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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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Energy Efficiency And Eco
As homeowners become more aware of the wider environmental effects of heating and cooling their homes, many begin to prioritize efficiency as both a means of saving money and protecting the environment. Metal is a highly reusable material, with many metal roofs being made of about 30%60% recycled metal. Their high durability also means they dont need to be replaced as often, whereas torn and damaged asphalt shingles end up in the landfill.
Additionally, since most metal roofs are reflective, they direct the heat of the sun away from the building they cover, blocking heat and lowering cooling costs. Even non-reflective metal can be treated with special paint that blocks UV rays. Experts typically estimate that youll save about 20%30% off the cost of cooling your home in the summer with a metal roof.
How About The Price Of Roofs In Different States
The price of roof installations and replacements varies across states. In states like California, it may cost you an average of $15,000 to get a new roof. However, you can spend as low as $5,000 for a roof installation or replacement in Nevada and around $8,000 in Florida.
Regardless of the state you’re in, your roof’s quote would still depend on two main things – your home’s square footage and the roofing material you want. Other factors can also affect your overall roof replacement estimate.
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Removing Old Roofing Vs Roofing
In most states, you can have up to two layers of asphalt shingles installed on your roof. Roofing-over, or putting one layer of shingles over another, can save you significant amounts of money on your new roof because you avoid the labor involved in removing the old shingles. Roofing-over does not have tear-off costs, lowering the projects cost by $1 to $2 a square foot. However, only asphalt shingles and some types of standing-seam metal can be used to roof over an existing set of asphalt shingles. This makes the cost range from $6,000 to $8,000 to roof-over most 2,000 sq.ft. homes.
Roofing-over presents some issues, however. Putting one layer of shingles on top of another or putting metal panels over existing shingles does not address potential underlying issues with your deck or underlayment. It also doubles the thickness of your roof and means the new shingles may not lay as flat. This can result in the new shingles lifting off more easily, which can cause the new shingles to deteriorate more rapidly if the underlying shingles have moisture problems. The next project will require a full replacement much sooner than if you had done it all at once the first time.
Hiring An Experienced Roofing Contractor
Hiring a respected roofing contractor is vital to your slate roofing investment. Keep in mind if the installation and flashing are proper, the roof will last.
Hiring such a reputable contractor is that roof installation isnt easy. It takes a skilled roofer trained to install and handle slate tiles to pull that off.
Each slate tile needs careful handling. And thats because such tiles are fragile.
They break easily. If the installer doesnt know how to do this, the clay tiles are bound to break.
If that happens, youll have problems. That is, the roofs life expectancy shoots down.
Your roof contractor has a considerable role in your roof installation process. If he does a proper installation, your roof lives for long. But if he does the vice-versa, your roofs life dims.
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Aluminum Shingle And Shake:
An aluminum roof designed for residential use will have concealed fasteners, interlocking panels and PVDF coatings. Accessories and trims will be factory-formed for quality and consistency. When reflective pigments are used in the paint formula, it is the most energy efficient option and classified as a cool roof. A cool roof quickly releases heat in summer and deflects the suns rays. The energy savings on a cool aluminum roof will help offset the premium you will be paying up front for the better product. With the highest strength to weight ratio of a roofing product, aluminum can be installed over the existing roof. Roofing over asphalt eliminates costs associated with tear down and disposal as well as decreasing landfill burden. Ideal for coastal or marine environments. If you live on the East or West Coast, look for products that are covered by warranty at any proximity to the ocean.
Maintenance required: NoneRe-Roofing Cycles Over 50 Year Period: None Expect to Pay: $14.00 $22.00 CAD per square foot installed.
Example of a standing seam metal roof with concealed fasteners.
Roof Replacement Cost : New Roof Installation Prices Per Sqft
Its time to replace that scrappy old roof. Are you wondering how much it will cost to install a new roof on your home or garage? If so, check out our just-updated new roof pricing guide for homeowners.
