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How To Estimate Roof Replacement Cost

Getting Roof Repair Estimates

Residential Roof Replacement Estimates in Xactimate

Before hiring a roofing contractor, follow these tips and ask the right questions.

  • Get three or more in-person estimates to compare. Beware of companies who recommend a full roof replacement when only repairs are needed.
  • Ask for recommendations from family, friends, and neighbors.
  • Read their reviews on HomeGuide, Google, and the Better Business Bureau .
  • Select a company that’s been in business for five years or more.
  • Be careful with extremely low or high price quotes.
  • Ask for a clear written estimate and warranty.
  • Avoid large upfront payments. Instead, negotiate a payment schedule for large jobs.

Factors Affecting Roof Replacement Cost

So far, we have discussed some of the most obvious factors that influence the budget you should set aside for roof replacement. However, if you want a clear and accurate idea about the overall cost that will likely be required for the project, you need to know more. Here are the factors that have to be taken into account while determining the amount that will go into roof replacement.

Copper Roof Replacement: Calculate The Cost Per Square Foot

Are you thinking about getting a copper roof replacement this year? Check out this guide for everything you need to know about the cost of this material.


The national average cost to replace a copper roof ranges between $9,022 $14,800 for smaller roofs, and $29,639 $59,332 for larger roof systems. Those prices can increase based on the materials and labor. It is helpful to budget for a roof when times of natural disaster hit, such as hurricanes, hail, or wind.

Most roofs need replacing after a certain amount of time has passed, just like an air conditioning unit or HVAC system might. A copper roof is a great way to transition to something durable and long-lasting.

It also gives your house some nice curb appeal. Keep reading on to learn more about the cost of copper tiles and installation.

Recommended Reading: How Much Is A Shingle Roof Per Square Foot

Signs That Your Roof Needs Replacement

Sometimes, the roof of the house will reach the end of its useful life naturally. It happens, and it is inevitable in most cases.

If youre not a licensed roof contractor your insurance company wont reimburse you for the repairs.

Perhaps your roof looks worn out and old, and since youre doing preventive maintenance on your home, you would think that it would be better to replace it to prevent bigger problems down the road. But you need to know the roof replacement cost in Florida so youre now left spending more money than you should. Before making the decision to replace your roof, watch out for these signs

  • Bald Spots: This happens when granules are missing. If this is the case, a replacement should be done.
  • Olderthan 20 years: Since many shingles today are produced sturdier roofing, some factors increase the aging of shingles. For instance, if your roof is not ventilated properly, it may negatively impact your shingles and roof.
  • Dark Streaks: Did you know that airborne alga can cause dark streaks on your roof deck? Even though these dark streaks cant harm the shingles, it still doesnt look good.
  • Curled Shingle Edges: This happens when shingle tabs are cupped.

Asphalt Shingle Roof Replacement Costs

Roof Replacement Cost, Roof Replacement Estimate, MD &  VA

Asphalt shingle roofing replacements are the most popular, namely because theyre the least expensive. While title, metal, cement, and solar roofing last longer, asphalt shingles can last up to 30 years.

The current ballpark total for new asphalt shingles is between $4,000 and $6,500 approximately these averages are for 1,800 square foot homes and increase with every new square foot. Roofing Contractors can also break down the cost per shingle, which averages to about $1 to $6 per square foot.

There are three primary types of asphalt shingles, with organic mat shingles being the least expensive. You can pay a little more for fiberglass or architectural shingles.

Asphalt shingle tab construction can also affect cost since 3-tab shingles are generally less expensive than laminated architectural shingles.

Particular shingle colors may or may not impact cost, but a specialty or customized color could increase the estimate. Fortunately, asphalt shingles come in an impressive rainbow of colors, easily matching home exteriors.

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Roof Repair Prices Based On Roofing Material

As mentioned earlier, the total cost of fixing a roof greatly depends on the roofing material itself. Here are roof repair cost estimates for various types of roofing materials.

