How Much Does Roof Replacement Cost?

Highlights

• Roof replacement can cost between $5,727 to $12,418, with a national average of $9,072.

• The main factors affecting roof replacement cost are roof size, materials, labor, and geographic location.

• It’s worth homeowners considering roof replacement if the current roof is over 20 years old, is sagging, has significant weather damage, or has visible mold growth.

• Homeowners are advised to let a professional roofer handle roof replacement unless they have experience with this project and already own the necessary tools, materials, and supplies.

Roof repair isn’t a project that any homeowner looks forward to, but roof replacement cost is even less appealing. Maintenance and care will prolong the life of any roof, but sooner or later the shingles and flashing will wear out and it’ll be time to replace the whole roof to protect the integrity of the structure and prevent damage and hazards. Replacing a roof can be expensive, with the average homeowner paying anywhere from $5,727 to $12,418 and the typical national average cost sitting at $9,072, according to HomeAdvisor and Angi. However, roof replacement is such a fundamental part of a home’s structure that the cost is understandable, as is the specialized labor needed. Several factors can raise or lower the cost of new roof materials and labor, so doing some research before needing to do an emergency repair or replacement is a good plan for homeowners.

Factors in Calculating Roof Replacement Cost

Some basic components will affect the cost to replace a roof. Some of these are outside of the homeowner’s control, including geographic location, weather, and the size of the roof. Other items, such as the materials, can make a massive difference in the overall cost and are within the homeowner’s control.

In the process of calculating the project budget and review estimates, the unfamiliar term “roofing square” is likely to come up. This is a unit of measure unique to roofing that makes it easier for roofers to calculate ordering and material costs. A roofing square is a 10-foot by 10-foot section of the roof or 100 square feet. When discussing the price per square foot, the number usually includes the cost of the roofing material, supplies, protective elements, waste removal, and labor. Some roofers still use a per-square-foot measure, so homeowners will want to be clear about the units the contractor uses while discussing the cost. If it’s helpful, homeowners can refer to an online roof replacement cost calculator for a rough estimate.

Roof Size and Pitch

The size of the roof will determine the cost of supplies, permits, and labor. A new roof on a 1,000-square-foot house costs an average of $4,000 to $5,500 while the cost to replace a 3,000-square-foot home’s roof can rise to an average of $11,200 to $16,000.

In addition, the pitch, or steepness, of the roof can add to the cost. Perfectly flat roofs require extra structure to support. Steeply pitched roofs require additional safety considerations and make them more challenging to navigate. Some very steep roofs may require scaffolding for the contractors to work safely. Additionally, the pitch determines the type of structure that needs to be installed underneath the shingles, adding to the cost. The shape of the pitch can change the cost per square foot as well.

The average cost of roof replacement based on house size is listed in the table below.

Roof Material

The choice of shingle type or alternate materials probably has the largest overall effect on the cost of reroofing a house and, in most cases, is the choice that a homeowner can actually control. Splurging on luxury materials can mean the roof lasts longer or adds value to the home, but there are plenty of affordable options as well. Basic asphalt shingles typically cost between $2,000 and $4,000 for materials, while luxury copper can cost as much as $40,000 or more. Each material and its average cost is discussed in a section below.

Number of Stories and Roof Accessibility

The height of the home will affect the overall roofing replacement cost. This is a simple factor of time and labor: a single-story home requires less harnessing, fewer ladders, and less time climbing up and down ladders with heavy supplies. A home surrounded by stone walls or large foundation plantings can increase the cost of roof replacement, as the access to the roof is limited to where the roofers can safely place their ladders.

Roof Features

Many of the features that make a home uniquely beautiful and customized—skylights, bay windows, and dormer windows—increase roof replacement cost because of the additional flashing and waterproofing cuts necessary. Bay windows cost more than traditional windows, and replacing the roofing on a bay window also adds to the roof replacement cost. Skylights cost about $150 for a fixed model, plus an additional $500 for installation—an operable or unusually shaped skylight will exceed this cost. Chimneys can cost as much as $5,000 to replace or between $1,000 and $3,000 to partially rebuild. Plumbing vent stacks, and HVAC openings and vents can also add to the new roof cost as the flashing and caulking around these fixtures adds time and materials to the project.

