Diy Roof Replacement Vs Hiring A Roofer
For homeowners looking at replacing their roof instead of hiring a professional, an asphalt roof will cost $3,000 less to $6,000 less . However, while small roof repairs are cheap and relatively easy to carry out by the homeowner, as long as safety precautions are taken, roofing a home is better done by professional roofers. The downsides of completing the work as a DIY project are:
- In removing the original roof, you may cause issues that will lead to leaks.
- Once the old roof is off, you could miss structural issues or things that will contribute to more leaks.
- You might not create a perfect weather seal to protect your home from the rain when installing the new roof.
- You could introduce issues that translate to increased utility costs from heating or cooling.
- You could fall from your roof.
- You could negatively impact the resale value of your home.
Your roof is the single biggest surface barrier between you and the elements. Given the importance of the roof, and the potential for significant problems, we suggest looking for bids from the roofing professionals we have on HomeGuide before making a final decision to do the work yourself.
Get free estimates on HomeGuide from trusted roofing companies:
New Roof Cost Calculator National Averages
|*Price ranges by location, pitch, and materials used|
If you are looking to replace your three-tab asphalt shingles, expect to pay between $7,000 and $12,500. Better yet, those of you who are looking for a 30-year shingle roof replacement can prepare to spend between $9,000 and $16,500. To take it up a notch, a 50-year shingle replacement costs between $11,000 and $18,500.
It costs between $8,000 and $15,500 to replace your EPDM rubber roof. For homeowners with PVC or TPO membrane roofs, dont be surprised to shell out between $10,000 and $16,500 in for a full roof replacement.
The final few roof replacement types costs include:
- Standing seam replacement $19,000-$30,530
- Steel shingle replacement $11,000-$25,500
- Wood shingle replacement $10,200-$25,500
Keep in mind that these costs are based on a national average. This means that your costs may vary depending on your homes location, region, and the number of stories. The number of old shingles to be removed will be a big factor too!
Roof Replacement Cost By Location
Where you live can also determine the cost of your roof replacement. For instance, if you are located in an area that experiences regular, heavy snowfall, you may need additional underlayment or ice barriers to protect your roof.
If you live in a warmer climate, on the other hand, you may not be able to install materials like asphalt shingles, which will crack more easily from drastic temperatures.
In addition to the climate, your state or local jurisdiction may have certain requirements that affect the cost of your roof. There may be certain permits, materials, or installation methods needed to ensure that the roof replacement is up to code, all of which can change the price.
Don’t Miss: Skylight In Metal Roof
Sagging Roof Repair Cost
Sagging roof repair cost in Toronto is a minimum of $350. Sagging roofs can be an indication of structural problems and are dangerous for the home. The cost to repair a sagging roof depends on the severity of the issue and the size of your property. Oftentimes, you may need to replace it with a new roof.
The Cost To Tear Off And Replace An Asphalt Shingle Roof Roof
There are 3 different types of asphalt shingles, 3-tab, architectural/dimensional, and luxury. Each asphalt shingle has a different look, lifespan, and, of course, price.
For a one-story house with a basic up-and-over roof with no penetrations and no valleys, you can expect your new asphalt roof to cost around $3.68 per square foot. This includes basic 3-tab asphalt shingles, underlayment, and other roof components.
For a two-story house with a little complexity and good accessibility, you can expect your new asphalt roof to cost around $4.76 per square foot. This includes a good quality architectural asphalt 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 your new asphalt roof to cost around $7.50 per square foot. This includes luxury asphalt shingles, using all of the manufacturers roofing components, and upgrading to copper for the flashing and in the valleys.
You May Like: How To Build Gable Overhang
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
Should I Repair My Roof On My Own Or Hire A Professional
If youre comfortable with the thought of getting onto your roof using a ladder or via an upstairs window, theres a good chance youd be able to handle a minor roof repair, like replacing a few damaged shingles. The tools youll need, aside from the shingles, are roofing cement, a putty knife, a few roofing nails and a hammer.