Roofing Material
Deal with moss build up or insects/other critters replace damaged shingles
Flat and Single Ply Roofs $650 1100 Address pooling water that may lead to minor sagging, or to repair improper sealing of the under-laying material
Clay Tile/Natural Slate Roof $900 2,500+ Repair improper installation or nails that are too tight causing tiles or slate to pop up leading to leaks. Replace broken tiles or slate

Cost To Reroof A House

The total cost to reroof a house with new shingles is between $4,707 to $15,690 which includes old roof removal, new roofing materials, and professional installation. The cost of materials alone range from $3,240 to $10,800 depending on the size of your roof.

To remove the old shingles, expect to spend between $1,467 and $4,890 or from $125 and $500 per roofing square. Costs are adjusted based on the difficulty of removing and disposing of the existing type of roofing material. If your roofing professional discovers structural issues in the rafters after removing your old roof, you could have to pay an additional $1,000 to $10,000.

Also Check: How To Build An Overhang

Northern Virginia Roof Replacement Cost

With a temperate climate that still sees a lot of rain, wind, and snow, the Northern Virginia has an average roof replacement cost of about $6,100, just slightly below the national average. The range of roof replacement cost for this area including the DC area is about $2,500 to $11,000 with most homeowners spending between $4,487 and $8,217. These figures represent all roof types and sizes your roof may cost more or less depending on several different factors.

Typical Roof Replacement Cost


Cost to have roofing replaced varies greatly by region, material type, tear off costs and many other factors.

Get a FREE accurate estimate for your project:

Cost Of A New Roof And Gutters

roof replacement cost calculator

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.

Read Also: Roof Replacement Cost In California

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.

Roofing Costs By Type

Asphalt shingles are the most popular choice for most homeowners today. Theyre affordable and durable, lasting up to 50 years in some cases. But if youre looking at replacing your roof, youve got lots of different options, as long as your budget is relatively large. Heres a roof replacement cost comparison of different roofing materials:

Roofing Material
$25,000 or more

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Calculating Metal Roof Costs

Metal roofs are more expensive than asphalt shingle roofs. While metal roofing is generally more popular with commercial property owners, more homeowners are discovering the benefits of residential metal roofing.

The longevity of metal roofing makes up for the higher cost. With excellent maintenance, your metal roof can last up to 70 years or more. You can also find metal roofing elements that mimic architectural asphalt shingles, such as metal tiles and aluminum shingles.

The average metal roofing cost falls between $9,500 and $44,000, averaging $5 to $15 per square foot.

Like asphalt shingles, your homes square footage impacts cost.

If you own a typical 1,800 square foot home, you can expect a ballpark estimate of $35,500. However, you dont have to worry as much about repairs or replacing your roof every 20 years.

Similar to asphalt shingles, different metal varieties impact cost.

Corrugated metal roofing material is the least expensive, starting at just $2.00 per square foot. Aluminum steel and tin roofs start at around $3.25 per square foot. Zinc roofs start at roughly $5.50 per square foot, while copper roofs are the most expensive, starting at $14 per square foot.

To anticipate your final cost, expect to pay between $15,000 to $30,000 for a complete aluminum roof installation.

Steel shingles range between $15,000 to $25,000, while complete copper roof projects typically costs $23,000 to $48,000.

Cost To Reshingle A Roof

Printable Roofing Estimate Sheet

The cost to reshingle a roof ranges from $7,000 to $24,000 for a 2,000 sq.ft. project. This assumes you use asphalt or architectural shingles, and you completely remove the old material. If you are roofing over the old shingles – which can only be done with asphalt shingles on a home with a single layer of asphalt shingles – the costs are roughly $5,000 to $7,000 for the project.

If your roof is larger or smaller, has a complicated design, or requires new decking, the cost to reshingle could be different.

