Roof Replacement Vs Roof Repair
Many homeowners are not sure whether their roof is better off repaired or replaced. It is important that any roofing maintenance be done by professional roofers. They have better equipment and safety approaches than the average homeowner and can advise on how close your roof is for a replacement.
Some common signs that your roof needs replaced versus repaired are:
After major storm systems, you can do a quick check around the perimeter of your house for any obvious signs of damage. Addressing roof damage early on can help save you time and money from further damage to other areas of your house.
Sometimes, simple solutions such as replacing damaged shingles can save you a significant amount of money. If you have spare shingles on board, that fares even better from an aesthetic approach, especially if you are looking at selling your home soon.
You can also opt for partially replacing your roof. This is more commonly seen after heavy weather systems or fallen trees that have only impacted one side of your roof. Again if you are looking at selling your home soon, you might consider replacing the whole roof so that it matches.
The Cost Of A New Metal Roof
On the scale, a metal roof is on the more expensive end. However, considering metal roofs can last 40-70 years, the initial investment can save significant time and hassle down the road. The price for basic metal roof replacement is $8.50-$10.00 per square foot. To replace a 1,200 square foot roof with metal roofing will cost between $10,200 and $12,000.
Additional Roof Replacement Materials And Features
When you replace your roof, you may find you need to repair more than just your shingles. Here are a few things that might increase the cost of replacing your roof:
Your roofs decking is what your roofing material is installed on. Usually, decking is made of plywood or oriented strand board that is placed over your rafters. If your roof is damaged or has leaked, then your decking may need to be replaced. Replacing or repairing roof decking will cost between $2.20 and $3.00 per square foot.
However, your contractor wont be able to tell if there is damage to your decking until after your existing roofing material is removed. A decking replacement will be added to the cost of your re-roofing project after youve already received a quote.
The underlayment of your roof helps protect your roof decking against water damage. So, if your shingles crack and water gets through them, the water will hit the underlayment and wont rot your entire roofing system. Most underlayment materials used today are made with a synthetic felt that is then covered in asphalt.
In many places, underlayment is required for your home to be up to code and must be replaced as part of your roof replacement. New underlayment costs between $1.50 and $2.10 per square foot.
Ice and water barrier
Replacing ice and water barriers may cost between $1.87 and $2.53 per square foot, not including installation costs.
Fascia and soffit replacement
Roof flashing and pipe boots
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Roofing Labor Cost Per Square Or Square Foot
Labor for roofing projects ranges from $150 to $300 per square or $1.50 to $3 per square foot, depending on factors like the product youre installing and the conditions of the structure. Labor and overhead usually make up 60% of the project total. For example, if you spend a total of $7,500 on the roof, $4,500 will go toward labor and overhead.
One hundred square feet is considered a roofing square. The per square rate contains all relevant factors:
The price of the shingles
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
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How Roof Replacements Are Priced:
Roofs are priced by what is commonly referred to in the roofing industry as a Square.
A roofing square is equivalent to 100 square feet of shingles.
For example, a townhome that has 1,000 square feet of roof would require 10 Squares of shingles. Almost all companies use this term to price roofs and costs such as underlayment, tear off, etc are factored into the square price.
Factors that determine the amount of square required for a roof include:
- The size of your home,
- The pitch,
- Chimneys, skylights, and areas that require more shingle usage
Now that you know how roofs are priced, lets explore the three major components of new roof costs!
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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Can You Install A New Roof On Top Of Old Shingles
Many homeowners wonder whether or not its a good idea to install a roof on top of existing shingles .
The biggest reason for keeping the existing layer of old roofing is obvious extra cost. As we just explained above many people would rather avoid spending an additional $1,000 on removing the old shingles.
Despite the high cost, doing this is absolutely essential! Leaving the old material will greatly accelerate the disintegration of the new roof and shorten its life cycle.
This is because ventilation is reduced, which in turn increases the average temperature of the shingles, causing the product to dry up quicker and the granules to start falling off faster.
Another reason why you should NOT leave the old shingles is because a roofer will typically not install underlayment between old and new roofing. If there are pre-existing problems in the leak prone areas: such as skylights, chimneys, vents and valleys, installing new shingles will not solve them! This means that your new roof will continue to leak.
Failing to tear off old roofing will also negatively impact your warranty. Most large shingle manufacturers explicitly state that your material and labor warranty automatically becomes void, if their product was installed on top of an old roof.
In most states, the building codes require that you remove the old roofing materials, if there are more than two layers of it already there.
Metal Roof Prices By Type
On average, metal roofing prices range from $3 to $8 per square foot with the average homeowner spending about $5 per square foot. Apart from zinc and copper roofing, your metal roof cost can end up comparable to the cost of asphalt roofing if you spread the cost out over the lifecycle of the roof. The types of metal roofing systems vary greatly. Here are the average prices by type:
Metal Roof Prices By Type
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How Will Labor And Time Affect The Cost Of My Roof
Think about the overall cost of your roof, and split the costs into three categories: materials, labor, and profits.
Weve already gone through how materials can impact the price of a roof. The more expensive the shingle you choose, the more expensive the overall roof is going to be. But now we have to consider time and labor.
Roofing professionals, whether they are in-house or subcontracted employees, need to be paid.
This is a cost that is factored into the initial estimate you receive from your roofing company, and shouldnt increase afterward.
