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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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Asphalt Shingles Materials And Installation Costs
Many professional roofing contractors employ a 40% materials / 60% labor as their costs-breakdown formula. Of course, this pricing structure is just a guideline not set in stone. Some contractors include their overhead in the cost of labor, while others calculate it separately.
Below is the breakdown of typical costs you can expect for materials and professional installation:
What Is The Cost Of A New Roof And Gutters
The total cost to get your roof and gutters replaced is $9,540 on a 1,500 square foot home. The average cost of new gutters is going to be close to $1,060 for 160 feet of gutters, or $3.60 to $28 per foot. Installing an asphalt roof on the same 1,500 square foot house with an average pitch of 6/12 will average $8,480, including the cost to remove the old roof.
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Metal Roof Tiles Prices
Metal roof tiles average in cost between $6 and $15 per square foot. Metal tiles are made to look like concrete or clay tiles. There are many styles, profiles, and color options. These tiles are light and durable, making installation quite easy. Metal tiles interlock and overlap, which helps to keep out elements. They have the added bonus of being a recyclable material with fire-resistant properties.
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 $6/sq. ft. on the lower end of the scale which would come out to about $6,000 for an average-sized bungalow.
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Standing Seam Metal Roof Costs
Standing seam metal roofs have far superior longevity and last two or three times longer than non-metal roofs. They are the most common metal roof design due to its availability all over the U.S. to roofing installers and easy access to metal materials. The design features vertical panels that are joined by interlocking seams as seen below.
Standing seam metal roofs will cost you about $4.00 to $6.50 per square foot. The average cost to install a standing seam metal roof on the average size home can range from $23,000 to $30,000 in total. They come in painted aluminum, galvalume steel, galvanized steel, and copper or zinc metal roof types. They perform extremely well in harsh weather conditions like heavy snow, hail and fire.
Cost By Type Of Metal
Theres a common misconception that all standing seam metal roofing panels are made of steel or Galvalume, a type of steel that includes a zinc-aluminum alloy coating for corrosion resistance.
But if youre willing to pay a higher price, you can find many copper, zinc, or aluminum standing seam panels. The main benefit of these premium metals is their natural rust resistance. Aluminum and copper wont rust at all, and zinc, though it can rust in some conditions, is far more corrosion-resistant than steel.
Note: All steel, even galvanized steel or corrosion-resistant Galvalume steel, will eventually rust.
|TYPE OF METAL|
|$895 $1,565 per square|
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Choosing The Right Metal Roof
When you make any large purchase, you have to make sure the decision is compatible with your finances. While a metal roof is not the most affordable type of roof, there are many different options that can make a metal roof either more affordable or more extravagant. The decision ultimately comes down to your needs and budget.
Weve discussed each aspect of what goes into metal roof costs throughout this guide. You now have a better understanding of what to expect in terms of cost and which type of panel best fits your circumstances.
If you are looking for a metal roof that is lower in cost, consider going with:
- A corrugated or exposed fastener panel
- A color in the SMP paint system
- A thinner gauge.
If cost is not your primary concern and you are more interested in the performance of your roof, consider going with:
- A standing seam or concealed fastener panel.
- A color in the Kynar® paint system.
- A thicker gauge.
If you still have cost concerns that were not answered in this guide, our team is happy to answer your questions.
To move forward on purchasing a metal roof, the first step is to request a quote. Click on the button below to get started.
What Impacts The Cost Of Your Metal Roof
Remember, no two metal roofs are going to be the same. The price of your metal roof depends on factors that vary from roof to roof.
To better help you understand where your investment goes when making this purchase, Ive comprised a list of the factors that directly affect the price of your new metal roof.
- The type of roof you choose
- The rest of the roof systems materials
- Labor and time
- The number of penetrations your roof has
- Your roofs size and the complexity of it
- The amount of decking that may need to be replaced
- Dump fees
- Operating costs
This is just a quick rundown of what impacts the cost of your new roof. For a deeper breakdown of these cost factors and what they mean to your metal roof investment, read this article on the 9 factors that impact the cost of your new roof.
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Corrugated Metal Roof Vs Standing Seam Cost
Corrugated metal roofs and standing seam remain the two most common types of metal roofs. While both are a great option for roofing, a few key differences should be considered when selecting your type of metal roofing. A corrugated metal roof consists of a formed metal sheet with alternating curved and U-shaped ribs. The edges of each panel overlap and are fastened down using exposed fasteners that penetrate the panel. A standing seam roof consists of a formed metal sheet with vertical ribs at the edges. They are installed by lapping and interlocking the edges of adjacent panels. Standing seam panels are attached using concealed fasteners, which means the fasteners do not penetrate the panel.
What Metal Material Is Used
The type of metal material makes a difference in the final price, as some metals come at a higher cost and some cost significantly less. For the purposes of this topic, well focus on the five most common metal materials: Galvalume, aluminum, copper, zinc, and stainless steel.