For more extensive repairs, you may want to hire a roofing contractor or repair person to ensure the job is done correctly, especially if youre dealing with water damage. And if its a full roof replacement, a contractor is a must unless you yourself are a builder or contractor. Its a job that requires extensive knowledge to ensure your roof is done correctly, and that the substrate can handle the particular roofing material being installed.
Don’t Miss: Cost Of New Roof California
Cost To Remove Old Roofing Materials
Before your roofer can install new shingles, he needs to remove the old roof. Removal and tear off fees can be expensive.
It costs as much as $55 per square to take down one layer of old shingles, and $84 per square to tear off two layers. So if you need to remove 2,000 sq.ft. of old materials you will be spending $1,000 1,680, depending on the number of layers.
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.
You May Like: How Much Does A New Roof Cost In California
All About Roof Shingles Etymology Types And How To
A double layer, $115 to $165 A roof that displays signs of damage caused by excessive water should be a signal to replace the roof.
Architectural shingles roof image by jeff mitchell on. $1.20 to $4 per square foot depending on the shingle material and the roof slope
Average cost to replace a roof in 2018 asphalt shingles. $2.50 to $6.50 per linear foot roof cleaning:
Eyecatching photo roofgarden roof cost architectural. $300 to $1,100 on average
How much does it cost to replace your roof get a quick. 7 signs that you need a full roof replacement
How much does a cedar shake roof cost in 2020 shake. A double layer, $115 to $165
How much does a roof replacement cost roof replacement. A roof that displays signs of damage caused by excessive water should be a signal to replace the roof.
How much does a tile roof cost roof design mansard. A soggy roof can, over time, lead to additional moisture which can lead to rot.
How often to replace roof with images exterior house. Adjust the home improvement and repair cost with your zip code.
How often to replace roof with images exterior house. And triple layer, $125 to $175.
How often to replace roof exterior house renovation. As a rule of thumb, once you figure out the cost of your materials, add anywhere from 40% to 150% to get a rough idea of.
How often to replace roof mog improvement services. Census, which puts the average house size at two stories and 2,200 square feet), that gives a total product average price.
Average Total Cost Of Replacement On A 2000
3-Tab Asphalt Shingles: $8,500 to $12,50030-year Shingles: $9,500 to $16,50050-year Premium Shingles: $10,000 to $18,500EPDM Rubber Membrane: $8,000 to $14,500TPO or PVC Membrane: $10,000 to $16,500Wood Shingles: $14,000 to $25,500Steel Shingles: $14,000 to $25,500Aluminum Shingles: $15,000 to $27,500Standing Seam: $18,000 to $29,500Natural Slate: $25,000 to $50,500Concrete Tiles: $25,000 to $40,500Clay Tiles: $25,000 to $45,500
See what local pros charge
* These are approximate total job prices based on the national average. Costs may vary depending on your region and homes location, the roofs slope and number of stories, overall complexity of the roof, the number of layers of old shingles to be removed and disposed of the type of roofing underlayment , roof accessories used, and any workmanship warranties or guarantees the contractor offers.
Getting a roof replacement is expensive. Seeing the total price of getting it done properly can cause a justifiable sticker shock. However, when homeowners have a better understanding of where the money is going and how they will save money in the long run, its easier to see a quality roof as the investment it truly is.
Also Check: Skylight Installation Metal Roof
How Long Does An Asphalt Roof Last
When considering asphalt shingles, many homeowners want to know how long their roof will last. There is lots of conflicting information out there, including promises of 30 year shingles, 50 year shingles, and Lifetime shingles from roof manufacturers themselves. What do these numbers really mean? If you buy 30 year shingles will your roof last for 30 years?
Unfortunately, these are all marketing scams, and not even the best asphalt shingles will last 30+ years, or a Lifetime
A properly installed, high quality asphalt roof can last 18-22 years plus at best, if you regularly do maintenance and live in a mild climate. However, most asphalt shingles last about 14-16 years, before needing total replacement.
The reality is there is no way to predict how long your roof will last because a few factors impact shingle longevity:
1. Severe temperature fluctuations will greatly shorten the life of your shingles. Going from hot to cold temps every season speeds up the aging process in the shingle material and it breaks down faster. This is why in the Northern States like MA, NY, asphalt roofs are often replaced every 10-12 years.
