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If you are ready to get a detailed quote on replacing your roof without the hassle and inconvenience of scheduling an in-home appointment, click the link below to get your free online quote now. Our detailed quote shows you line-by-line every item we are removing and installing on your roof, exact pricing on the total cost of your project, and different financing options we offer to make your project affordable.
Skylights Chimneys And Other Features
Also known as penetrations, the more you have, the more you can expect to pay. While smaller pipes and vents won’t add much to the overall project cost, bigger penetrations like skylights, chimneys, plumbing pipes, or other features will cost more. Among these, the most popular choice is a fixed skylight, costing up to $150 for a unit with labor fees starting at $500. The price will increase based on the roofing material, roof accessibility, and your home’s structure.
Cost To Replace Roofing Vs Repair
Perhaps the damage to your roof isnt extensive. Should you repair it instead of replacing it? Before you conduct any sort of repair or replacement, especially on your roof, its always a good idea to get the opinion of a trusted roofing contractor. As long as the damage isnt extensive or you want to change the material of your roof, its possible that a repair may get the job done. If thats the case, youre in luck. Roof repairs are certainly less expensive than a replacement.
For a minor roof repair, you can expect to pay an average of $325 to $1,377 if you have an asphalt roof. Premium materials will cost more, and the hourly rate for labor will likely be around $45 to $65. Below, weve listed some of the most common reasons for a roof repair.
- Damage to the flashing. The thin metal strips that lie along the joints in your roof are called flashing. These can become damaged or worn over time, which can lead to leaks in your roof.
- Worn or curling shingles. Asphalt shingles have a long lifetime but when they get old, they can curl up, allowing water to seep into the space underneath. Replacing a section of curling shingles often requires the purchase of a single bundle of shingles, which typically costs about $30 to $50.
- Pooling water. Water that pools on your roof can cause damage to your home in as little as 48 hours. Thats why its important to keep up with any roof repairs that need to be done.
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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
Roof Replacement Project: Real
Feller shares this breakdown of the average cost per square foot of each roof type. Keep in mind that these are 2021 prices in her Central Texas market costs will vary based on your market and contractor.
Larger homes with roof areas around 40 squares and up will often be closer to the high teens and low $20K range, Murray says.
Feller also provided the below example of a quote she sent to a client for a 2,756-square-foot roof. In this example, she took 42.67 squares, which was the total square footage of the roof plus 15% waste, rounded up to the nearest third of a square.
The price was $415 per square, and then she added $600 for the chimney cricket . Other charges were added for steepness, skylights, carpentry work, etc. The main roof includes all the standard roof components: underlayment, drip edge, ice and water shield, field shingle, ridge cap shingles, starter shingle, nails, pipe jacks, other flashings, ventilation, sealant, and spray paint .
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Cost Of Shingles At Home Depot Vs Roofing Supplier
If you are planning to install the shingles yourself, you may be wondering whether you can save money by buying them at Home Depot rather than a roofing supply store.
In short: Home Depot roofing shingles will be only slightly cheaper a difference of about 2.5%
Here is an example of pricing I got from Beacon Sales in West Bridgewater, MA , for CertainTeed Landmark, GAF Timberline and IKO Cambridge laminated shingles.
This chart compares the cost of asphalt shingles from Beacon vs. Home Depot
|N/A||$25.00 / bundle or $75 / square|
Note, that prices for 3 tabs are calculated based on a quantity larger than 16 squares. The cost for architectural varieties is calculated based on a quantity larger than 12 squares.
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How Do You Hire A Great Roofing Contractor
Now you have an idea of what you can expect to pay for a new roof. Based on the prices above, you should have a good idea of which roofing material you want for your new roof.
After making your decision, the next step is to reach out to a roofing contractor. Choosing your roofer is the biggest decision youâll make during the entire roof replacement process.
Thatâs why itâs crucial to make the right hiring decision. The best way to do this is to ask potential roofing contractors the right questions.
To help you avoid being taken advantage of by the roofing industry, we created a 16 question checklist of questions you need to ask potential roofing contractors. The checklist also includes the right answers youâll get back from a reputable company.