Labor and Permits

On average, labor will cost between $150 and $300 per roofing square ($1.50 to $3 per square foot), contingent on the style, pitch, and accessibility of the roof. Expect labor costs to be on the higher end if the roof has a steep pitch or the roof has an unusual layout. The labor cost will comprise approximately 60 percent of the total project cost, and materials make up the other 40 percent. In most towns and cities, homeowners need a permit to replace a roof so that the town inspectors can make sure that the new roof meets local code and is safely installed. Permit costs vary, but permits are not negotiable or optional. Homeowners will want to check their contract: A professional roofer may be able to pull the permits and include the cost in the total, or the homeowner may need to go to the town offices to request and pay for the permit and schedule the inspection.

Photo: bobvila.com

Geographic Location

How much does a new roof cost? As with most construction projects, the cost varies by the home's location. Places like Florida and the Pacific Northwest will have higher roofing costs: Florida because of the materials needed to withstand heat and hurricanes, and the Pacific Northwest because of the amount of rainfall that requires roofs to be truly watertight. While the house’s location isn’t something the homeowner can change, it's a good idea for them to seek out multiple estimates to see the average in the area. Homeowners can search for “roof replacement near me” to get a sense of local pricing.

Additional Costs and Considerations

Beyond the basic costs, there are some other factors to consider when planning roofing replacement or repair. These elements can affect the overall cost of the project, so homeowners will want to include them when budgeting.

Layering vs. Old Roof Removal

While a new roof can sometimes be placed on top of an existing layer, if the current roof is badly damaged, structurally unsound, or already layered, the old roof will need to be removed and disposed of. To budget for the average cost to tear off and replace a roof, homeowners will want to add an extra $1,000 to $1,500 to the replacement cost. The cost will also vary based on the material of the current roof. Should the contractor discover old or rotted timbers, the replacement cost for those can run between $1,000 and $10,000. Removal of some roofing materials, such as asphalt shingles, can be a DIY job. Still, it’s difficult to work while balancing on a sloped roof, and the savings may not be worth the risk, as removal is often bundled into the cost of the replacement.

Roof Replacement vs. Repair

Because the average roof replacement cost is substantial, it’s tempting for homeowners to keep patching over roof damage, and sometimes that’s fine—a repair is all that is needed. But when is a repair not the right call? It depends on the severity of the damage. A few torn or broken shakes or shingles from a storm or tree branch is an easy and inexpensive fix, and performing the roof leak repair promptly will actually protect the rest of the roof and extend its life. The patch may not match perfectly, but especially if the roof is reasonably new, it’s worth putting in a tidy patch and avoiding replacement costs for another 10 or 15 years. Repairing individual leaks in a roof costs about $360 to $1,550.

A middle-of-the-road option is partial reroofing if only one part of the roof is badly damaged and needs to be replaced but the remainder of the roof is still in good condition. Homeowners will want to keep in mind that materials may cost more per square foot with partial reroofing than for full replacement, but the total cost savings are still likely to be significant.

If the entire roof is showing wear or leaks in multiple locations, it’s time to replace the whole roof. Also, homeowners who plan to sell their home in the next few years and can’t find material that precisely matches the existing roof for a patch or repair will want to consider replacing the entire roof. An obviously patched roof may lower the selling price of the home if buyers see evidence of a leak or damage in one location.

Full vs. Partial Roof Replacement

Depending on the extent of the damage, homeowners may wonder whether they need to repair or replace their roof. In some cases, partial reroofing may be an option to save some money up front. If the back of the roof is badly damaged, but the front is still intact and has years left, it might make sense to replace only the back. This is actually more expensive per square foot than a complete replacement would be, as many of the costs (permits, removal costs) remain the same regardless of the area of roof being replaced, and it may not be possible to get as good a price on materials. If, however, it isn’t financially feasible for a homeowner to replace the entire roof, paying a little more per square foot to replace only the portion that needs it can be a great option.

