9.00-$19.00 per square foot for composite materials like DaVinci slate and shake
- Concrete Tile: reroofing prices average $10.00-$14.00 per square foot.
- Clay Tile: expect to pay between $15.00-$25.00 per square foot.
- Slate Tile: prices will be between $20.00-$35.00 per square foot. Slate roofs are very sturdy and bring nearly unmatched beauty to the top of your home.
- Wood Shake: prices average $9.50-$13.00 per square foot. Shake roofs are usually made of cedar, however sometimes redwood is used.
These prices can vary, as we have seen a surge in construction material prices in recent months.
Roof Cost By Material Type
The average cost for a new asphalt roof in 2021 was about $28,256. Inflation was up 8.5% on average for the last 12 months . With this in mind, you can estimate that the average price for an asphalt roof will be about $30,700 in 2022.
However, cost varies widely based on the type of roof you choose. Lets look at the cost of different roofs from lowest to highest.
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Choose The Best Locally Operated And Family
TK Roofing and Gutters has been serving the communities of Northeast Ohio for over 15 years.
Whether you need repairs, a full replacement, or help to handle an insurance claim due to storm damage, the roofers at TK can help give you peace of mind and ensure your job is done the right way the first time.
Contact TK Roofing and Gutters today if you’d like to speak to a roofing company that will deliver quality roof installation and even better customer service.
At TK Roofing and Gutters, we try to make every roof replacement as stress-free as possible for homeowners by maintaining high standards of cleanliness and organization.
Check out our other roof replacement articles:
Composite Roof Labor Costs
Labor costs typically make up 60% of the total project costs. That means, of the $14,400 you can expect to pay for a 2,400-square-footcomposite roof, $8,640 of which is the labor cost. Because roofing work is complicated and dangerous, it almost always makes sense to leave this to a professional roofing company in your area.
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How Much Does A New Roof Cost
Thinking of replacing your roof soon? This is one of the bigger expenses of homeownership, though on the bright side, you likely wont need to do it more than once. As for setting your budget, there are a number of different factors that play in to answering the question of how much does a new roof cost? For starters, the type of roof that you have installed is going to have a major impact on your total cost, as will the size of your home, the company that you hire to do the job, and your location.
While you wont be able to get a precise answer without an in-person estimate based on your needs, there are some general things to know about new roof costs that can help you set your expectations. Heres what to know, including why the pricier roof options might actually be a better long-term investment in your home.
Roof Replacement Cost Calculator
A home roof replacement costs between $4,500 to $16,500 on average as of 2022. However, roof replacement costs can vary depending on the roofing material installed, home size, slope of roof, local labor prices, and other factors discussed below.
Asphalt shingles, the most common type of roofing in the U.S., would cost between $5,550 to $9,650, or $1.75 to $3.20 per square foot on average, to install on a standard 3,000 square foot roof.
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How Much Does A New Roof Cost Depending On House Size
You cant talk new roof costs without taking into account the size of your home.
A roof encompasses slightly more square feet than the home itself, since its on a pitch and also has additional features like overhangs. If you know the square footage of your house, figure that your roof is about 80 to 100 square feet larger, provided that you dont have any excessive overhangs, such as a roofed portion of your patio thats connected to your main structure.
As for how much a new roof costs based on size, HomeAdvisor has some helpful information on that too. Heres what they say:
Composition Roof Cost Per Square Foot
The average cost of installing composite shingles ranges broadly from $7.50 – $13 per sq. ft. installed. The total cost of the project will differ depending on the size of your roof. You can expect to pay more for a larger roof compared to a smaller roof. The chart below outlines the cost to install composition roofing for different roof sizes:
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Composition Roof Vs Architectural Shingles
Architectural shingles, also known as dimensional shingles, are shingles that have been laminated to give them a thicker 3-dimensional look. They come in a variety of textures, patterns, and color choices giving the roof a beautiful, expensive curb appeal. The average lifespan of an architectural shingle is 30 years. Architectural shingles are easy to cut and fit into corners, making them easier to install compared to other roofing materials. They do not require any extra support under them so even though they are heavier, they do not put as much stress on your roof.
