Factors That Affect The Price Of A New Roof
After calling 3-4 different local roofing companies, you start to wonder why all the roof replacement estimates are different. There are many factors that affect who you ultimately select as your roofing contractors, such as reputation, license and insurance.
How does a roofing company price a new roof? Here are the 6 factors that will affect the price of your roof estimate:
Premium Designer Shingles 50 Year Shingles
With premium shingles, such as 50-year architectural shingles, your total average cost could range from $550 to $850 per square installed, or anywhere from $11,000 to $17,000 for a typical 2,000 sq. ft. roof replacement, depending on the company you choose to hire, roof accessibility and difficulty, your homes location, etc.
Some premium shingle profiles can cost as much as $80.00 per bundle, while requiring four or five bundles, depending on the specific shingle profile, to cover a square or 100 sq. ft. of the roofing surface.
Thus, the cost of premium shingles alone can be as high as $200 to $400 per square, not including the cost of professional installation, nor other necessary materials and supplies.
Did you know? A part of the increase in your total installation cost for premium shingles should be reflected and offset by a longer labor warranty provided with the installation. A comprehensive 10-year workmanship warranty is what you should expect, at a minimum, at this price point.
See Roof Costs in Your Area
One thing you should keep in mind as a homeowner, is that almost NO composition shingle roof will EVER last for 50 years. If you can get 30 years of service life from an asphalt roof, you did well!
Pro Tip: To avoid warranty claim denials, make sure your roof deck is in proper condition and the attic space is properly vented. These are keys to roof health and they correct two common reasons for warranty denials.
How About The Price Of Roofs In Different States
The price of roof installations and replacements varies across states. In states like California, it may cost you an average of $15,000 to get a new roof. However, you can spend as low as $5,000 for a roof installation or replacement in Nevada and around $8,000 in Florida.
| State | |
|---|---|
| Wyoming | $7,150 |
Regardless of the state you’re in, your roof’s quote would still depend on two main things – your home’s square footage and the roofing material you want. Other factors can also affect your overall roof replacement estimate.
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Is Replacing A Roof A Good Investment
Doing a roof replacement is an expensive financial endeavor, and it doesnt offer the greatest ROI: It recoups around 56% to nearly 61% of its cost, according to Remodelings 2021 Cost vs Value Report.
However, it also has many long-term benefits. Installed properly, a new roof can last for decades. And, while it does require a large, four-to-five-figure outlay, ongoing repairs and patch-ups to a damaged or weakening roof can easily mount much higher over the years not to mention the expense of problems that might ensue from holes and leaks.
Most of all, a roof replacement gives you peace of mind that your home is ready to withstand the elements, and able to maintain its value. Replacing your roof when the time comes is a crucial aspect of homeownership.
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.
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Cost To Replace Asphalt Shingle Roof
Replacing an asphalt roof with new shingles will cost between $5,400 and $9,000, or an average of $7,211 for a 2,000 square foot home not including old roof removal. The actual cost will vary depending on whether it is a composite asphalt shingle roof or a fiber cement composite shingle installation.
Asphalt is the least expensive solution, with a cost to remove the previous asphalt roof and install a new one coming to $7,850 for a 1,500 square foot home, while the same project undertaken and installing concrete shingles instead of asphalt will cost $24,950.
You Notice Outward Signs Of Wear
If you notice peeling roof shingles, unevenness, cracks, or sagging in your roof, you can be fairly certain that a new roof is in your future. These signs all indicate that your roofs structural integrity is declining and warrant urgent attention. Superficial shingle damage from a storm or animal activity may not be a sign of extensive damage but still needs to be addressed so that it doesnt blossom into a bigger problem down the road.
When in doubt, call a professional roofer and have them take a look.
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Cost To Install Plywood Sheathing Or Replace Roof Decking
The average cost to replace roof decking in a 2,400 square foot home is between $1,050 and $1,575. It will take approximately 75 sheets of plywood sheathing at an average cost of $14 to $21 per sheet. A smaller 1,100 square foot home will only need around 34 sheets for an average price of $600. For roof sheathing, plywood typically comes in sheets of 4 by 8 that measure either 11/32 or 3/8 thick.
Cost to Replace Roof Decking
| Home Size |
|---|
| $1,122 $2,414 |
Read About Roof Prices In Other States:
Speak to your roofer about ways to cuts costs if you are on a tight budget, he may suggest things you havent thought of like splitting the work into two stages. Some projects can be worked like this with features being added later on to help spread the cost.
