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%
Asbestos Roof Removal Cost
fibers were added to many materials used in and around the home for many years. When left alone, these materials are perfectly safe, but when they begin to crack, crumble, or break down, they can be hazardous to your health. If you suspect that you have asbestos roofing material, you must call in a specialist to remove it before you can have new roofing installed. The average cost of asbestos roofing removal is between $50 and $120 per square foot.
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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Average Cost To Replace A Roof By Size
The size of your home and roof play a major role in how much your roof replacement costs. Roofs come in many shapes and sizes, but the general rule is that your roof will be roughly 1.5 times your square footage. So, a 1,000 sq.ft. home will have a 1,500 sq.ft. roof. Roofing material is sold and installed by the square, which is 100 sq.ft. So if your roof is 1,350 sq.ft., you should purchase 1,400 sq.ft. of material on average. These figures are a guideline. Make sure you have your actual roof measured by a professional to get the exact dimensions.
The average cost range per roof square replacement is $350 to $600 per square, but some materials cost less or more, depending on your roofs condition.
|$15,750 – $27,000|
Standing Seam Metal Roof Cost
Standing seam metal roofs cost $4 to $4.50 per square foot for the materials with the average homeowner paying about $10 per square foot for both materials and labor installation. One of the most popular metal roof installation methods, standing seam roofing has raised seams where each metal roof panel connects to the next and creates the weathertight seal.
Generally, each standing seam is formed at the manufacturing plant, and a seam-locking tool is used onsite to join the panels together as they are being installed. The primary benefit from this style of metal roof installation is the fact that there are no holes in the exterior surface since all the fasteners are on the underside of the roofing material. When comparing to metal shingles, both are effective in withstanding heavy rain and high wind speeds.
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Wood Or Cedar Shake Roof Cost
The national average for wood or cedar shake roofing is between $12,000 and $16,000, or $800 per square. The anticipated life span for most wood shake roof installations is between 30 and 40 years.
Wood shake is available in a range of thicknesses, which will affect the price as well as the protection they offer. Additional treatments are available for a class C fire rating at $0.85 per square foot, and a wood shake roof will require maintenance to clean off debris before the rainy season starts to prevent mold and moss accumulating. While they are most commonly made from cedar, followed by spruce and treated pine, you can also get synthetic cedar shake like Brava Cedar Shake from Brava which have a 50-year lifespan and requires no maintenance.
How Much Does A New Roof Cost Depending On House Size
You cant talk new roof costs without taking into account the size of your home.
A roof encompasses slightly more square feet than the home itself, since its on a pitch and also has additional features like overhangs. If you know the square footage of your house, figure that your roof is about 80 to 100 square feet larger, provided that you dont have any excessive overhangs, such as a roofed portion of your patio thats connected to your main structure.
As for how much a new roof costs based on size, HomeAdvisor has some helpful information on that too. Heres what they say:
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The Cost Of Your Companys Labor
Every roofing company pays their employees differently. The cost of the labor is passed onto the consumer. As a result, your quote will be higher if your company has high wages for their workers. You dont necessarily want to skimp on labor costs. If a worker isnt paid enough, they arent skilled enough or invested enough in the job.
Also included in this cost may be insurance. Although being insured makes a company more expensive, it makes them less of a liability. If an uninsured company works on your roof, they could sue you for an injury on the job site. Your roof replacement could cost you thousands more than you anticipated.
Factors That Affect Your Roof Replacement Costs
When you reach out to a roofer for an estimate on the cost of replacing your roof, there are a few factors that will determine the final number youre given.
For example, permitting is a cost that might need to be factored in, depending on where youre located and what you plan to do to your roof. In some cities, you might not need a permit if youre only adding a new layer of shingles. Or, you might not need a re-roof permit if youre re-roofing or replacing a roof for one- and two-family homes and townhouses. But if youre replacing or repairing the wood sheathing, a permit is most likely required. The cost of a permit will vary depending on where you live.
Other factors that will affect your roof replacement costs are:
- Pitch of your roof
- Roof size
- The materials you choose , including underlayment and flashing
- Removal costs
- Accessibility of your roof
- How many stories your home has
- Overhangs and any extras that might need to be considered, such as chimneys, ridge-vents and skylights
These factors are common themes across leading roofing companies, roofing associations and government entities. Take the time to estimate your roof cost so you know what to expect when reaching out to roofing contractors.
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How Much Does Roof Replacement Cost
When leaks begin it should be repaired or replaced quickly to prevent major interior water damage and mold from growing. The cost to replace the roof on most homes is $4,000 to $10,000, and most spend about $8,000. The cost can be more for larger homes, homes with complex roof designs, or when installing more expensive materials.
Many homes have an asphalt shingle roof, but some have wood, metal, tile, and slate which can be more expensive. Roofing material is estimated by the square, which is equal to 100 square feet. The average roof is 3,000 square feet, or around 30 squares.
