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How Much Does Roof Replacement Cost?
When leaks begin, they 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 $6,700 to $25,000, and most spend about $14,000 for a new, 2,000 sq. ft roof using architectural shingles or aluminum roofing. 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 1,500 to 2,000 square feet, or around 15-20 squares.
Roof Replacement or Repair?
When leaks occur, the first question to ask is whether the roof can be repaired or if it should be replaced. If the roof is relatively new and the leaks are simple to repair, then a repair may be in order.
If it’s over 20 years old and the leaks are widespread, then a full replacement may be necessary. Most will be somewhere in between, however, and the decision may require an expert. Consult a roofer to get an inspection and identify your options.
If you are replacing your roof, consider getting quotes from multiple contractors and ask for at least three references from recent customers. Ensure the contractors are licensed and insured in your state, and check for online reviews of their work. Find local roofing installers and get free estimates for your project. Learn the warning signs that your roof needs to be replaced if you’re unsure.
Types of Roofing Materials
There are many types of roofing materials, and the choice of material can be a major factor in curb appeal and the appearance of your home. The right material for you depends on your personal taste, preferences, and budget.
The least costly roofing material in use today is the 3-tab asphalt shingle. These shingles often cost $425-$825 per square installed. A basic 3-tab shingle is considered a 25-year roof.
Architectural shingles are a different style of asphalt shingle that are thicker than a 3-tab shingle and layered for an upscale look. These shingles often cost $450-$1,250 per square installed. Architectural shingles are available in 30 or 50-year varieties, and may also have attributes such as hail resistance, wind resistance, or algae resistance, which can increase costs.
Cedar or Wood Shake
Wood shingles, such as cedar shake, have a distinct look and change color to a beautiful gray over time. Cedar shakes often cost $800-$1,430 per square installed and last 30 years. Though beautiful, wood shingles are more vulnerable to fire and may need to be treated to prevent mold and insect damage.
Metal roofs, such as steel panels, offer a long service life and are extremely durable. Steel can also be painted to match the style of the home. Steel panels cost $450-$1,700 per square installed. Copper panels are also a great option but are more expensive and can cost up to $4,000 per square.
Aluminum roofs are the most common and popular metal roofs and cost between $650 and $2,100 per square installed.
Tile roofs are available in several shapes, styles, and colors, and they can add a lot of character to your home. Tile is usually made of concrete, clay, or other ceramic materials and usually costs $500-$1,800 per square installed. Tile roofing is very durable and can last a long time if installed well.
Slate stone roofing is the longest-lasting material available and can last over 100 years with proper installation. Slate is also an extremely elegant option. Slate is one of the most expensive options and can cost $1,200-$2,200 per square or more. Slate is also very difficult to install; be sure to find an experienced roofing contractor for this installation.
Roof Installation Labor Costs
Installing a new roof is a time-intensive project, and labor costs account for a significant amount of the total installation price. Most roofers will charge somewhere around $200 to $350 per square for labor.
This can vary based on geographic location and labor rates in your area. On average, labor makes up 40%-50% of the installation price, but factors such as the complexity or pitch of the roof will require additional time and labor to accommodate.
Roof Installation Cost Factors
There are many things that make up the price to install a new roof, in addition to the material choice and labor costs. Additional materials such as underlayment, venting, flashing, trash removal, and permits are often required for an installation and add to the cost. There are some other factors that may affect the price of installation to be aware of.
Steep roof pitch: A steep roof pitch can add to the cost of installation as it will be more time-consuming to work on a steeper pitch. Depending on the pitch, additional equipment may also be necessary.
Complex roof architecture: A complex roof architecture is more time-consuming to complete than a simple flat roof due to angles and fitting. Complex roof structures also require additional flashing, adding to the total cost.
Tear-off of old roof: If you need to have an existing roof removed prior to installation, expect to pay an additional $100-$150 per square to have the existing shingles removed. This may be a necessary step depending on how many layers of existing roof there are.
In most states, only two layers of roofing are allowed on the roof. If you already have two layers of roofing, you will need them torn off.
Roof deck repair: If the existing roof sheathing is rotten or damaged, it might need to be repaired or completely replaced, which could add to the expense of the installation. Extensive rot might also require repair or replacement of rafters beneath, but this is not commonly needed unless there is extensive water damage.
Skylights and chimneys: Skylights and chimneys require a bit of time to add flashing and prevent the area from leaking. This can add labor and material costs to the installation.
Replacing a roof is a major job and also a very important one to get right. Take your time and find the right contractor to work on your project. Find qualified roofing installers in your area if you’re unsure who to call. If you’re estimating materials for your roofing project, you can use our roofing calculator to estimate the number of squares you’ll need or use our roof pitch calculator to find the pitch.
Frequently Asked Questions
Is replacing a roof a good investment?
Yes, replacing your roof not only protects your home and belongings, but it also helps it maintain its value. A new roof may also improve your home’s curb appeal.
Does a new roof increase home value?
In most instances, a new roof will help your home maintain its value. However, if you are upgrading to a newer, longer lasting, or lower maintenance roof type, it may improve value as well.
What time of year is best to replace a roof?
If you have a leak, the best time is as soon as possible. If you are replacing it to prevent leaks, spring to fall is generally the best time, but roofers will work in any season.
How long does it take to replace a roof?
This depends on several factors, including the type of roof material, the size of the home, pitch, and its condition. Most roofs can be replaced in one to two days, but some may need as much as a week.
All pricing information on this page is based on average industry costs, and is subject to variance for project-specific materials, labor rates, and requirements.
- Bob Vila, 7 Signs You Need a New Roof, https://www.bobvila.com/slideshow/7-signs-you-need-a-new-roof-48751
- Beth Buczynski, Roof Replacement Cost: 6 Ways to Save Money, NerdWallet, https://www.nerdwallet.com/article/mortgages/roof-replacement-cost