Cost to Replace a Roof

What factors affect the cost of roof replacement?

The cost to replace your roof depends on the following variables:

Roof Size:

Your roof size is one of the biggest determining factors of your project’s total cost. Roofing contractors typically charge “per square,” which is equivalent to 100 square feet of roof surface. To help you calculate a typical rate, it’s useful to remember that homes in the United States usually range in size from about 1,500 to 2,500 square feet. Assuming a 2,000 square foot home is two levels, and factoring in the pitch of the roof, we can estimate that most roofs are about 1,200 square feet, or 12 squares. Older homes are often on the smaller end, while new construction tends to be bigger.

Material Type:

Your selected roofing material is also one of the main cost factors. Different roofing materials can vary widely in price, so it’s important to know your options. While asphalt shingles are the most affordable, metal, slate and tile roofing can be much more costly.

Roof Pitch:

Roofing professionals refer to the slope of a roof as its pitch. Whether you have a sloped or flat roof typically affects the cost of installation. Homes with a pitch of 7:12 (meaning it rises 7 inches every 12 inches of roof) or greater are usually too steep to walk on and require workers to wear harnesses. Because of this, the installation price will likely be higher. Similarly, for homes with more complex roofs, multiple slopes or rounded edges, installation costs can be heftier. Flatter roofs, on the other hand, are much easier to work on, so might cost less in comparison.

Labor:

Usually, roofing labor costs make up between 40% - 50% of your total roof replacement cost. Your labor cost may also depend on the roofing material you choose. 

For example, asphalt shingles can be a more cost-effective choice from a labor perspective because they’re the quickest material to install. The shape and pitch of your roof will also affect labor costs.

Location:

As with any home improvement project, local labor rates and fluctuating material prices can impact your roof replacement cost. Expect to pay more in metropolitan areas and places with higher costs of living. Local weather conditions can also have a big impact on the type of roof and installation you’ll need, which can change the price.

Roof Replacement Materials

Below are some of the most common roofing materials. To see how these different material types affect your roof replacement estimate, refer to the calculator above and update your roofing material.

Asphalt Shingles:

The most common and by far the most affordable roofing material, asphalt shingles are both lightweight and relatively easy to install. While asphalt roofing is commonly bought in 3-tab 25-year-warranty shingles, it’s also available in dimensional 30-year shingles and premium 50-year shingles.

• 3-Tab Shingles: The most basic type of asphalt shingle available, 3-tab shingles come with a 25-year warranty and have a more structured, uniform look. The majority of their price comes from installation costs, as these shingles require more precision to lay in straight rows.

• Dimensional Shingles: A bit thicker and more high-end, dimensional shingles have an organic, varied look. Sometimes called architectural shingles, they cost more than 3-tab shingles to install. They come with a 30-year warranty.

• Premium Shingles: Also referred to as architectural shingles for their varied look, these shingles are higher-quality and come with a 50-year warranty. Premium shingles cost more than dimensional shingles to install but because they’re long-lasting, they’re a good investment if you plan to stay in your home for the long term.

If you’re in the market for this popular, affordable roofing material, GAF, Owens Corning and CertainTeed are reputable manufacturers of asphalt shingles.

Wood Shingles:

Wood shingles are a popular choice for a classic Cape Cod look. They require more maintenance, however, and should be treated to protect against insects and water damage. Wood shingles are also more prone to catching on fire. They’re a bit pricier than asphalt shingles.

Metal Roof:

A less traditional option, metal roofs are durable and can last for decades. While versatile for a number of styles, they work particularly well on midcentury, modern or modern farmhouse-style homes. While metal roofs are typically more expensive than asphalt, the cost can vary significantly depending on the type of metal. For example, steel is usually a much cheaper option than aluminum, and copper roofing is typically quite expensive. Both Englert and McElroy Metal are well-regarded manufacturers of residential metal roofing products, and offer a range of metal material types.

Slate Roof:

Slate roofs can also last for many years and are popular for their natural look. In the form of shingles, slate roofs can offer an interesting, organic-looking alternative to asphalt. Slate roofing is usually more expensive than asphalt.

Tile Roof:

Tile roofs are another long-lasting choice, and individual tiles can easily be replaced when broken. Red tile roof shingles are typically seen on Spanish- or Tuscan-style homes and are a classic choice in warmer areas. Tile roofing can vary widely in price, with concrete tiles at the lower end and ceramic or clay tiles coming in at much higher prices.

Other Roof Replacement Cost Considerations

Beyond the main variables that factor into your roof replacement estimate, keep these additional cost considerations in mind:

Home Valuation:

On average, homeowners can expect roughly a 60% return on their roof replacement investment.

Sustainability Savings:

While eco-friendly roofing materials may cost more upfront, they can pay off. Thanks to their superior resistance to heat gains and losses, roofing materials such as metal, clay and concrete can increase a home’s energy efficiency and reduce monthly energy bills. Beyond that, durable, environmentally-friendly roofing materials reduce the need for early replacement, which lessens the use of landfill space — an investment you can feel good about.

Timeless Design:

Of course, a roofing material that matches your home's overall aesthetic will enhance your curb appeal. While you're considering options that will complement your home's overall aesthetic, keep timeless design considerations in mind. While some timeless design choices can be more of an investment up front, their classic looks can be more cost-effective in the long run.

Looking for a Roofing Professional?

While the cost to replace or install a new roof might seem high, it’s important to hire a skilled roofing professional. Besides laying down new roofing, contractors will remove your old roof, repair underlayment as needed, clean up and dispose of old materials. A roofing company will also be well-versed in obtaining the proper building permit for the job. All of this should be included in the new-roof cost estimate they give you.

By knowing the factors that impact your roof replacement cost, you can set a realistic budget. However, it’s also useful to call more than one roofing company in your area to get multiple quotes for roofing costs in your ZIP code. Looking for a local roofing professional? Find one near you. 

As you’re exploring your options for roof replacement, perhaps you’re considering other home improvement projects to boost your home’s curb appeal. Looking to give your home’s exterior a face-lift with a fresh paint job? Search here to find local painting professionals. Or maybe you’d like to invest in solar panels for a more energy-efficient home? Find nearby solar panel installation companies here.