As far as pricing goes for metal coil and sheet raw materials, it can vary quite a bit. Here are average price ranges for just the coil and does not account for installation, other thicknesses, finishes, colors, locations, or special orders:
The cost ranges differ from one another for a number of reasons, such as:
- Premium Materials
- All metals used in metal roofing are viable options for home or building owners, but some are stronger than others or carry specialized qualities that put them at a higher price. For example, copper and zinc both develop a protective covering called patina over time that further resists against corrosion, which is one reason why both of these cost more.
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Cost To Remove Old Roof
Unless your home is a new construction project, it already has a roof. Roofers will have to do a roof replacement, which involves removing the old asphalt shingles, wood shakes, or whatever material you had before.
Removing an existing roof typically costs about $100 to $165 per square of material to be removed.
Tin Roof Pros And Cons
Tin roofs, and metal roofs in general, last much longer than other popular roofing materials. Often, 40 years is considered the minimum that you will get from a metal roof, and some old tin roofs are more than 100 years old. Because of this longevity, adding a metal roof can also increase the value of your home.
There are a few drawbacks, however. Tin roofs are less common than other roofing materials in many areas of the country, and it can be more difficult to find a contractor who is experienced in working with them. Tin roofs also require particular maintenance to prevent them from rusting or corroding over time. So while they are durable, they are not considered a low-maintenance roofing option. They may also dent, so if you live in an area that sees a lot of hail, a tin roof may not be the best option.
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Maintenance And Repair Costs
One of the most attractive features of a metal roof is that it requires practically zero maintenance. If you have a corrugated metal roof, you may need to re-tighten the screws about every 10 years. All other types of metal roofs are truly maintenance free. For most homeowners this is a breath of fresh air, as no one wants to spend their free time taking care of their roof.
When it comes to repairs, its important to note that in most cases a metal roof will not require repairs, because its designed to be a water shedding system. This means that its impervious to damage from leaks and ice dams, and therefore should not need to be fixed.
However, there are cases when faulty installation can compromise the integrity of a metal roof, and you will start to get problems like leaks, etc. Fixing a metal roof is expensive pros charge at least $500 to fix a metal roof. However, depending on the type of system and complexity of the problem, the total price can be a lot higher. For example, if you need to take apart standing seam panels, repairs can cost thousands, because its such a hard job.
Ultimately, you should invest into high quality installation to avoid any costly problems and repairs down the line.
Standing Seam Tin Roof
These roofs are slightly more expensive, with the typical standing seam roof cost per square foot ranging between $4 and $7. This type of tin roofing is made of panels with tall, overlapping edges, which give it its name, as the seams stand along the roof in even rows. The panels are designed to lock together at the seams, hiding the fasteners. Standing seam roofs have a contemporary look and are the most common metal roofing style today. The only real con associated with them is the fact that it can sometimes be hard to find contractors who know how to install them properly.
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What Are The Variables Which Can Affect The Labor Costs Of A Metal Roof
- Roof size
- Roof design if the roof is very complex with different planes and elevations then it will take longer
- Roof features skylights, dormer windows and chimneys will increase the labor costs
- Roof pitch, very steep roofs are harder to work on and may not even be possible to walk on without requiring specialist equipment
- Metal choice, some metals are easier to work with than others which can require significant expertise
- Whether the metal roof panels are snap lock or mechanical lock
Standing Seam Metal Roofing Cost By Location
As with any roof type, a standing seam metal roof cost can vary significantly based on the cost of living in your area. Labor costs in metropolitan areas like New York City, Los Angeles, or Chicago will be much higher than in rural areas. Materials will typically cost more in urban areas, too.
Because accurate costs for you depend entirely on where you live, we recommend getting price quotes from at least three local pros. These quotes should give you a good idea of how much you can expect to spend.
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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.
Roof Tile Replacement Cost
Roof tile replacement costs between $1,400 and $1,600 per square on average for concrete tile, Spanish tile, and clay tile. Tile roofing tends to weight a lot and will cost $1,000 more if your entire roof framing needs an upgrade to support the extra weight.
Clay Tile Roof Cost
Clay roof tiles are right up there with entry-level copper in regards to price, which averages around $1,500 per square. The average cost to install a new clay tile roof costs between $15,000 and $45,000 depending on your roof size.
Concrete Roof Tile Prices
Like clay tiles, concrete tiles also carry a $1,500 per square price, with the average installation costing $22,500 to $30,000. Depending on the current structural integrity of the roof framing, it is possible some repair or strengthening work will need to be done on the rafters to support the extra weight of these heavier products.
Spanish Tile Roof Cost
Spanish roof tiles generally have a little more design to them than entry-level clay or concrete, and you can expect to pay in the region of $1,500 to $1,600 per square for the install, and around $1,000 first if your entire roof framing needs work to support the added weight.
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Tuff Rib Metal Roofing Prices
Tuff rib metal roofing is one of the most affordable, ranging in price between $4 and $5 per square foot. This roof was originally manufactured for agricultural buildings but has now made its way to residential homes. It can be painted in a variety of colors. It has many ribs, which are great for drainage and offers a traditional metal roof look.