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How Much Does Roof Replacement Cost? (2024 Prices)
Typical cost range: $8,500–$14,300
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A new roof is a significant investment, with the U.S. Department of Energy estimating an average cost of around $10,000. However, this figure can vary widely, ranging from a few thousand to over $20,000, depending on your home’s specifics and location. Therefore, understanding that roof replacement is not a one-size-fits-all project is crucial for setting realistic expectations. Key factors influencing roof replacement costs include the size and complexity of your roof, the type of materials used, accessibility issues, and the removal and disposal of the existing roof.
We recommend asking potential contractors about their experience, licensing, warranties, and insurance coverage to ensure a quality roof replacement. These questions will help you choose the best professional for the job and aid you in getting the most back for your buck. Read our complete guide for more information about how much a roof replacement costs and how to find the ideal contractor.
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Should You Repair or Replace Your Roof?
Several factors come into play when deciding whether to repair or replace your roof, such as the age of your roof and how extensive the damage is. For example, if your roof is more than 15 years old and has missing or curling shingles, it may be time to replace it. However, if your roof is less than 10 years old and heavy rain or wind moved a few shingles, you’ll probably get away with repairing it.
Signs You Should Repair Your Roof
Signs You Should Replace Your Roof
How Much Does a New Roof Cost by Square Foot?
You should budget between $4,500 and $8,000 for every 1,000 square feet of asphalt shingles. You can calculate the cost of a new roof by determining the square footage of your current roof and then deciding on the type of material you want to replace your roof with. A larger roof means more materials and work, so bigger homes cost more.
About 80% of roof replacement jobs with basic asphalt shingles cost $4.25–$8.50 per square foot. Size is the largest cost determinant of your new roof, but our experience shadowing an Erie Home consultation revealed some other common, lesser-known cost considerations. We found that a home’s drip edge, sometimes called a drip lip, is a common cause of roof damage. Roofers often replace this in addition to the roof.
| Roof Size (Sq Ft) | Average Cost | Cost Range |
|---|---|---|
| 1,000 | $6,800 | $4,500–$8,000 |
| 1,100 | $7,650 | $4,950–$8,800 |
| 1,200 | $8,000 | $5,400–$9,600 |
| 1,500 | $10,400 | $6,750–$12,000 |
| 1,700* | $11,800 | $7,650–$13,600 |
| 2,000 | $13,900 | $9,000–$16,000 |
| 2,500 | $17,300 | $11,250–$20,000 |
| 3,000 | $20,800 | $13,500–$24,000 |
The specific shape of your roof can also influence cost. If your roof is less accessible or the parts needing to be repaired or replaced are limited, a roofer typically charges more. Similarly, the project will be more expensive if the roof is steep or more than two stories. Below is a breakdown of the average cost of an asphalt shingle roof and the typical cost range by square footage of your roof.
A larger roof takes more time to replace. Contractors measure materials in roofing squares, which are 10-by-10-foot areas of 100 square feet. A 1,000-square-foot house with a 4/12 roof pitch typically has a roof of about 1,054 square feet, including the pitch and overhang. The costs given in this article take this into account.
What Is the Cost of a New Roof by Material?
A new roof will typically cost between $4 and $40 per square foot, depending on the roofing material you use. Asphalt or composite shingles are the most common because they’re inexpensive, lightweight, and easy to install. However, there are differences even among this type of shingle, with basic three-tab shingles on the lower end and 30-year or 50-year premium architectural shingles on the high end.
Tiles are another popular roofing material. They’re made from ceramic, clay, metal, wood, synthetic wood, slate, or concrete, and the cost of tile roofs will be largely dependent on the material that is chosen. If you’re switching from a lightweight to a heavier roofing material, have a structural engineer check that your house can carry the new load.
Below are some of the most common roofing materials and their average prices per square foot. Note that roofers usually set prices in squares, which are 100-square-foot increments.
| Material | Average Cost (2,000 Square Foot Roof)* | Cost per Square | Cost per Square Foot | Lifespan in Years |
|---|---|---|---|---|
| Laminated Architectural Asphalt Shingles | $8,927 | $446 | $4.46 | 30–35 |
| 26 Gauge Ribbed Galvanized Steel/0.032 Thick Natural Ribbed Aluminum | $17,523 | $876 | $8.76 | 30–50 |
| 16-inch Blue & Red Label Cedar Wood Shingle | $21,769 | $1,088 | $10.88 | 30–35 |
| Glazed Red Mission Tile Roofing | $29,417 | $1,471 | $14.71 | 50–75 |
| Unfading Grey/Black Metal Roofing | $29,564 | $1,478 | $14.78 | 50–75 |
Your roof’s lifespan may vary depending on how well you maintain it and various weather conditions. If not maintained properly, your roof may need replacement sooner rather than later. Below, we provide a quick description of each type of roof material along with images.