How To Avoid Roofing Scams
All too often, a homeowner does not know if the quotes he is getting from local pros are fair. As a result, some roofers take advantage of this lack of information, and charge unreasonably high pricesand some homeowners end up paying:(
Here is a telling example from my business:
I was doing an estimate the other day, and the client showed me a quote he got from another contractor. Besides a ridiculously high price , what struck me the most was the difference in price between 3-tab and architectural lifetime shingles .
For 3-tabs , the price was $14790 , and for lifetime architectural shingles, it was $16500 . So what gives?
Why is there a $1710 difference between the two quotes?
Do architectural products cost $77 more per square?
The truth is, the roofer was taking the homeowner for a ride, trying to sell a premium package for an unjustified up-charge.
While Im not judging the other contractor its their business I want to inform homeowners of the real price difference between the two. So when you are getting roof replacement quotes, you will know how much premium upgrades really cost.
As you will see below, the $77 / square up-charge was completely unjustified. The cost difference between 3-tab and laminated shingles is only $10 per square, while ALL other components of the system, as well as the installation costs are the SAME.
Thus, the difference should be maybe $300-500 not $1700!
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Should I Hire A Professional To Replace My Roof
Choosing a reputable roofing contractor to replace or repair your roof is vital. You can use an online directory such as the National Federation of Roofing Contractors Limited to find approved roofing professionals in your area.
Any tradesperson who is accredited by the organisation is required to meet certain high safety and skill standards. And, at the end of the day, peace of mind is what matters most with home improvements.
Once youve identified suitable roofing companies for the job, contact your chosen contractors to find out their rates and the services they offer. You may find some are better suited to your requirements than others.
Depending on the age and condition of your roof, it may also be worth hiring a professional expert to inspect your roof every six months or so. Thats because the cost of roof repairs caught in good time can be significantly lower than the cost of replacing an entire roof.
How Many Shingles Will My Roof Need
Some roofers over or under estimate the amount of bundles a roof will need in a replacement. This is because an average 30 square home needs more than 30 squares of shingles. You have to consider the waste. Waste generally takes 10% of the material. That equals approximately 4 squares. An average home has 150 feet of ridge, and 240 feet of starter, so that makes up another 3 squares. After all the extra shingles are accounted for, a 30 square roof generally requires 40 squares of shingles. If youre worried about wasting the edge shingles, see how they can be recycled here
Ridge and starter shingles are very important. 3 Tab shingles are not made by manufacturers with the intention of being used as ridge shingles on an artchitectrual roof that is rated at 110-130 mph. Roofs with that sort of rating need enhanced ridge shingles that have the same life cycle than the field shingles.
Weve heard professionals explain this concept with a comparison to car tires. Using cut up 3 tabs as ridge shingles with an architectural roof is like buying three 100,000 mile tires for your car and one 50,000 mile tire. One tire will wear out faster than the rest. Similarly, the ridges will fail faster if they are not of equal or higher quality. The moral of this story is that you need to be sure your roofing contractor is using the correct starter and ridge shingles for your home.
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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.
Find Out How Much Your New Roof Will Cost
The only way to truly know how much a new roof costs is to get a quote from a roofing company. You can ask questions, compare materials, and figure out which choices align with your budget. McLean Roofing and Siding is proud to serve Troy MI and surrounding areas. To schedule your roof estimate, contact us at.
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Why Do Architectural Shingles Cost More Than 3 Tab Shingles
Across the board, you will notice that laminated or architectural shingles cost about 20-35% more than standard 3-tab shingles. To a naked eye, this cost difference can be attributed to curb appeal: laminated shingles provide a more dimensional, attractive appearance.
However, the real reason for the extra cost is material composition, and as a result longevity and durability of the shingles.
One of the biggest differences between these three different classes of shingles is the thickness on the product. Architectural shingles have a body that is about 30% thicker compared to 3-tabs, and designer shingles can be as much as 50% thicker.
Thicker shingles are more durable, long lasting, as well as weather resistant. Another huge benefit is that these shingles look a lot more attractive and dimensional than 3-tabs, which have a very flat appearance.
Average Cost To Tear Off And Replace A Roof
The average cost to tear off and replace a roof is around $7,000 to $12,000. This breaks down to roughly 60% of the costs in labor and 40% in material. The tear off itself costs around $100 to $150 a square, depending on the pitch and material. The installation costs $150 to $200 a square, depending on the material and pitch of the roof. Roofing material itself averages $100 to $250 a square for most asphalt and architectural shingles. Shakes, slate, and tiles cost more in materials.
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Warning Signs You Need To Hire A Roofer
Knowing when to hire a roofer is imperative to ensuring your entire home is protected. Your roof acts as the initial barrier against the elements, which is why its key to hire a roofer before damages worsen.
Here are a few signs it might be time to replace your roof — or at least perform heavy repairs:
If you see any of these signs, you shouldhire a roofer right away to prevent further damage to your homes structure.
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.
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