The average cost of roof replacement is between $6,700 and $80,000. For an average size home (2,000 square-foot home), the cost is around $11,500. Roof replacement is essential for houses with more than 30 years. Roof repairs are necessary when homeowners experience leaks, damaged shingles, hail, or storm damage.
Roof Replacement Costs Factors to Consider
When calculating the cost, contractors use the “roofing square” measure. This unique unit represents a 10-foot by 10-foot section of the roof, or 100 square feet. But a lot goes into calculating the cost of replacing a roof.
Installing a new roof costs around $4 and $40 per square foot, with a $7 national average. In roofing squares, this means $400 to $4,000 per roofing square, or about $700. This price includes labor and materials.
Knowing the slope and shape is necessary to calculate the roof’s size. Some tops are hipped, gabled or flat, which will determine the number of shingles, shakes or tiles for the job. A roof replacement cost calculator can be helpful.
The age of the roof will increase mainly the labor hours. Older roofs require a complete tear-off before the new roofing materials installation.
Removing the old roof also includes the number of layers to strip away and the limited accessibility or poses safety challenges—for example, steep slopes, fragile materials, or difficult-to-reach areas.
Pitch and Design
The roof pitch determines the type of structure that needs to be installed underneath the shingles. Its size per square foot can change the cost per square foot. Depending on the steeply pitched roof, contractors will require additional safety considerations.
Replacing a flat roof with a 1/12 slope can cost around $7,000. At the same time, replacing a 12/12 steep slope roof will cost $10,000.
Material prices swing depending on the type and quality of the material. Here’s a list of the most common materials with their installation cost based on an average 2,000-square-foot home:
- Asphalt Shingles: Average cost of $5,800 to $12,700. Asphalt is the most affordable type of roofing material. It’s durable, lightweight and easy to install.
- Composite Shingles: Average cost of $15,000 to $26,700. Composite or synthetic shingles consist of a blend of asphalt, fiberglass, and recycled paper materials. These shingles are renowned for their fire and moisture resistance, offering a lifespan of at least 50 years.
- Clay and Ceramic Shingles: Average cost of $35,300 to $60,000. This price ranges depending on the type of clay the homeowner goes for. Terracotta clay costs from $6 to $15 per square foot. Fired ceramic clay costs from $8 to $20 per square foot. Clay roofs have a long lifespan of almost 100 years.
- Metal Shingles: Average cost of $5,600 to $16,400. Metal roofs can bear extreme climates and are less prone to mold and other buildup than other materials. Cooper is a known luxury metal for roofing, with an average price of $40,000.
- Slate Tiles: Average cost of $5,500 to $22,700. Slate tiles are one of the most common roofing materials because of its durability.
- Wood Shakes and Shingles: Average cost of $5,500 to $22,700. While this roofing gives an attractive and natural look, it requires a lot of maintenance to resist bugs and mold growth.
The labor hour average for a roof replacement service is around $40 and $60 per hour. The upper range includes projects that involve intricate tasks on steep roofs, challenging-to-reach areas, or locations where the cost of living is higher.
Seasonality, demand, and geographic location can all impact the overall cost. For example, during peak roofing season, typically in the summer months, labor costs may be higher due to increased demand.
Additionally, if you live in an area with a higher cost of living, you may expect to pay more for labor. It’s important to keep these factors in mind when budgeting for your roof replacement project. Be sure to research and choose a reputable roofing company with experience working in your area.
Other Factors to Consider
Different and variable factors are included in the overall cost of roof replacement.
Old Roof Disposal
The work to dispose of the old roof has an average price of $1,000 and $1,500. The cost can vary depending on the materials of the old roof. If the contractors discover old or rotted timbers, the replacement cost can increase to $1,000 and $10,000, depending on the severity of the problem.
Inspections and Permits
Homeowners need an inspection and a permit in most towns and cities. A roof inspection has an average price of $120 to $321. Sometimes, inspectors need to check the roof at several points during the process.
Permits for roof replacement cost around $250 and $500. Costs vary according to locality, but they are not optional or negotiable. When hiring a roofing contractor, ensure they include the costs of permits and inspections in their quotes to avoid hidden fees or surprise charges later on.
Repairs and Add-Ons
Roof repairs like holes, water damage, or pest problems can increase the project’s total cost by around $364 and $1,556.
Some roof add-ons will affect the overall price of roof replacement. These features can increase labor hours and may require more materials. Here are the most common ones:
- Skylights: They have an average minimum price of $150 for a custom model. Their installation is around $500 or more.
- Chimneys: This feature has an average replacement price of $5,000. Partially re-building a chimney can cost between $1,000 and $3,000.
- Plumbing vent stacks: These features can cost $79.88 to $239.63 for each vent line.
- HVAC openings: Replacing an AC installation can cost around $3,800. This expense is separate from the roof replacement cost but could be considered an additional cost.
Warranties and Insurance
Home warranties and insurance can help homeowners cover parts of the roof replacement work. Some home warranties general wear and tear but won’t cover hail damage. The extent of coverage will vary depending on the specific warranty company and the homeowner’s chosen plan.
On the other hand, insurance companies are more likely to provide coverage for roof replacement in cases where the roof has been impacted by severe weather, fire, damage from a vehicle or aircraft, vandalism, or any other perils listed under the policy’s coverage.
Roof Replacement Costs: DIY vs. Hiring a Professional
Since labor represents 60% of the total roof replacement cost, DIY is an option for saving money. However, DIY roof replacements require the right tools, safety equipment and knowledge. Homeowners may need to rent or buy special tools like shingle scrapers, drapes, and pneumatic roofing nailers. Not to mention the risk of working on a roof and the potential accidents.
Hiring a professional with roof-replacing experience may be the best option.
Experienced contractors can provide experience-based material recommendations and spot any possible roof damage. They have the necessary equipment and workforce. Also, they can tell you if your roof only needs a replacement or just a repair.
Homeowners must change their roofs if their current one is badly damaged, structurally unsound, or already layered. Replacing old roofs can enhance resale value and ensure a dry environment free from mold and mildew.
How much does it cost to replace 1,000 sq ft of roof?
The average cost for replacing a 1,000 sq ft roof is around $7,000. This cost includes labor hours and materials. It can vary depending on your chosen materials, if your roof needs repairs or any add-on services you wish to add.
How much does a new roof cost?
A total roof replacement cost averages between $6,700 and $80,000. This price includes the labor hours for disposing of the old roof, which has an average price of $1,000 and $1,500. The final cost varies depending on the old roof’s materials and the new one’s materials. If you plan on getting a new roof, your city or municipality will ask you for an inspection ($120 to $321) and a permit ($250 to $500).
How often should a roof be replaced?
Roof materials vary in terms of their lifespan. Wood shingles can endure for 30 to 40 years, while asphalt shingles typically last around 15 to 30 years. Suppose you have resided in your home for over 20 years without any history of roof replacement or knowledge about the previous owner’s maintenance. In that case, it’s recommended to contact a professional roofing contractor to conduct an inspection.
What is the cheapest roof option?
The cheapest roof option is the asphalt shingles. It’s the most common budget-friendly material in different colors and styles. Asphalt shingles are also easy to install and have good durability. Other tips for saving money on roof replacing include looking for additional quotes, off-season installations, and basic designs.