Straight off the bat: It needs to be stated that not all roofs are made the same and not all roofers charge the same prices. That said, on average, most contractors will charge between $4.00 and $6.50 per square foot or $400 to $650 per square to install or replace an asphalt shingle roof on a typical house.
On average across the US, it will cost between $8,000 and $14,300 to replace a 2,000-2,200 sq. ft. roof on a single-family house up to two-stories high. The total cost of a new roof will depend upon the overall roof difficulty and complexity, accessibility, contractor choice, and the local real estate market dynamics.
With a narrower average price range , you can expect to pay between $4.50 and $5.50 per sq. ft. or $450 to $550 per square to replace an asphalt shingle roof on a typical single-family house up to two-stories high. This would translate to a narrower total price range of $9,000 to $12,100 for a typical 2,000-2,200 square feet roof on a single-family house up to two-stories high.
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How Much Does Roof Replacement Cost*
Replacing a roof involves removing old roofing materials, making repairs and installing a new roof. Just as a new roof can cost more than another roof of the same size, roof replacement costs also vary. Some factors that may affect roof replacement costs include:
- Single or two-storey home
- Steepness of the roof pitch
- Distance to the truck that takes the old roofing away
- Structural work or repairs needed
Some general costs for roof replacement may be:
- $6,000 to $10,000 to replace a metal roof with Colorbond roofing
- $15,000 to $20,000 to replace an asbestos roof with Colorbond
- $16,000 to $24,000 to replace a tiled roof
These prices are not dependent on the size of the roof, except for the tiled roof estimate. They may vary because of the factors listed above. They are also subject to variation depending on the roofing contractor you choose, the area you live in and other factors.
To find out how much your roof will cost to replace, get quotes from roofing contractors. Most roofing contractors are familiar with roof replacement and can give you an accurate quote after they have inspected your roof.
How To Choose A Color For Your Metal Roof
Much of the metal roofing color decision depends on your propertys style, the neighborhoods overall look, your climate, and your personal preferences.
For instance, if you prefer a more subtle look then you might want to pick a color that echoes your roofs siding, or is almost the same color for a chic monochrome appearance.
However, going for contrast can make for some great drama and lend your home some serious curbside appeal due to the visual impact of your new metal roof.
The color of your metal roof also plays a role as to how long it looks like new saturated colors or brighter shades tend to fade more quickly, while more neutral colors tend to weather in a way that looks more natural and that you might find more visually pleasing.
Our guide on roof shingle colors complete with visuals also applies to metal roofing with some caveats.
And naturally, when you are choosing the roofing colors for your home, always check in with your homeowners association or any similar governing bodies if applicable.
If you have a historic home and therefore are subject to specific colors or material types, or requirements for color palettes that may be otherwise limited, it is certainly better to know in advance if theyll have a problem with your new roof.
For instance, some color options for metal roofing include the often-dramatic look of bare metal.
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The Size Of Your Roof
When a contractor is pricing a new roofing system, the economies of scale start around 20,000 sq feet which means after 20,000 sq. feet you can start saving money per square foot of roof.
EPDM Roofing System
Other size factors that can impact your cost also include:
- The logistics of moving equipment up to and across a large roof
- Debris removal costs
- Material transport costs this cost can take up 2-3% of the total project costs
Cost To Change A Flat Roof To A Pitched Roof
Raising a roof pitch costs $20,000 to $30,000, depending on the complexity of the change taking place. You will typically have to remove the flat roof and its frame entirely and then rebuild or install prefabricated trusses to frame the new pitched roof in the appropriate design and style. The total cost depends on the style you choose, how much framing is required, and the demolition and prep costs for your project. You should talk to a contractor about raising a roof pitch to ensure that you make the right choice for your roof.