Take a look into roof grants particularly if you are interested in sustainable options and green roofs. There are grants available for repair and roof renewal at federal and local level your roofer may know about some of them but always make your own enquiries. Not all grants are for renewal and some depend upon the financial profile of the applicant with low-income families and older people only being eligible. Always read the terms and conditions as some grants will require repayment if you sell the house within a stipulated period of time.
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What Is Roof Restoration
In some cases, a roof restoration would be a better option than reroofing. As long as your roof’s condition isn’t too bad, a roof restoration might suffice.
When a roof is being restored, the roofing contractors will assess your roof’s current condition and salvage everything they can. If the roofing contractors cannot repair a specific part of your roof, it will be replaced with brand-new materials.
Once a roof has been restored, the roofing company will make sure the roof passes all structural safety procedures, and it will be just as good as a brand-new roof.
The cost of a roof restoration is considerably less than the cost of reroofing because there is less work and materials involved.
Cost To Tear Off & Replace Roof
The removal of an old roof can cost $1 to $5 per square foot. The job averages $1,000 to $1,500. Some contractors charge hourly, which can run from $40 to $80 per hour. Also, if you have rotting timbers or need new supports for a heavier material, you can expect to pay an extra $1,000 to $10,000, depending on what sort of repair or reinforcement it requires.
Pros often factor removal into the project quote alongside replacement. The rate fluctuates based on material, location, complexity and workload. Removing the old shingles is the hardest part of the job no matter if you’re a contractor or a DIYer. While doing it yourself can save about $1,000, pros can do the job safely and efficiently. See our shingle removal tips for more insights.
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Can I Replace My Roof Myself
Many do-it-yourself homeowners wonder if they can lower the cost of a replacement by doing it themselves.It is never recommended to take on the challenge of replacing a roof unless you are a trained roofer with years of experience.Professional roofers have substantial training and also have safety equipment for working on steep roofs.If you’re inexperienced or you’ve watched some “how-to” YouTube videos, and you start tearing off shingles, you’ll likely end up doing more damage and spending more money than you would have if you hired a professional in the first place.A professional roofer will know how to perform a proper roof inspection before they get to work to assess the needs of your roof.There are also several safety concerns involved when it comes to working on a roof, especially during the roof removal process.If you’ve never done it before, you could end up seriously injured.A high-quality roof isn’t something you should throw together after watching a few tutorials and buying a few new tools.When you hire a local roofing company, you’re getting professionals with the experience necessary and can back up their work with a warranty.This will save you time, money, and stress.
Choosing A Roofing Contractor
Whether you’re having a new roof installed or replacing a roof, you’ll want to know that you’re hiring an experienced roofing contractor. Things to look for include:
- They should be a registered business
- They should carry insurance
- They should be well established in your area
- They should be able to provide references
- Ask for a written quote after they have inspected your roof
- Many roofing contractors belong to a professional organisation
- They should offer a warranty on their work. Warranties can be from 2 to 7 years, so be sure to ask about the length of the warranty. A longer warranty may be a sign the roofer is confident about their work.
Depending on where you live, your roofing contractor may need to be licensed:
- Roofing licenses are issued by Fair Trading in NSW
- The Victorian Building Commission issues roofing licenses in Victoria
- The Queensland Building and Construction Commission issues two types of roofing licences: a nominee supervisor and trade contractor
- In Western Australia, roofing jobs worth $20,000 or more require the services of a contractor or practitioner
These are just a few examples. Visit Licensed Trades: Roofing for more information about roofing licences in all Australian states and territories.
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Metal Roof Material Costs
The type of metal used for the install is the main cost factor after labor. The price of metal ranges from an average per square foot price of $1.60 for Galvalume to $22.50 for copper. Contractors will factor in the heaviness of the metal usedits harder to work with heavy materials that dont cut easily.
The secondary most significant cost is underlayment which will add $30 to $50 to the cost of materials. You may be offered upgrade options for the underlayment, with prices between $4 to $5.50 per square foot installed, or $1 to $3 for felt. Items like fasteners, screws, rivets, clamps or clips, plywood or roof deck materials, flashings or pipe boots, sealants or butyl tape are essential components of your installation.