How to Quickly Calculate the Estimated Cost of Your New Roof
What Affects Labor Costs for a New Roof?
Understanding the cost of installing a new roof is important. Labor costs comprise about 60% of the total expense, so it’s crucial to know what factors influence these costs. Factors such as the project’s complexity, including intricate roof designs, steep pitches, or architectural features such as dormers and skylights, can increase labor costs. These complexities require more skilled labor and can result in higher overall costs.
Contractor Experience and Reputation
Due to their scale of operation, experienced contractors with large teams and excellent reputations may charge higher prices than smaller, newer contractors. Regional differences in labor costs are also important to consider. Areas with higher living costs or a shortage of skilled roofers may have higher labor rates. Moreover, local building codes and regulations can impact labor requirements, affecting the overall cost.
Roof Pitch
Roofs with limited access, such as those with a high pitch, can present logistical challenges. In these situations, extra measures, such as using specialized equipment or implementing safety precautions, may be required, which can increase labor costs.
Roof Type
The type of roofing material selected affects labor costs. Materials such as asphalt shingles are easy to install, while others, such as slate or tile, require more expertise and labor. This can increase labor expenses due to the need for skilled workers and longer installation times. Additionally, the size of the project matters. Larger projects need more workers and time, leading to higher labor costs, while companies can complete smaller projects more quickly, resulting in lower labor expenses.
How Much Does a Roof Install Vary By State?
Generally, states such as California, New York, and Hawaii tend to have higher roofing installation costs. This difference is due to many factors, including high labor rates, strict building codes, and elevated material costs. On the other hand, states in the Midwest and Southeast regions often have lower roofing costs because of more moderate labor rates and material pricing.
While generalized state-by-state cost comparisons can provide a rough guideline, you must obtain detailed quotes from local, reputable roofing contractors to accurately assess the costs specific to their location and project requirements.
According to our data, here is the average roof installation cost for the 10 most populous states:
| State | Average Cost | Cost Range |
|---|---|---|
| California | $8,925 | $5,435–$10,972 |
| Florida | $8,916 | $7,058–$9,212 |
| Georgia | $8,931 | $8,762–$11,617 |
| Illinois | $8,952 | $7,772–$9,983 |
| Michigan | $8,921 | $7,729–$10,998 |
| New York | $8,925 | $7,013–$10,735 |
| North Carolina | $8,935 | $7,864–$10,318 |
| Ohio | $8,937 | $7,830–$10,900 |
| Pennsylvania | $8,930 | $8,110–$9,347 |
| Texas | $8,930 | $7,427–$12,129 |
What Are the Additional Costs for Roof Replacement, Including Add-Ons?
When embarking on a roof replacement project, be prepared for additional costs beyond installing new shingles. These add-ons and their related expenses ensure a robust and proper roofing system.
Below are all the additional components you may need to consider for your roof replacement.
Attachment of Gutters
If you must remove the existing gutters during the roof replacement, you’ll need to factor in the cost of reattaching or installing new ones.
Debris Pickup and Haul Away
The roofing contractor typically charges additional fees for removing and properly disposing of old roofing materials and any construction debris generated during the project.
Drip Edge Installation
A drip edge, a metal trim installed along the roof’s edges, helps prevent water from seeping under the roofing materials and damaging the fascia and soffits.
Ice and Water Barrier
In regions prone to ice dams or heavy rainfall, you may need an additional ice and water barrier, which will increase material and labor costs.
Installing Felt Paper Over Wood Decking
A critical step in roof installation is laying down an underlayment, typically asphalt-saturated felt paper, over the wood decking. This material acts as a moisture barrier and provides a stable surface for shingle installation.
Installation of New Shingles
The cost of the shingles themselves, along with the labor required for their installation, is a significant portion of the overall roof replacement expense.
Permits
Depending on local building codes and regulations, you may need permits for your roof replacement project, which can add to the overall cost.
Renewal of Flashing, Pipes/Boots
Flashing, typically made of metal, seals and protects areas where the roof meets vertical surfaces, such as chimneys, walls, or dormers. Replacing worn or damaged flashing and pipe boots is essential to prevent water intrusion and leaks.
