Average Cost To Replace A Roof
In the US, the average cost of replacing a roof on a 2,000 to 2,200 square foot two-story home ranges from$7,000 to $13,200. The total cost of a new roof will vary depending on the difficulty, complexity, accessibility, roofing materials, and roofing contractor you choose.
We recommend getting a few estimates from local roofing contractors so you can make an informed decision and gain a better idea of what your roof replacement will cost.
A roofing estimate from a roofing installation company will includethe cost to remove and dispose of up to two layers of old shingles or roofing. It should also include installing new underlayments, such as chimney re-flashing, ice and vapor barriers, roofing felt, and an ice-and-water shield at the eaves and valleys of the roof, as required to meet code. A 5 or 10-year workmanship warranty should also be included. Any good roofing contractor near you warrants their work, so if they dont guarantee their roofing work, walk away.
Roofing materials and prices are based on squares or 100 square feet. So keep that in mind when you are assessing the estimates and prices when shopping around.
The average residential roof size is about 1,700 square feet or 17 squares. However, many homes have roofs larger than 2,000 square feet or 20 squares. If you replace the roof on your home and garage, the size can easily exceed 3,000 square feet or 30 squares.
The Roofing Around The Flashing
Flashing is required on roofs at different points. Flashing is normally made of galvanized steel or aluminum and is installed in roof/wall intersections and in and around roof protrusions to help prevent water from seeping into the home and causing damage.
Flashing is needed whenever there are features of the roof that break up the contiguous nature of the material. Some examples of this are chimneys, skylights, vents and dormers.
Such sections are the areas most prone to leaks if it is not installed properly. Its imperative on the installers to take the extra time to carefully cut and install the flashing and the roofing material at these points in the roof, which increases the time it takes for install, which increases the cost associated with it.
If your roof has multiple chimneys, vents, skylights, dormers and other features that require flashing, it will cost more to replace.
Roof Repair Vs Replacement
Your roof could still be in good condition, and not show any signs of leaking, but if it is 20 years old or older, you can prevent an extensive amount of damage to the interior of your home and its contents by having someone come out to assess the situation. According to building supplies manufacturer Owens Corning, the following is a list of signs you’re roof needs to be replaced:
- Shingle edges are curled, or shingle tabs are cupped or cracked.
- Bald spots where granules are missing
- Your roof is at least 20 years old.
- The roof looks old and worn.
- Dark streaks from airborne algae
Also Check: How Much To Replace A Roof Per Square Foot
How Much Roofing Do I Need
The amount of roofing materials it takes to cover an incline is more than if the area was completely flat. If you have a flat roof, then the square footage of the uppermost floor of your house is the total for materials needed plus 10% more for waste. Traditional roofs that have an angle on most surfaces need to have the angled area factored into the total square footage.
Average Price Of Replacing Your Roof Vs Repairing
The national average cost to repair a roof ranges from $200 to $3,000, with most people paying between $225 and $1,150 depending on the extent of the damage, and the type of roofing materials on the roof that needs repairing. If there is either extensive damage or your roof is about 20 years old, and it needs replacing, the average price to replace your roof is around $7,211.
Roof Repair Cost
You May Like: Where To Buy Metal Roofing In My Area
Is It A Good Investment
Despite the high cost of having your roof replaced, it is actually a good investment. A brand new roof, built with high-quality materials and following all building codes, can last up to 20 years and increase your home’s market value between $10.000 and $20.000.
It’s no secret that this can not only have a profound impact on the value of your home, but it can also protect your home from future damage!
Average Cost To Replace A Roof Based On House Size:
- 1,000 square feet: $4,000 to $5,500
- 1,100 square feet: $4,200 to $6,000
- 1,200 square feet: $4,500 to $6,500
- 1,500 square feet: $5,500 to $8,000
- 1,600 square feet: $6,000 to $8,500
- 1,7oo square feet: $6,500 to $9,000
- 1,800 square feet: $6,700 to $9,500
- 1,900 square feet: $7,000 to $10,000
- 2,000 square feet: $7,400 to $10,500
- 2,500 square feet: $9,000 to $13,000
- 3,000 square feet: $11,200 to $16,000
Also Check: How Do I Calculate Roof Square Footage
What Is The Best Type Of Roofing Material For Hot Climates
The wrong kind of roofing material can trap heat and make your home feel even hotter if you live in a very hot climate. Thats why you typically see a lot of terracotta roofs in places like Florida and Arizona. This type of roofing is formed by placing curved tiles together, which absorbs some of that excess heat and allows for air flow between the tiles.