Read Also: Should I Replace The Screws On My Metal Roof

Places On A Roof Where Leaks Most Commonly Occur

Leaks in shingles or tiles are a common problem. Shingles that are improperly installed or worn out will cause leaks. Replacing shingles or patching troubled spots is a minor repair. If the leak is not contained to a small area it can become a bigger more expensive repair.

Vents, skylights and any fixture on a roof are also prone to leaks. The sealing around these areas isnt as durable as around a chimney. Usually, the vent or fixture itself does not need any repair, just the sealing or flashing around the vent.

The shingles around the vent may also need to be replaced or patched. Once you know how to seal a fixture, this type of job is a minor repair.

However, it can become a more expensive problem to repair of the point of entry for the leak is not where the fixture is. High end costs range from $1,500 to $3,000.

These are generally when repairs are needed to the material under the outer layer of the roof. Sometimes this includes addressing damaged wood in outer walls as well or replacing a section of shingles in a 10 by 10 area, for example.

Leaks can also happen in and around roof valleys. Roof valleys are the built-in gutter areas where two roof slopes meet. They are meant to take water to drainpipes and are usually lined with metal flashing or vinyl strips. The flashing can be damaged by wind, fungus build up or heavy rain.

Cost To Tear Off & Replace Roof

The removal of an old roof can cost $1 to $5per square foot. The job averages $1,000 to $1,500. Some contractors charge hourly, which can run from $40 to $80per hour. Also, if you have rotting timbers or need new supports for a heavier material, you can expect to pay an extra $1,000 to $10,000, depending on what sort of repair or reinforcement it requires.

Pros often factor removal into the project quote alongside replacement. The rate fluctuates based on material, location, complexity and workload. Removing the old shingles is the hardest part of the job no matter if you’re a contractor or a DIYer. While doing it yourself can save about $1,000, pros can do the job safely and efficiently. See our for more insights.

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Local Building Permits And Inspections

Many communities require building permits for roofing installation, which must be obtained from the proper municipal authorities. These fees should be factored into an estimate.

In some areas, many inspections take place as the installation progresses, which may add both time and cost to the roofing project.

Importance Of A Quality Roof

Roof Replacement Costs | How Much Does it Cost to Replace a 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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Factors Impacting Roof Replacement Cost

There are several major factors that can impact the total cost of your roof replacement. These include:

  • The size of your roof
  • The height of your roof
  • The roof pitch
  • What type of material youre selecting asphalt, wood, slate, metal, etc.
  • The condition your roof and its frame are in
  • Whether you have skylights, chimneys and other protrusions in the roof
  • What condition your soffits, fascia, gutters, and flashing are in
  • How many layers of existing shingles your roof has, and whether or not they will require removal

When you call for an estimate on a roof replacement cost, you might not be able to get an accurate number over the phone. This is because the roofer will need to see the condition of the roof, measure its size and pitch, and take a look at what else may be at play such as dormers, valleys, or skylights. The more information you can collect about your roof for your roofer, the more accurate a number he can quote you before seeing the roof, but its still a good idea to have an in person estimate done to get the most accurate cost.

Fascia And Soffit Replacement Costs

Along with your gutters and flashing, you may find that you also need to replace or repair your soffits or fascia when you have your roof replaced. Fascia is the decorative gingerbread molding that extends just below your roof line, while the soffit is the underside of your roofs overhang.

    • Fascia costs run about $8 apiece for a 1×6 and $11 apiece for a 2×6
  • Soffit costs run around $20 apiece for vents and around $200 for a pack of continuous soffits

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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:

How Do I Make Sure I Get A Good Price For My Roof

Download Roofing Estimate Template in 2020

If you want to make sure that you get a good price for your roof replacement, you need to get some estimates from several different companies. Ask them to estimate the cost with different materials so you can compare. Ask your friends and neighbors who they have used in the past for roofing jobs. Once you know that you have gotten a good price for your roof replacement, sit back, relax, drink a cup of coffee, ignore the noise, and get ready to love your new roof!

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