Replacement of Deteriorated Wood
Contractors must replace any damaged or deteriorated wood decking or framing. Depending on the extent of the required repairs, this additional carpentry work can add significant costs.
Roof/Ridge Vent Installation
Proper attic ventilation is crucial for a roof’s longevity. Installing roof or ridge vents may be necessary to maintain adequate airflow and prevent moisture buildup.
Shingle Removal
Before installing a new roof, the contractors must remove the existing shingles and underlying materials. This labor-intensive process contributes to the overall cost, requiring careful handling and disposal of the old roofing materials.
What Should You Look for in a Contractor When Buying a New Roof?
Choosing a contractor can be difficult, as many might not do an adequate job. Knowing how to find a good contractor ensures a successful and long-lasting installation when investing in a new roof. You should look for a contractor with a good reputation, more than a decade of experience, and the ability to provide referrals when you ask.
Brand of Shingle/Roof Material
The brand and quality of the roofing materials used can significantly impact the longevity and performance of your new roof. Research the materials and brands a contractor uses and their respective reputations for durability, energy efficiency, and weather resistance. A reliable contractor should offer a range of high-quality options from reputable manufacturers.
Customer Reviews
Online reviews and testimonials from previous customers can provide valuable insights into a contractor’s professionalism, communication skills, and overall quality of work. Pay attention to positive and negative reviews, and look for patterns indicating strengths or areas of concern.
Referrals From People You Trust
Word-of-mouth recommendations from friends, family, neighbors, or past customers who’ve recently had their roofs replaced can be invaluable. Personal referrals offer firsthand accounts of a contractor’s reliability, responsiveness, and work results.
Warranty
A reputable roofing contractor should offer warranties covering materials and labor. Inquire about the specifics of a warranty, including the duration, scope of coverage, and any transferability options. A strong warranty demonstrates a contractor’s confidence in their workmanship and the quality of the materials.
Years in Business
Experience matters in the roofing industry. Look for a contractor with a proven track record spanning several years or even decades. Longevity in the business often indicates a stable company with a reputation for quality workmanship and customer satisfaction.
How To Get Your Money’s Worth on Roof Replacement
Replacing a roof is a significant investment, and it’s crucial to ensure you get the most value for your money. Consider the points below to learn how to get your money’s worth for your next roof replacement.
Explore Homeowners Insurance Claim Options
Your homeowners insurance policy might cover repair or replacement costs if your roof’s damage was due to severe weather or fallen trees. Before getting your roof replaced, looking into your insurance claim options is a good idea. Contact your insurance provider to learn about the process for filing a claim for roof damage. Many insurers will send an adjuster to assess the damage and determine if your policy covers it. If approved, your insurance provider may pay for part or all of the roof replacement expenses, which could save you a significant amount of money.
Remember to meet specific requirements and deadlines, take photos of the damage, and provide detailed information promptly to strengthen your claim. If your claim is approved, your insurance provider may give you a list of preferred or approved roofing contractors. Even if your insurance claim is approved, you may still need to pay the deductible stated in your policy and consider the potential long-term impact on your insurance premiums. By exploring your homeowners insurance claim options, you may be able to reduce the out-of-pocket costs for your roof replacement and ensure that any covered damages are properly taken care of.
Get Three to Five Quotes
To ensure a fair price for your roof replacement, get quotes from three to five reputable roofing contractors. Provide detailed project information for accurate quotes. Consider warranties, material quality, and contractor expertise when reviewing the quotes. This will help you choose the best value for your investment.
Is DIY an Option?
The allure of cost-savings may tempt you to consider a do-it-yourself (DIY) approach to roof replacement, but it’s essential to recognize that you need specialized knowledge, experience, and equipment to do the job correctly. Attempting a DIY roof replacement is rarely a good option for the following reasons:
- There are safety risks. Roofing is a hazardous task that involves working at high heights, handling heavy materials, and navigating steep slopes. Without proper training and safety equipment, you risk severe injuries.
- You lack the proper expertise and experience. Professional roofing contractors have extensive training, specialized tools, and years of experience in handling various roofing systems, materials, and project complexities. Attempting a DIY roof replacement without this expertise can lead to costly mistakes and subpar results.
- You may compromise the roof’s integrity. Improper DIY installation techniques or the use of substandard materials can compromise the roof’s structural integrity, leading to potential leaks, moisture damage, and premature failure.
- You may not do it up to code. Building codes and regulations governing roof installations are complex and vary by location. Failure to comply with these codes can result in costly fines, legal issues, and potential issues when selling the property.
