Why Roof Replacement Cost Varies
Every roofing job is different, so you will have to get quotes from roof replacement specialists to know how much your new roof will cost.
The cheapest roof to replace is a skillion roof, which is fairly straightforward and easy to repair. Other roofs may cost much more. The first thing to know is what type of roof you have:
- A gable roof looks like an inverted ‘V’
- A hip roof has ‘hips’ at the ends of gables
- A dormer roof has extra roofing for windows
- A mansard roof looks similar to a barn roof
- A gambrel roof is divided into four parts and has a large overhang
These are just some types of roofs, as others can be even more complex. The type of roof you have will be one factor determining the cost to replace a roof, but not the only one.
Patio Roof Replacement Cost
The average cost of a patio roof replacement is between $3,000 and $25,000. Patios can have a much wider range of roofs than other buildings and areas. The roof is often stand-alone or different from the home, but it may be an extension of the homes roof in some cases. Most patios have roofs made of materials like wood, glass, and insulated aluminum. The material and patio size and shape determine the cost. Most patio roofs are flat enough not to raise labor costs extremely high.
Porch Roof Replacement Cost
The cost to replace a porch roof ranges from $1,000 to $5,500. Porches come in a wide range of sizes, from small porticos to enormous verandahs. The larger the porch, the more roof space it has. This means much larger porches have higher costs. Porches have easily accessible low-pitch roofs. This makes the work easy, keeping costs low.
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How Much Does A New Composite Slate Roof Cost
Synthetic shingles are made of recycled materials and designed to look exactly like a slate or cedar shake roof. While they give you the look of slate, they come at a more affordable price point.
A new synthetic slate roof costs around $10.00 to $12.00 per square foot to start and has the potential to get up to $20.00 or more per square foot.
It’s hard to say if the labor of tearing off your old roof and installing your new synthetic slate roof will be cheaper than real slate. However, it should still be cheaper than the real thing.
Diy Vs Professional Roofer
While you might be able to patch the occasional leak on your own, DIY roof replacement isnt recommended. Roofing is a dangerous job, even on a single-story home, since youre working on a slanted surface, usually at least 10 feet off the ground. Professional roofers have substantial training, and most also have safety equipment like ropes and harnesses for working on steep roofs. Additionally, if there is substantial roof damage, your roof might not be safe to walk on, and you could do more damage to your home by attempting it.
Likewise, a professional roofing company will already have the tools needed to do the job. Roof installation requires tools like extension ladders, tear-off shovels, nail guns, air compressors, and more. Moreover, local roofing contractors will know how to meet local building codes, without which you could fail an inspection and face fines. Often, you wont have the benefit of a warranty on the finished product if you do it yourself, and if youre using your homeowners insurance, the insurance company almost certainly wont reimburse you.
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How Much Is An Elastomeric Membrane Roof
Seeing as installing an elastomeric membrane can be done at practically any time of year, it is often the go-to roofing choice for Canadians. Besides its installation being highly practical, there are many benefits to choosing this material. For instance, seeing as it is installed in 2 layers, it is more durable for accessible rooftops. This elastomer coating can last from 25 to 30 years and requires fairly low maintenance, rendering it a pretty good investment.
However, this process isnt without downsides. It requires highly specialized contractors and there is a fire risk. Additionally, the material isnt a friend to the environment and is not recycled in Ontario, nor Quebec. As for its cost, elastomeric roofing can cost up to $30 per square foot.
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Note: For homeowners who live in large and expensive coastal cities like Seattle, Portland, Los Angeles, San Francisco, San Diego, New York City, Boston, Miami, and Washington DC, the average quoted residential roofing prices can range from $5.50 to $8.50 per square foot or $550 to $850 per square of asphalt shingles installed or replaced, depending on the scope of the project.
The higher roofing costs in coastal areas are due to the higher local cost of living, and hence higher cost of doing business.
Booming local real estate values also drive up the demand and prices for professional home remodeling services, which have experienced a 15% to 20% price inflation since the start of the pandemic. This has been especially true in the high cost of living areas where demand for exterior home remodeling services has been especially strong.
Did you know? The average residential roof size in the US is about 1,700 square feet or 17 squares, although there are many larger homes with roofs that can be well over 2,000 sq. ft. or 20 squares. In fact, larger residential properties with garages can easily exceed 3,000 sq. ft. or 30 squares in size.
All professional roofers use squares to measure and estimate roofs. A square is equal to 100 square feet of the 3-dimensional roof surface.
What About Prices for Other, Less-Common Roofing Systems?
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How Much Does A Roof Replacement Cost
Replacing a roof is without a doubt one of the larger expenses youll face as a homeowner. Whats worse, its not a home improvement that you can directly enjoy once its finished, like, say, a new deck or a renovated kitchen. But its an investment in your property that will keep your home in good shape for years to come.
The average lifespan of a newly replaced roof is 30 to 100 years, depending on the type of roofing material that you choose. And if you need more good news, youll recoup some of the average cost to tear off and replace a roof when you go to sell your home.
Zillow estimates that a roof replacement will return somewhere around 60% of its value in a real estate transaction. Keren Jayne, a realtor with Pearson Smith, says, A new roof is marketable which pays off in other ways. The more marketable features your home has, the more potential buyers and competitive offers it will attract.
The national average cost to replace a roof is around $8,000, with most people spending in the range of $5,500 to $11,000. The two largest variables youll deal with on a job like this are the square footage of your home , and the type of roofing material you choose.
Whats The Cost Of Multi
Bitumen is modified asphalt used on flat roofs. The primary advantage with it is that its essentially painted on versus laid down, making it seamless and less prone to leaking. Bitumen also has a high tensile strength, lowering its chances of cracking or getting damaged like other roofing surfaces.