If you live in a hot climate and youre hoping to replace asphalt shingles with terracotta or cement tiles, its critical that you first consult with a roofing contractor who can advise you on whether you need to build in additional supports for your new roof these tiles weigh much more than asphalt and can damage your home if not properly supported.
What Is The Cost Of Asphalt Shingles
Asphalt shingles are most commonly used for residential roofing because of their relatively low cost. Theyre commonly seen on pitched roofs due to their versatility they can be adapted and laid in different angles and shapes, and can be designed to look any way you want .
From a durability standpoint, asphalt shingles can withstand direct impact quite well . They can also hold up when there are winds of over 200 km/h and have a Class-A fire rating, which means that, should a fire start in your house, they can prevent it from spreading up and out. The only downfall is that asphalt shingles tend to dry out and crack with time due to the sun.
As for your personal quality of life, asphalt shingles are in first place when it comes to sound protection. Theyre also quite easy to install for those who wish to do so themselves.
Cost-wise, asphalt shingles are least expensive going for approximately $5/sq. ft. on the lower end of the scale which would come out to about $5,000 for an average-sized bungalow.
Read Also: How Many Sheets Of Metal Roofing Do I Need
Removing Old Roofing Vs Roofing
In most states, you are allowed to have up to two layers of asphalt shingles installed on your roof at a time. Roofing-over, or putting one layer of shingles over another, can save you significant amounts of money on your new roof because you avoid the labor involved in removing the old shingles. Roofing-over costs around $2 to $3 per square foot, as opposed to the average full replacement cost of $4.50. So, roofing-over a 2,000 square foot roof may only cost $4,000 to $6,000 instead of the $9,000 average.
Roofing-over presents some issues, however. Putting one layer of shingles on top of another does not address any potential underlying issues with your roof deck or . It also doubles the thickness of your roof and means that the new shingles may not lay as flat. In turn, this can mean that the new shingles will lift off more easily, and if the underlying shingles have any kind of moisture problem, this can cause the new shingles to deteriorate more rapidly. This means that the next roof project will require a full replacement and much sooner than if you had done it all at once the first time.
Cost To Reroof A House With Shingles
Reroofing a home with new shingles will cost roughly $4,707 to $15,690. The cost involves removing the old shingles, performing spot repairs to underlying shingles, and installing new shingles. The prices may fluctuate depending on the factors mentioned above.
Removing old shingles might cost you around $1,467 to $4,890 or $125 to $500 per square. The removal costs can fluctuate depending on the difficulty to remove and dispose of the old roofing material. Youll pay an additional fee if the roof has structural issues.
Read Also: How To Insulate A Garage Roof
Roof Replacement Cost By Roof Size Height And Pitch
The larger your roofs square footage, the more it will cost to replace your roof. Not only does a larger roof mean more raw materials are needed it means higher labor costs because of the extra time needed for the installation.
The total area of your roof is impacted not only by the size of your house but the pitch of your roof. The steeper the pitch, the larger the roof area and the more that needs to be replaced. You can use our roof pitch calculator to find the pitch of your roof.
The height and accessibility of your roof impact the price of a roof replacement. Installing a new roof on a two-story home will take longer to install than a single-story roof, as it takes more time to get materials to the roof. It also means roofers have to take additional precautions to ensure that they are completing the job safely.
Table 2: Roof replacement cost by roof size
|House by square foot|
|2,500||$11,131.25 – $15,085.42|
*replacement cost based on the average price of architectural shingles on a single-story home with a 5/12 roof pitch.
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 your area.
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 replacement, but 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, it’s unlikely that insurance will cover it.
You May Like: What Is A Hail Resistant Roof
Labor Cost To Reroof A House
he roof material and style are only two parts of the equation when it comes to replacing it. Labor also plays a big role in your total costs.
The costs of your labor vary depending on the material. Tile, slate, and wood shakes are more difficult to install than asphalt shingles. Your labor costs are also impacted by the roof pitch and shape. Roofs with very steep pitches, curves, or changes in angle are more complex and often require not only more material but also a longer time to reroof.