How Much Does A Roof Replacement Cost
The most expensive job you can have done on your roof is a full roof replacement. This involves removing your existing roof, inspecting the underlying roof deck for any damage, repairing any issues, and installing the new roof. Many homeowners dont budget for possible repairs that are discovered during the old roof removal and are surprised by a significantly larger bill than they anticipated. This is common in older homes or homes that havent had a roof repair or replacement in several decades.
Luckily, most roof replacements are sound investments, with homeowners recouping about 60% of their investment on average. A new roof is an attractive feature for a potential buyer and makes it easier to attract attention in competitive markets. This makes a new roof easier to justify and eases the psychological burden of paying for such an expensive project.
The single biggest factor that determines how much your roof will cost to replace is its size. Larger roofs take more material and more labor to install, raising the costs significantly. Unfortunately, theres nothing you can do to directly limit this expense, although people with larger roofs often choose a more affordable type of roofing material to help keep costs manageable.
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Average Cost Of A New Roof In The Us
The national average cost of a new roof in the U.S. is about $8,000. However, averages can be misleading, so a better metric is a range of prices that covers a significant fraction of roof replacements, factoring in different materials and regional price differences.
For an average U.S. home with a 2,000-square-foot roof, most new roofs will run you between $5,000 and $12,000. Homeowners on a limited budget may be able to reduce the cost to under $3,000 if they opt for the cheapest materials and live in a low-cost-of-living area. Conversely, people with some extra money to spend on their roofs often choose premium materials that last longer but also cost more. The most expensive roofs can cost more than $50,000.
Does Insurance Pay For A New Roof
There are a few factors that will decide whether or not insurance will pay for your replacement.The biggest factor is if your roof was damaged due to severe weather.If you have missing shingles or hail damage due to a recent storm, there’s a good chance your insurance company will cover your costs.But if your entire roof wasn’t damaged, they are unlikely to cover replacement costs and just pay for repairs.This is when it becomes important to contact the top roofing contractor in Akron, OH.They’ll walk you through the process and communicate with the insurance company about what needs to be done.You should always have a knowledgeable roofer on your side as you deal with your insurance company.Insurance companies will always want to pay out as little as possible to cover the repairs or replacements. Still, your roofing contractor will ensure that your insurance company pays what’s necessary to complete the repairs.You also need to have your roof inspected immediately after the storm.If you wait too long, your insurance company may say that the damage was caused by other factors like neglect or age, and they won’t cover the cost of the replacement or repair.If your damage isn’t due to a storm or a similar event, like a tree falling on it, insurance is unlikely to cover it in Akron.
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Do Some Of The Work Yourself
Consider doing part of the work yourself. If you have the time, the proper equipment and a stomach for heights, removing old roofing before the installer arrives could help cut costs. Make sure your contractor approves before you break out the fork and roof jacks, though. Its dirty, backbreaking and sometimes dangerous work, and you may have to arrange the disposal of the old materials on your own.
Alternatives To Raising Your Roof
Raising a roof is a complex, expensive home improvement project, but it might not be your only option for higher ceilings. Here are some other roofing projects that are quicker and more affordable.
- Depending on your homes structure, you may be able to raise low ceilings in certain rooms without raising the entire roof. A tray ceiling, which is raised in the center of the room, gives more vertical height without altering the roof, interior, or exterior walls.
- A coffered ceiling consists of a grid of beams with raised panels. These ceilings allow contractors to work around existing load-bearing ceiling joists to add the appearance of greater height.
- You can lift the roof only on a portion of your home, such as the garage.
Note that changing your roof pitch is not an alternative to raising it. Youll need to alter the roofs structure and cut new studs to alter the roof line, making this project just as expensive as roof-raising.
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Dont Pick The Lowest Bid
If youre comparing estimates from multiple roofing contractors, you may be tempted to take the lowest bid. But while roofing projects can sometimes be shockingly expensive, choosing the lowest bid wont guarantee a high-quality roofing job. Instead, roofing contractors that try to win business by offering the lowest bid are often cutting costs in other areas. They use low-quality materials, unskilled workers and fake insurance policies to get around the cost of doing legitimate, high-quality work.
Paying more for a roofing project isnt the only way to guarantee quality. However, it often means youre paying for a roofer that knows what theyre doing. Roofing is expensive if done properly, so you want to work with a roofer that charges enough to do the job well.