The major downside of bitumen roofs is the way they absorb heat, which can lead to overly warm rooms below. Cost is another downside . You can save money with 1-ply bitumen, but wed discourage you from choosing that because it is not as durable a 2-ply or 3-ply, which would be the better choices. However, youd be looking at a fairly significant price increase.
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Important Pricing Factors For Asphalt Shingle Replacements:
Depending on the type and overall complexity of the roof , choice of shingles, your homes geographic location, and the contractor or weekend warrior you choose to hire, your total average cost for a composition shingles roof could range from as low as $4.00 to as high as $8.50 per square foot or $400 to $850 per square installed.
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Asphalt Shingle Roof Cost
An asphalt shingle roof is the most common type of roof you see on homes today. Its a roof system made primarily out of asphalt shingles and other asphalt roofing components. Its also the most affordable type of roof on the market.
For a one-story house with a basic up and over roof with no penetrations and no valleys, you can expect to pay around $3.68 per square foot. This includes architectural shingles, underlayment, and other roof components.
For a two-story house with a little complexity and good accessibility, you can expect to pay around $4.76 per square foot. This includes a good quality architectural shingle, upgrading your underlayment, and using all of the manufacturers roofing components.
For a two-story house with a cut-up, complex roof, a steep pitch, and not easily accessible, you can expect to pay around $7.50 per square foot. This includes luxury shingles, using all of the manufacturers roofing components, and upgrading to copper for the flashing and in the valleys.
How To Choose A Roofing Contractor
- Do some research online for roofing contractors and contact a few of them. All roofing contractors require licenses that are granted by the state and local authorities. For example, in California, a roofing contractor is licensed by the Contractor State Licensing Board. Apart for the licenses check whether a contractor is insured or not. You should work with a contractor that is authroized to perform roofing work and has enough experience.
- Ask for references of the past customers and previous projects that a contractor has completed in the past. This will help you assess their quality of work and make a better decision.
- Get multiple bids to compare costs and pick the best contractor for your roofing project. If you can wait for season to end, then you can save a lot more on your project as contractors generally offer lower prices during off season.
- Remember, an experienced contractor may cost less compared to inexperienced or new contractors because experienced roof contractors have skilled workers and labor saving techniques that ultimately results in saving of cost and time. Ask your friends and family to find a reputable contractor near you.
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Metal Roof Paint Finish Quality
After you pick the color, then you need to decide on the finish.
The paint finish quality on the metal roof that you choose will help your roof stand up to the elements and look great through major weather events, so making that choice is an important part of the metal roof replacement process.
Accordingly, different types of paint finishes offer varying levels of durability, resale value, initial costs, and subjective aesthetic appeal.
There are two different types of paint finishes typically used on metal roofing: PVDF and polyester.
PVDF or polyvinylidene fluoride is usually referred to commercially as Kynar or Hylar, which are popular due to their ability to resist UV rays and the subsequent fading and associated problems.
Polyester is not rated as well in regard to its ability to withstand the suns impact or other weather-related issues, so PVDF is becoming an increasingly popular choice for property owners.
The paint finish quality of your metal roof also affects the longevity of the roof, since paint fading and therefore reducing the efficiency of UV protection of your metal roof can reduce the value.
Keep in mind that it may be possible to repaint or refinish the roof in the future, depending on the base roofing material.
Your roofing contractor will be able to advise as to what colors would work best for your property as well as the finishes and type of paint that should be used for the best results.
Asphalt Roof Average Cost
- 1,000 sq. ft.: $1,500 to $5,500
- 2,000 sq. ft.: $3,000 to $11,000
- 3,000 sq. ft.: $4,500 to $16,500
- 4,000 sq. ft.: $6,000 to $22,000
Life Span: 15 to 30 years
- Asphalt shingles blend in and compliment most home exteriors.
- The shingles come in a wide variety of colors and styles.
- Asphalt is easy and quick to install and take down.
- Roofs in warmer climates will need to be replaced more frequently due to high heat.
- Asphalt is not environmentally friendly. It is estimated that 20 billion pounds are in US landfills.
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What’s The Average Cost To Tear
The average cost of a roof installation will vary quite a bit.
The typical range is somewhere between $5,100 and $10,000, but again, these prices can vary a lot.
A replacement could be as low as $1,200 or as high as $30,000.
With that said, on average, most roofing companies will charge somewhere between $3.50 and $5.50 per square foot, or $350 to $550 per square to install or replace an asphalt shingle roof.
So you can expect the average cost of a roof installation to be about $4.50 per square foot or $450 per square to replace an asphalt shingle roof on your average single-family house.
Typical roof replacements will be quoted including the removal and disposal of up to two layers of old shingles.
Your quote should also include a roofer installing new underlayment, chimney re-flashing, and ice-and-water shield at the eaves and valleys of the roof as your local building code requires them.
Many quotes will also include a 5 or 10-year workmanship warranty.
Keep in mind that every market is different, but companies in the same market can still charge different prices.
Thats why you should get at least a few quotes from reputable roofers in your area and know what they include in their quote.
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.
$8,225See Roof Costs in Your Area
One thing you should keep in mind as a homeowner, is that almost NO asphalt 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.
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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.
Pitched Roofs Vs Flat Roofs
Flat roofs are on average less expensive than pitched ones. The latter is more difficult to clean. Its also harder to spot damage, especially towards the top, for pitched roofs. These realities often sway homeowners towards flat roofs. However, if youre already heading in that direction, keep in mind that while the initial installation may be cheaper, a flat roof will often require more maintenance and could end up costing you more in the long run, mainly because of drainage issues. Flat roofs dont drain as well, which can lead to quicker clogging and leaking, meaning that youll have to spend more time and money inspecting and taking care of it.
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