Most roofers charge roughly $75 an hour for their work, plus the cost of the materials, which translates to roughly 60% of your total costs for labor and 40% of your total costs for material. A very rough cost breakdown for a 2,000 sq.ft. roof replacement using architectural shingles includes:
- Cost of the material – $4,000
- Cost of the tear off – $2,000
- Cost of installation – $3,000
These costs do not include any new decking and assume a gable or hip roof with a 4/12 to 8/12 rise. A roof that needs repairs to the decking or has a higher rise will cost more to reroof.
The Pitch Of The Roof
One element you may not think about is the pitch of your roof. Steeper roofs take much longer to replace than flatter roofs for one simple reason safety. Sometimes, steep roofs may require planning and setup that is not required with other roof pitches. Steep roofs can also sometimes be unwalkable without the use of equipment to keep the installers safe.
A very steep roof will require additional safety precautions than a lower pitched roof. As such, the labor cost associated with installing a roof on a steep roof can be significantly higher than roofs with a less steep pitch.
Also Check: What’s The Average Cost Of A New Roof
What About Green Roofs
Youve no doubt seen these leafy roofs. Theyre currently on trend for a number of reasons: they increase biodiversity by promoting habitat for birds and insects, reduce stormwater runoff and lower energy costs. These roofs are increasingly gaining popularity among building owners.
There are two common types of green roofs: extensive ones with no cultivation being done and intensive ones where people actually put in place produce gardens.
Although it sounds like a great idea, green roofs can also be quite prohibitive. First off, theyre expensive to install and require a lot of maintenance. Also, theyre only effective on angles of less than 25 degrees . And, youll need to invest in special soil because regular garden soil will compact and kill the plants.
Why Do You Need To Replace A Roof
Aesthetic beauty of your home
While there is no doubt that a pleasant roof can enhance the aesthetic beauty of your home, it can also significantly raise its current value and can help sell your house more rapidly in the future.
Extreme weather condition
Living in an area prone to extreme weather conditions may damage your roof over time. To prevent problems in the long run, consider replacing them with a new one.
If you notice signs of roof damage, do not ignore it. Get in touch with a professional roof replacement service to have your existing roofs checked as soon as possible.
Also Check: Can You Use Flex Seal On Camper Roof
Average Roof Replacement Cost
Image & Data from HomeAdvisor.com
The national average for roof replacement cost is a little over $6,500, with a range between $2,000 and $12,000 and most homeowners spending between $4,559 and $8,685 according to Home Advisor. This is an enormous range, even for the majority of homeowners. This can be further impacted by where you live and the climate that your roof is subjected to, as well as other contributing factors.
How Often Do Roofs Need To Be Replaced
However, generally speaking, a roof is designed to be replaced on average every 30 years. Roofs made out of slate and copper can last as long as 50 years, while those with fiber cement shingles only last half of that on average. Asphalt shingle/composition roofs are estimated to last around 20 years.
Don’t Miss: How To Get Roofing Leads Without Door Knocking
Cedar Shake Roof Cost
For a one-story house with a basic up and over roof with no penetrations and no valleys, you can expect a cedar shake roof to cost around $14.00 per square foot.
For a more mildly complex roof, you can expect to pay around $18.00 per square foot for a cedar shake roof.
Just like asphalt shingles, the cost will be affected by which grade of cedar shake shingle you choose for your roof replacement. To find the right one for you, read this article on the different grades of cedar shake shingles.
Getting Roof Repair Estimates
Before hiring a roofing contractor, follow these tips and ask the right questions.
- Get three or more in-person estimates to compare. Beware of companies who recommend a full roof replacement when only repairs are needed.
- Ask for recommendations from family, friends, and neighbors.
- Read their reviews on HomeGuide, Google, and the Better Business Bureau .
- Select a company that’s been in business for five years or more.
- Be careful with extremely low or high price quotes.
- Ask for a clear written estimate and warranty.
- Avoid large upfront payments. Instead, negotiate a payment schedule for large jobs.
Don’t Miss: Can You Paint Galvalume Metal Roofing
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?
Roof Replacement Labor Costs
Labor typically accounts for 60% of the total cost of a roof replacement. So, if your roof replacement costs a total of $9,000, about $5,400 is likely for labor. The actual labor costs of your roof replacement will depend on the size of the crew and how much time your roof replacement takes.
Usually, roofers are paid at a rate of about $130 per hour and general roof laborers work for about $35 per hour.
With labor taking up such a large portion of the costs, its important to make sure you pick the right roofing company to get the job done. Here are a few things to consider when comparing roofing contractors:
Recommended Reading: How Do You Measure Roofing Squares