Donât get taken advantage of keep going to get the checklist of questions every homeowner needs to ask a roofing contractor.
The team at Bill Ragan Roofing has repaired, maintained, and replaced all the different types of roofing materials in the Nashville area since 1990. Giving you the roof of your dreams and being there for you if theres ever a problem is our main goal. If youre local to Nashville, dont hesitate to contact us for any of your roofing needs.
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The Average Cost To Replace A Roof
May 10th, 2021 | 9 min. read
When you get the news that you need a new roof, there are a lot of questions running through your mind. The biggest question you and other homeowners have is how much its going to cost.
The truth is, a roof replacement isnt going to be cheap. Its also impossible to give you an exact price on your replacement without getting on your roof and coming up with an estimate.
But that doesn’t mean we cant give you an idea of how much itll cost based on what the average homeowner pays for a new roof. Because we want you to have the knowledge required to make the right purchasing decision, were going to do just that.
Since 1990, the team at Bill Ragan Roofing has provided high-quality roof replacements in Nashville and surrounding areas. We work with you and your budget to get a great-looking roof thatll last. And after were done replacing your roof, youll have a lifetime warranty on our workmanship.
First this article covers the average cost to replace a roof. After that, you’ll learn the cost per square foot of 4 common types of roofing materials to help you determine which type of roof fits your budget.
And at the very end, there’s a guide that gives you all the information you need to know about your upcoming roof replacement.
How Much Does Home Depot Roofing Cost Per Square
A recent quote from Home Depot for replacing a 2,000 square foot roof with a new asphalt roof was $21,481 which is $1,074 per square, or $10.74 per square foot. Another quote from Lowes for a 1,650 square foot home was $16,800, which is $1,018 per square or $10.18 per square foot. Both houses had a pitch in the region of 5/12.
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Cost To Replace An Asphalt Shingle Roof
The cost to replace an shingle roof is between $2.50 and $4.50 a square foot. Asphalt shingles are one of the most commonly used types of roofing material. They are lightweight, inexpensive, and easy to install. They come in many different colors and with different thicknesses and attributes. Some are resistant to hail damage, while others are white in color for cooling roofs. Some asphalt shingles can also be installed over an existing layer, which reduces installation costs.
Importance Of A Quality Roof
Before getting into the actual roof prices, its essential to establish the importance of a properly installed high-quality roof. A roof does more than keep the rain off your head. It protects your biggest investment your home.
What you should expect from a high-quality roof:
Durability Sufficiently long lifespan stands up to high winds, heavy rain, snow, and hail less maintenance few replacements.
Protection doesnt leak protects the inside and outside of the structure provides proper drainage keeps family safe during extreme weather.
Efficiency proper ventilation and insulation of the attic space saves energy lowers heating and cooling bills helps HVAC equipment last longer helps prevent ice dams, can offer possible local energy efficiency rebates.
Increased Home Value If youre planning to resell your home, it will be worth more with a high-quality roof.
What you can expect from a low-quality roof:
Unreliable vulnerable to premature leaks cant stand up to pressure from snow peels off in high winds.
Quite Temporary short lifespan deteriorates at a faster rate high maintenance and unnecessary repair costs.
High Energy Costs improper ventilation and insulation decrease energy efficiency high energy bills heating and cooling unit must work harder.
Potentially Dangerous Low quality materials combined with improper ventilation can be a fire hazard and cause mold issues.
Remember, lower price doesnt always mean less expensive
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How Long Does A Roof Last
A roof with basic asphalt shingles lasts 1020 years.
Metal roofs last longer, with standing seam panels usually lasting 30 years. High-quality architectural or premium shingles can last up to 35 years when properly maintained. Premium metals such as copper and zinc are pricey but have a lifespan of 50 years or more. Concrete tiles can last 4075 years, and clay or slate tiles can last over 50 years.
Roof Removal Costs By Material
The average cost or roof removal ranges from $100 to $175 per square, depending on the type of roofing and the extent of the damage.