- You may void your roof’s warranty. Most reputable roofing material manufacturers require installation by licensed and certified contractors to honor their warranties. A DIY installation may void these warranties, leaving you without recourse in case of premature material failure.
Pick the Right Season
The timing of your roof replacement can greatly impact the project’s cost and quality. Roofing contractors may charge higher prices and have longer wait times during spring and summer, their peak seasons. Lower demand in the fall and winter can lead to better deals and pricing for homeowners. Winter is often a good time for roof replacement, as contractors tend to have the least amount of projects.
Scheduling your roof replacement during off-peak times could help you get more competitive quotes and receive priority scheduling from contractors looking to keep busy.
How To Analyze a Quote and Negotiate a Lower Cost
Obtaining multiple quotes for your roof replacement project is crucial, but it’s equally important to analyze each quote thoroughly and negotiate effectively to secure the best possible price.
Analyzing a Quote
When reviewing a roofing contractor’s quote, carefully examine the details beyond the total cost. Pay attention to the fine print for potential hidden costs or exclusions. Ensure the quote clearly outlines the scope of work, materials, labor costs, and additional fees. Compare quotes side by side to identify significant differences. Reputable contractors provide detailed, transparent quotes aligning with industry standards.
3 Ways to Negotiate a Better Price
Once you’ve thoroughly analyzed the quotes and identified your preferred contractors, it’s time to negotiate for the best possible price. Here are three effective strategies:
- Bundle services: If you have additional home improvement projects in mind, such as gutter replacement or exterior painting, consider bundling these services with a roof replacement. Contractors may be more inclined to offer discounts or package deals when presented with a larger scope of work. Ensure the bundled services are clearly outlined in the revised quote and the pricing remains competitive.
- Leverage competition: Present the competing quotes to your top contractors and express your willingness to work with them if they match or beat the lowest quote from another company. Reputable contractors may be willing to sharpen their pencils and offer more competitive pricing to secure the job. Avoid revealing the specific contractor names, as this could strain relationships or lead to accusations of undercutting.
- Negotiate payment terms: Explore payment options that may benefit the contractor, such as offering a larger upfront deposit or agreeing to pay in full upon completion. Some contractors may be willing to provide a discount in exchange for more favorable payment terms that improve their cash flow. Ensure that any agreed-upon payment terms are documented in the contract to avoid misunderstandings or disputes.
How We Gathered Our Roofing Cost Data and Why You Should Trust It
We have a dedicated team that combines national cost data from RSMeans, a quote generation software for contractors, with local labor cost data from the Bureau of Labor Statistics and local materials cost data from major home supply retailers, such as Lowe’s and The Home Depot. We then verified that combined cost data by speaking with homeowners from around the country who’d had their roofs replaced within the last 18 months.
FAQ About Roof Replacement Costs
How much does it cost to replace 1,000 square feet of roof?
We find that a roof replacement costs around $4–$40 per square foot, so a 1,000-square-foot roof would cost between $4,000 and $40,000, depending on the material and additional repairs.
Is $30,000 too much for a roof?
The cost of a roof depends on factors such as size, materials, accessibility, location, and additional repairs. Prices can range from $4,000–$40,000, depending on the complexity of the project and the materials used. We advise getting multiple quotes to gauge fair pricing for your specific project.
How much does it cost to replace a roof on a 1,500-square-foot house?
A 1,500-square-foot roof replacement would cost around $6,000–$60,000, given that roof replacement costs around $4–$40 per square foot.
What is the typical cost per square foot for a roof replacement?
Our research indicates that the average cost of roof replacement per square foot is $4–$40.
How do I estimate the cost of a new roof?
When planning a roof replacement project, follow these steps to get a rough idea of what the project will cost:
- Measure the roof area by calculating the total square footage.
- Determine the roof pitch, which can affect labor costs.
- Choose roofing materials, considering their impact on cost.
- Consider underlayment and components in addition to the exterior material.
- Get written quotes from three to four reputable roofing contractors.
- Calculate the cost per square foot.
- Account for labor and overhead, typically 40%–50% of the total cost.
- Add potential repair costs for the roof deck or structure.
We advise getting multiple written quotes to find a fair price for your roof replacement project.
What are the most expensive parts of a roof?
The most expensive parts of a roof replacement typically include roofing materials, labor, underlayment, flashing, removal and disposal of the old roof, supporting materials, and structural work. While roofing shingles are expensive, the supporting underlayment, flashing, and labor make up a significant portion of the total roofing expense.
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