2. Exposure to high heat. Living in areas with very hot temperatures year round also ages the shingles much faster than the average expected service life. High heat can easily reduce the service life of your roof by at least 30%
The Cost To Tear Off And Replace A Composite Roof
Composite shingles are made of a synthetic polymer or recycled materials and designed to look exactly like a slate or cedar shake roof. Even though they are made of the same material, the cost differs depending on the type of composite shingle you choose.
A new synthetic cedar shake roof will cost around $14.00-$18.00 per square foot. You can actually expect to pay around the same price for a natural cedar shake roof.
On the other hand, 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. Unlike its cedar shake counterpart, a synthetic slate roof will always be cheaper than actual slate.
Both types of composite shingles roofs are a sizable investment and will cost more than the most expensive asphalt shingle roof.
Recommended Reading: Install Ondura Roof Panels
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
- Roof rot
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.
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.
Read Also: Skylight Metal Roof
What Affects The Cost Of A Roof Replacement
The cost of roof replacement will be dependent on a few factors. Remember, labor makes up a large portion of the replacement. If you have a uniquely-shaped roof, it may require more work to replace.
Your roofing professionals may have to conduct repairs during the job before actually installing the new roof, which could cost more. Youll also want to ask whether or not the company will include the removal of your old roof in the cost.
Removing the old roof is helpful because it uncovers issues that could be hiding under the last layer of shingles and address them. For instance, if theres a moisture issue, this will cause the new shingles to deteriorate more rapidly.
So there you have itthe average cost of a Northern Virginia roofing replacement in 2019 is $6,750 for a 1,500 square foot roof. For a more specific estimate, contact your local roofing professionals!
Average Cost To Reroof A House
The average cost to reroof a house is between $7,000 and $24,000. Homes come in many shapes and sizes and so do their roofs. Homes can use many materials, each of which has its own cost. If your home has a very high pitch or unusual attributes, you could have much higher costs. If you choose a heavier material, you may have additional costs to reinforce the frame or deck. Most homes with pitches ranging from 4/12 and 8/12 are fairly easy to reroof and do not have many extra costs.
Recommended Reading: How Much Roof Overhang On Shed
Importance Of Quality Underlayment
I mention DeckArmor above, because in my opinion it is the best synthetic underlayment available on the market, based on quality and price.
Compared to FELT underlayment, price per square foot of deck armor is $0.202 vs $0.079 for felt or about 4 times more expensive. In reality its even less, because you have 60% more overlaps with felt, thus the actual coverage is much less.
However, since most roofs are about 1600 sq.ft., 2 rolls should be enough for a typical house. In the grand scheme of things, Deck Armor will cost only$249 more. However, it is hands down a much better WATERPROOFING product, so it is very much worth it!
Flat Roof Replacement Cost
Flat roof replacement costs $50 to $400 per square depending on your choice of roofing materials. Instead of sheets of metal, shingles, or tiles, layers of plastic or rubber are laid down on a flat roof and sealed by melting with the flame from a blowtorch or a compound is sprayed over the entire surface of the roof to create a weatherproof finish. Flat roofing solutions also have an impact on reducing heat loss through the roof.
- Modified Bitumen Roof Cost Modified bitumen is an asphalt product fortified with either a polyester or fiberglass matting to add strength and increase its useable lifespan. Using Bitumen on a flat or low slope roof and costs between $150 and $400 per square.
- PVC Roof Cost PVC as a membrane roof solution is installed in widths of 6 to 18 wide and usually laid on top of an insulation board, and sometimes requires additional edge fastening which causes a minor spike in the labor costsmaking the range of roll roofing cost go from $70 to $110 per square installed.
- Built-Up Roof In a built-up roof, after a few layers of sheet ply are laid down, they are fused together with melted asphalt, leaving the top layer the option to be a brighter color to reflect heat instead of absorbing it. Costs range between $50 to $80 per square
- Spray-On Roof With a spray-on roof, polyurethane solution is evenly applied for as little as $30 per square, acrylic for $60 per square, or the premium option of silicon spray averages $85 per square or more.
Also Check: Extending Roof Overhang