Weight Of Roofing Shingles
There are two reasons to look at the weight of your shingles. The first one is based on the roof deck of your home. If your new shingles will be much heavier than the previous shingles, you may need to replace or reinforce your decking. The second one is going to affect how much your contractor will charge for a roof teardown. Dumpsters are used to dispose of old roofing materials, and most companies charge by the pound. If the weight of the dumpster goes over the designated amount, an overweight fee is added to the charges.
Shingles have varying thicknesses and weights, depending on the material. Standard asphalt shingles are the thinnest and can be layered on top of an existing layer of shingles to allow for faster, easier installation. Architectural shingles have been laminated to make them thicker. They do not weigh substantially more than standard shingles, but they look heavier, which can give your roof more visual substance.
Metal, tile, and slate roofs can have a significant weight. While they have dimension and distinctive looks, you may need to have the roof deck reinforced to use them. Asphalt, architectural, and wood shingles do not require reinforcement.
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Which Metal Roof Is Right For You
Each metal roofing type has its own set of components and accessories, which are required for the system to function properly and not leak. These accessories are similar in nature, but differ from manufacturer to manufacturer, and from one type system to another.
For example, standing seam requires the use of Z-bar flashing between the ribs, when you do a head wall flashing or a ridge cap, and on pretty much any square penetration in the roof.
Metal shingles do not need these as they are flat in nature and do not have protruding ribs. A tile system has its own flashing that follows the barrel profile of the tiles.
If you are not sure which metal roof is right for you consider these tips:
1. Most homeowners looking to install their first metal roof usually select metal shingles. Their greatest advantage is the tremendous variety of colors and styles available. Many are designed to replicate the look of cedar wood, or architectural asphalt shingles. They are also a lot more affordable compared to standing seam roofing or stone coated metal tile.
2. If you are on an extremely tight budget, but still want to the advantages of metal roof, go for a high quality corrugated metal panel system, or low-end interlocking metal shingles.
3. If you want a high-end contemporary look, standing seam panels are your best bet. They are also ideal for homeowners who are interested in installing solar panels on their roof.
Cost To Redo A Roof With A Different Material
Redoing a roof with a different material runs from $7,000 to $12,000 and more. This rate includes the tear-off.
If you are replacing one product with another of the same type, you usually have no major concerns. However, if you are replacing a lighter product, such as asphalt, with something heavier, like slate or clay tiles, you’ll want to be sure that your framing can support it. Before going with heavier option, have your frame and trusses inspected and strengthened if necessary to make sure they can support the weight of the new product.
Potential added elements of this project include:
Get a Quote From a Shingle Replacement Pro
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Average Costs Of Different Roofing Materials
There are five standard types of roofing materials that you have to choose from:
- Asphalt shingles
- Clay tiles
Each of these materials varies in cost, durability, and lifespan, as well as other features like energy efficiency and aesthetics.
If you live in an HOA community youll likely be limited on the type of roof that you can have installed. Some neighborhoods also have restrictions on roofing materials, either due to appearance requirements or optimal roofing for your climate .
If you have your pick though, then its definitely worth looking at the different types of roof materials and figuring out which makes the most sense for your home and your budget.
Heres a quick rundown of the basic differences to be aware of:
How Can You Estimate The Cost Of A New Roof In Greater Portland
If you want a basic estimate for how much it would cost to replace your roof, the most basic calculation is to figure out what the average cost per square foot of the material you want installed on your roof and multiply it by the square footage of your home.
It would look something like this:
Sq. Ft. Cost of Material x Sq. Ft. of Home = Basic Estimate
Of course, the contractor you work with will likely offer you a different price, but this will at least put you in the right ballpark. Want some more detail? Well show you.
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The Cost Of A New Tpo Roof
TPO stands for Thermoplastic Polyolefin. This kind of roofing is common among commercial buildings. It is an ultra-durable, rubber-like, single-ply roofing material that is adhered to the roof. Part of what makes TPO so durable is its resistance to algae buildup, dirt, and debris. As it contains heat-reflective properties, many businesses choose TPO for its energy efficiency.
At Greater Purpose Construction LLC, the average price for a new TPO roof is about $5.50-$7.00 per square foot, not including insulation. For a 1,200 square foot roof, replacing with TPO would cost between $6,600 and $8,400.
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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:
Metal Roof Material Costs
The type of metal used for the install is the main cost factor after labor. The price of metal ranges from an average per square foot price of $1.60 for Galvalume to $22.50 for copper. Contractors will factor in the heaviness of the metal usedits harder to work with heavy materials that dont cut easily.
The secondary most significant cost is underlayment which will add $30 to $50 to the cost of materials. You may be offered upgrade options for the underlayment, with prices between $4 to $5.50 per square foot installed, or $1 to $3 for felt. Items like fasteners, screws, rivets, clamps or clips, plywood or roof deck materials, flashings or pipe boots, sealants or butyl tape are essential components of your installation.
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How Roof Complexity Impacts The Price Of A Roof Replacement
Some homes have fairly simple roofs. They dont have many angles, arent too steeps, and have a lot of accessibility.
If your roof looks a lot different from this one, then it is going to cost more because there will be more time and labor associated with it.
To get a vague idea of how the costs will be impacted by roof complexity, use the following list:
- A roof with no penetrations and no valleys, will be approximately $3.60 per square ft.
- For a roof with a little complexity, maybe some angles, valleys, or a chimney, it will cost approximately $4.70 per square ft.
- For a roof with a lot of complexity- perhaps it is really steep, has a lot of different angles, and a lot of exhaust vents- it will cost, on average, $7 per square foot.
If you recognize your home in the list above, that will give you a good idea of what to expect based on roof complexity alone.