How Much Does It Cost to Replace a Roof?

Table of Contents:

Introduction to Roof Repair and Replacement

Taking care of your roof with good maintenance can extend its life, but it will eventually need repairs and replacement. Roofing requires specialized contractors and labor. When your roof needs repairs or replacement, it is usually due to water damage and rotting underneath the shingles. If the cracks go untreated, your ceiling could collapse into your house and cause extensive damage.

There are a few considerations when this problem arises. First, the cost to repair versus replace the roof; secondly, the implications beyond price to determine to repair versus replace; and third, choosing new roofing materials for your home.

Replacement Roofing Costs

The majority of roofs will last for 30 to 100 years, depending upon the roofing materials used. They are necessary to keep your house liveable but do not always offer benefits outside of that, such as a new deck or patio. However, if you invest in a good roof, it will last for a long time and add value to the home should you sell it.

The national average cost for replacing a roof is around $8 thousand, with a typical range between $11 thousand and $5 thousand. The price also varies depending upon the square footage of the home and the materials used.

Cost to Replace Roofing vs. Repair

Should you repair or replace your roof? The answer depends on the amount of damage your roof has. A contractor will usually be able to answer this question for you. Repairs are typically less expensive than purchasing an entirely new roof. For example, minor roof repair costs can range from $325 to $1,377 for asphalt roof types. More expensive repair materials will generally contribute to higher labor costs as well. There are several situations where choosing a roof repair could be a better option than a full roof replacement.

• If your flashing is damaged, it can create roof leaks. The flashing is the thin metal strips on the joints on your roof. Over time these can become worn.
• If your shingles are damaged, they will likely curl or show signs of wearing. Asphalt shingles last a long time, but they curl up, which can allow water to enter through the roof. Replacing a section of the curling shingles will cost about $30 to $50 for materials.
• If water is pooling on your roof, it can damage your roof as soon as two days. It would be best if you did the repairs as quickly as possible.

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Factors Affecting Roofing Costs

The costs for a new roof will usually be split primarily between material costs and labor costs. About 60 percent of the price will usually be for labor, and about 40 percent will be for roofing materials.

Labor

Average labor costs will range between $1.50 and $3.00 per square foot. Sometimes these costs are charged by the roofing square that consists of 100 square feet instead of an average per square foot cost. That translates into $150 to $300 per roofing square. In some cases, homeowners need a permit to replace their roof to ensure it meets local code and safety measures.

A few factors that can cause an increase or decrease in your roofing labor quote include the following:

The amount of damage: Rotting wood under the shingles makes it more difficult and dangerous for contractors, increasing the costs to repair or replace the roof. In addition, they will need more time and take more safety measures to complete the job.

Removing rotting wood can range between $1 thousand and $10 thousand.

The environment: If you live in extremely cold or hot conditions, the contractors will increase their prices.

Old materials need removal: Sometimes, roofs have a history of roof repairs or roof patches to stave off the complete replacement of the roof. The cost will increase if more than one layer of shingles exists on the roof due to repairs.

Removal costs vary but, on average, will range between $1 to $5 per square foot or $40 to $80 per hour for labor.

Materials

Material costs will account for approximately 40 percent of the costs and vary significantly based on the substance used and the type of roof.

Roofing Costs by Type

The most popular type of roof consists of asphalt shingles. This popular type of roof can last for up to 50 years. However, there is a wide range of material options for a new roof.

Roofing Material Price (assumes a 2200-square-foot home)

Asphalt shingles $2,500

Galvanized steel $3,000

Stainless steel $14,000

Stone/slate $20,000

Copper $25,000 or more

Types of Shingles

When contractors replace your roof, they first remove the previous layer of the roof, strengthen any framing that needs work, apply the backing for the new roof along with the weatherproofing material and then install the new shingles.

Wood Shake Roof

Wood shake roofs are made of wood and have a natural look. However, the cost ranges between $10 thousand and $20 thousand.

Also, wood is a natural material, so it will break down faster than other shingle types and is prone to fire risks.