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Mobile Home Roof Replacement Cost
The cost to replace the roof on a mobile home averages $2,000 to $8,000. In most cases, mobile homes can be roofed over if there is currently only a single layer. This is the most common method for mobile homes. If you do this, your costs are lower than a full replacement. But this can only be done once. If you have two layers, you must remove them to install another layer. The total mobile home size heavily influences the project costs.
The Average Cost To Replace A Roof
There are a lot of factors that go into the cost of your new roof. Because of this, its hard to give an exact price for your replacement.
But we can at least give you the average cost of a new roof for a standard middle-class home that many homeowners have. The price range below is based on a home with 3 bedrooms, 2 bathrooms, a walkable roof pitch, a little roof complexity, and dimensional asphalt shingles.
No two homes or roofs are going to be the same, but most homeowners can expect the average cost to replace a roof to be around $12,000 to $15,000. Be aware, your roof could be less, more, or fit right in the price range above.
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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.
Is Replacing A Roof A Good Investment
Doing a roof replacement is an expensive financial endeavor, and it doesnt offer the greatest ROI: It recoups around 56% to nearly 61% of its cost, according to Remodelings 2021 Cost vs Value Report.
However, it also has many long-term benefits. Installed properly, a new roof can last for decades. And, while it does require a large, four-to-five-figure outlay, ongoing repairs and patch-ups to a damaged or weakening roof can easily mount much higher over the years not to mention the expense of problems that might ensue from holes and leaks.
Most of all, a roof replacement gives you peace of mind that your home is ready to withstand the elements, and able to maintain its value. Replacing your roof when the time comes is a crucial aspect of homeownership.
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How To Properly Measure The Square Foot Of A Roof
Most roofs in the United States are built on a standard 12 pitch, meaning for every foot of roof height there is 12 inches of rising.
The following examples will show you how to calculate your square footage using common measurements such as feet and inches or meters and centimeters:
- One square foot is equal to 144 inches, so if you measure 12 feet in one direction and another 12 feet across your roof, this is a total of 24 x 12 which equals 288 inches.
- When divided by 144 we get two squares or two roofs at 144 square per roof.
- Another way to calculate the area would be measuring the length and width of the roof using feet.
- If you have a total of 80 feet in one direction and 40 feet across, this is a total area or 320 square feet.
- Yet another way to calculate your roofs square footage would be measuring from corner to corner on both sides as well as diagonally across both dimensions which will give you the total square footage of your roof.
- This would be done by measuring 40 feet across and 20 feet down which equals 80 x 20 = 1600 inches divided by 144 gives you 11 squares or eleven roofs at 160 square per roof.
- Measuring a rectangular shaped gable end is very much like any other equation for finding the area, except that you will be measuring the length and width in feet.
- For example, if your roof is 20 x 30 this would equal 600 square feet divided by 144 which equals four roofs at 150 square per roof.
Roof Replacement Or Repair
Should you repair your roof or just replace it? if your roof is relatively new and the repairs required are simple, then by all means opt for a repair. However, if your roof is more than 2 decades old and requires major repairs that will cost you a substantial amount of money, a full replacement may be necessary. Consult a roofing expert for an evaluation so you can decide which course of action to take.
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How Much Will A New Roof Cost*
Because each roof is different, new roof costs can vary considerably. The cost of a new roof may be:
- $40 to $60 per m2 for concrete roofing
- $50 to $70 per m2 for metal roofing
- $80 to $110 per m2 for terracotta roofing
- $200 to $500 per m2 for slate roofing
These are approximate prices and roofs will vary in size. For a 200 square metre roof, expect to pay around:
- $8,000 to $12,000 for concrete roofing
- $10,000 to $14,000 for metal roofing
- $16,000 to $22,000 for terracotta roofing
- $40,000 to $100,000 for slate roofing
In general, the new roof cost should be approximately 2% to 4% of the value of your home. If your home is worth $500,000, expect a new roof to cost between $10,000 and $20,000, depending on the materials you use and the complexity of the roof design .