Slate or Tile Shingles
Removing slate or tile shingles costs $125 to $150 per square. The basic premise of stripping slate or tile is the same as for asphalt. However, the weight of slate and tile builds up much faster, so the pros have to remove them in smaller quantities. Also, some people re-use old tiles and slate in other projects, so its not wise to break any that are in good shape. This extends labor time and adds to the total budget youll need. Learn more about the advantages and disadvantages of tile roofing.
Wood Shake Roofs
Wood shake removal costs $100 to $125 per square. Pros remove wood shakes in a manner almost identical to asphalt except that many crews work horizontally instead of vertically. The first step is always to remove the ridge cap, but instead of working downward to jacks, they roll up the shake and underlayment horizontally from one side of the surface to the other. If you tried this with asphalt, the roll would become too heavy to lift safely or throw into the debris bin.
If the structure is in good shape but could use an aesthetic boost, consider having it painted instead. Painting a metal roof costs$1,200 to $3,700.
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Cost Of A New Roof And Gutters
Replacing your roof is also a good time to replace your gutters. Your gutters protect your home and foundation by directing rainwater. Gutters are also a good indicator of your roofs health. Large amounts of granules in your gutters can indicate the need for a replacement.
The cost of a new roof averages $7,000 to $24,000, while the cost of new aluminum gutters averages $900 to $5,000. This makes the total average range for a new roof and gutters between $7,900 and $29,000.
How Much Does It Cost To Replace A Roof On A 2000
The answer depends on many factors, but assuming you want standard three-tab asphalt shingles and live in an area with an average cost of living, you can expect to pay around $5,000$6,000 to replace a 2,000-square-foot roof. Remember that home size is not a proxy for roof size, even if they are correlated. A house with 2,000 square feet of living space does not necessarily have a 2,000 square foot roof. If you want the most accurate price estimate possible, you must determine your roofs square footage.
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What Is The Most Affordable Material For Roof Replacement
If youre looking for ways to cut down the cost of getting a new roof, you may want to consider getting asphalt shingles. Out of all the options out there, asphalt is probably the most pocket-friendly, followed by metal, tile, and, lastly, slate. Heres a chart of what the price ranges look like for each material:
- Asphalt $120 to $400 per 100 square feet
- Metal $500 to $1800 per 100 square feet
- Tile $600 to $4000 per 100 square feet
- Slate $800 to $4000 per 100 square feet
Its tempting to choose the most affordable option out there, especially if youre on a very tight budget. But keep in mind: theres always a catch to choosing cost over quality. An asphalt roof will last you for only 30 or so years. But a roof made out of the higher-priced materials can last for about 50 or more years. Deciding which option is the better solution for your roof totally depends on you at this point.
About Liability Insurance
Along with figuring out which materials are the best for your new roof, discuss the cost of the removal and installation of shingles with your contractor. Again, the prices vary widely depending on the tenure of your contractor. Newer and smaller companies may give you lower quotations but keep an eye out for abnormally low bids.
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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
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Home Equity Line Of Credit
A home equity line of credit, or HELOC, allows you to borrow against the equity in your home while using the home as collateral. The biggest difference is the line of credit is open, or revolving, and is usually accompanied by a variable interest rate. You can borrow against it and pay it back, but the line of credit will remain open so that you can borrow against it again.
A home equity line of credit can be a nice solution for a large project like replacing a roof. However, since the full cost of a roof replacement is usually specified in advance, a personal loan or home equity loan with a fixed interest rate might be a more prudent option.
New Roof Installation Vs Roof Repair
Just because your roof leaks doesnt mean you need to ask for a roof replacement. At Bay 101 Roofing, we recommend you distinguish the cost of a new roof versus the cost of a roof repair . Quite a difference right?
Consider replacing your roof when:
Its service life is ending: Most roofs last about 20 to 25 years. So, ask for a roofing inspection if yours is near that age.
There is extensive leaking: If there are multiple or extensive leaks, youll probably need to replace the whole roof instead of just repairing the leaks.
You want to improve your homes appeal: Recoup around 50% of your investment for a new roof that complements your homes architectural style.
You want to become more eco-friendly: Cool-roof technology has spread up the last couple of decades. Its an excellent way to make a long-term investment and help the environment.
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