Metal Roof

Metal roofs are made for cold climates where there is a lot of snow. They last a long time and cost between $5 thousand and $12 thousand. Several types of metal can be used; however, if you go with copper, the cost will be closer to $25 thousand.

Tile Roof

A tile roof is an excellent option for customizing the look of your roofing.

Several tile material options exist, including concrete, clay, and hand-designed tiles. Concrete tiles range from $8 thousand to $22 thousand.

Clay tiles range from $13 thousand to $30 thousand. And hand-designed tiles range from $30 to $50 thousand because they are also custom. However, tile roofs are resilient and last a long time.

Slate Roof

Slate roofs are costly and are considered luxury roofs. The cost can range from $18 thousand to $65 thousand, depending on the size of the home. Slate is a long-lasting roofing material. There is also a synthetic slate option that is less expensive.

Additional Factors in Calculating Roof Replacement Cost

Some additional factors contribute to the cost of your home outside of materials used and labor costs, including:

• Location: prices vary based on your home’s location in the country.
• Number of Stories: multiple story homes are more expensive.
• Roof Size and Steepness: more roof equates to more materials and higher costs; steep roofs are less expensive to replace than flat roofs.
• Features of the Roof: skylights and bay windows have to be worked around and can increase the costs.

Additional Costs to consider

There are some costs and considerations beyond the basic costs when repairing or replacing your roof. Several elements can affect the price.

• Condition of the Existing Roof
• Inspection Costs
• Material Disposal
• The Roof Is Old

Here are a few indications you may need a new roof.

• Your neighbors are getting new roofs
• Your roof has leaks, and ceilings are sagging
• The shingles look worn
• Moss or mold Is Growing
• The Roof Is Rotting
• Energy Bills Are Going Up
• There’s Visible Weather Damage

How to Save Money When Replacing Your Roof

Replacing your roof can sometimes be a sudden and overwhelming cost. However, there are a few ways to gather the funds for a new roof.

1. You can ask the bank for a loan, either a personal loan or a home equity line of credit. There are several government home improvement grants as well.

2. Your home insurance company may cover the costs if your roof needs to be replaced due to storm damage.

3. Ask contractors for several estimates and let them know you need to reduce costs as much as possible. They may have ways to cut down the costs for your specific circumstance. Also, if you’d only like to have one layer of asphalt on your roof, the removal costs could be minimal.

Questions to Ask About Roof Replacement Cost

Be sure to ask intelligent and targeted questions when securing a roofing contractor for your home. This will help you ensure you get an accurate estimate and know what to expect.

• What is your timeline?
• Can you choose to repair a roof instead of replacing it? What do you recommend?
• Can you itemize the costs in a list?
• Do you offer any warranties or guarantees on your work?
• Do you have proof of your insurance, bonding, and licensing?
• Do you have any photos of your previous work on other homes?
• How do you maintain safety when installing new roofs, and what do you do to clean up?
• Will I have the same installers working on my roof every day? How do you ensure the safety of your workers?
• Are there any issues you see arising in installing my roof?

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Frequently Asked Questions

What is the cost to replace a roof on a 1,000 square-foot house?

The cost to replace a roof, on average, will be between $4 thousand and $6 thousand dollars, depending on the size of the roof, labor costs, and materials used.

What is the cost to replace a roof on a 2,200 square-foot house?

The cost to replace a roof on a 2,200 square-foot house, on average, will range from approximately $8,200 to $12,000. This, of course, will depend on location and the type of materials used.

What is the cost to replace a roof on a 3,000 square-foot house?

The cost of a 3,000-square-foot house, on average, will be between $11 thousand and $16 thousand dollars. This depends on the type of materials used and property location. In any case, it’s important to understand that roof replacement prices can increase substantially as homes get larger.

How long will a new roof last?

The materials used will influence the lifespan of a roof. Asphalt shingles last the least amount of time, around 15 to 30 years max. Metal roofs are even stronger and can last for up to 70 years, and slate can last for more than 100 years.

Summary

Replacing a roof is an investment in your home that can increase the value of your home but is also a necessity. Roofing contractors can provide recommendations on the types of roofing options and the costs for materials and labor. Be sure to ask the contractor questions and know the value and lifespan of the roofing options.