There are many pros in purchasing architectural shingles including their high durability, aesthetic appeal, and energy efficiency. The cons with architectural shingles include their expensive cost and that they are heavier.
Compared to architectural shingles composite roofing is more expensive and offers less insulation, however, it is lighter, fire-resistant, very durable and it is normally warrantied for up to 30-50 years. Both come in a variety of colors and patterns and are fairly easy to install.
What Determines The Price Of A New Roof
As weve seen in the estimates above, the high and low ranges for an average roof replacement cost seem miles apart. Thats because there are so many different factors that come into play when calculating a quote its not as simple as taking some measurements and buying a certain number of shingles. So, what are the biggest cost drivers?
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Whats The Average Cost Of A Composition Roof
Too many factors go into the cost of a new roof. Because of this, its impossible to give an exact price without getting on your composition roof for an assessment.
However, I can at least give you the average cost of a new composition roof for a standard middle-class home.
Homeowners with a 3 bedroom, 2 bathroom home with a walkable roof pitch, a little roof complexity, and architectural composition shingles can expect the average cost for a new composition roof to be around $12,000 to $15,000.
The cost of your composition roof could be less, more, or fit right in the price range above. But because no two homes or roofs are the exact same, its impossible to know.
Cost To Reroof A House
The total cost to reroof a house with new shingles is between $4,707 to $15,690 which includes old roof removal, new roofing materials, and professional installation. The cost of materials alone range from $3,240 to $10,800 depending on the size of your roof.
To remove the old shingles, expect to spend between $1,467 and $4,890 or from $125 and $500 per roofing square. Costs are adjusted based on the difficulty of removing and disposing of the existing type of roofing material. If your roofing professional discovers structural issues in the rafters after removing your old roof, you could have to pay an additional $1,000 to $10,000.
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Signs You Need A Roof Replacement
Getting a roof replacement is more than just a home improvement project – its about keeping a roof over your head. Its a good idea to inspect your roof at least once a year to make sure its in the best condition to protect your home.
If you see widespread curling, cracking, rust, or other visible damage to your roofing material, it may be time to get a roof replacement. Another sign that you need a roof replacement is evidence of water damage, such as leaks or dripping in your attic.
The age of your roof is another key indicator that you may need a roof replacement. For example, if your 3-tab asphalt shingle roof is 20 years old, its probably time to get your roof replaced. Read our guide onhow long roofs last for more information about your roof type and its lifespan.
Types Of Shingles Or Other Materials
Type of roofing material you choose is one of the most significant cost factors. Asphalt or composite shingles are the most common because theyre inexpensive, lightweight, and easy to install. However, there are differences even among this type of shingle, with basic three-tab shingles on the lower end and 30-year or 50-year premium architectural shingles on the high end.
Tiles are another popular roofing material, and may be made from ceramic, clay, metal, wood, synthetic wood, slate, or concrete.
- Steel and aluminum tiles: These materials are the least expensive, whereas clay tiles are often the most expensive.
- Slate roofing and concrete tiles: Slate and concrete are priced mid-range, though theyre heavy enough that your roof may require additional reinforcement.
- Wood shakes: These are slightly different from wood shingles in that theyre hand-split and have a rougher appearance shakes are also more expensive than shingles.
You can also have a roof made from metal panels or sheeting. Corrugated steel and steel shingles are the least expensive materials for a metal roof. Copper and zinc are by far the most expensive, though they have the best durability. A metal roof costs $1$25 per square foot on average.
Flat roofs require specialized materials such as ethylene propylene diene terpolymer rubber, PVC, or TPO. While these materials are cheaper, the labor to replace them usually costs more.
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