Roof Inspection

In some localities, the building inspector may need to inspect the roof at several points during the process (for example, to ensure that flashing is up to code before shingle installation). Some inspectors charge for this, and typically roof inspection costs around $120 to $321. Plus, the hurry-up-and-wait for multiple inspections can cause delays and problems with scheduling, causing an increase in the labor cost overall.

Underlying Structural Repairs

Homeowners will want to consider the roof that’s presently in place. If it’s just old and needs replacement, the project should be reasonably straightforward. If, however, there are holes, leaks, or pest problems, there’s likely some damage to the underlying structure. This may mean that the plywood underlayment or the structural beams that support the roof will need to be repaired or replaced. This can add to the total project cost. In general, most roof repairs cost between $364 and $1,556. Pest control for a roof can cost $200 to $600. Structural issues are more expensive to resolve. The older the roof, the more homeowners will want to budget for repairs.

Cleanup and Disposal

Whenever an old roof is removed, that material has to go somewhere, and there will be a lot of it. Homeowners will want to budget for additional labor costs for this part of the project. Many state and local entities have rules regarding the disposal of asphalt shingles or any materials that may be hazardous. The contractor may need to arrange for a dumpster on-site, so homeowners can expect a charge for general material disposal fees.

Homeowners Insurance Coverage

Homeowners often turn to home insurance when deciding how to pay for roof repairs. While homeowners insurance may cover roof replacement in some circumstances, this typically does not include general wear and tear. But if the roof has been affected by severe weather, fire, damage from a vehicle or aircraft, vandalism, or another covered peril, the homeowner could be in a position to have some or all of the costs covered by insurance, less the deductible. Ami Feller, owner of Roofer Chicks, advises, “Homeowners should be careful though—many insurance carriers require the damage to be addressed within a year of the weather event—so if you wait too long, you might not have coverage. It's good to know what your particular insurance company requires so that you are aware of any claim-filing deadlines.”

Roof Warranty

If the current roof is under a contractor or manufacturer warranty, this may help to mitigate some of the cost of repair or replacement. Unfortunately, in some cases these warranties may only apply if the actual shingles are found to be defective in some way or were installed improperly. The specific terms will be laid out in the warranty or can be confirmed by the company. For homeowners who have a home warranty, there could be a better chance of coverage for roof repair. Home warranties are designed to fill the gap left by insurance coverage, so while they won’t cover something like hail damage, the best home warranties for roofs (such as a policy from American Home Shield or Choice Home Warranty) may cover general wear and tear. Again, coverage will depend on the company and the plan, so homeowners will want to get in touch with a representative from the warranty company to ask whether their home warranty covers roof repair or replacement.

Photo: bobvila.com

Roof Replacement Cost by Roof Material

In some cases it is worthwhile for a homeowner to upgrade the current roof from the builder-grade shingles that were originally installed. While it’s usually possible to change out the roof’s material, there can be additional costs, as heavier materials require stronger structure underneath. Roof replacement contracts generally include the total cost of removing the previous roof layers, shoring up any framing that needs strengthening, applying the appropriate backing, waterproofing and weatherproofing material, and covering the roof with the selected shingles.

Asphalt Shingles

A basic asphalt roof, which is the most common, costs an average of $5,800 to $12,700 to install. Asphalt is a popular roofing material for its durable and lightweight qualities, as well as being among the most affordable. Other materials are more labor intensive to install and more expensive to acquire, so the cost can ramp up swiftly. However, homeowners comparing the costs of a metal roof vs. asphalt shingles will want to keep in mind that while shingles cost less up front, they may be pricier to maintain over time.

Metal

For homeowners in areas with extreme climates, metal roofs can be an attractive and resilient option. Traditional metal roofs cost between $5,600 and $16,400 and allow heavy snow to slide off, are impervious to insects, develop a lovely patina over time, and are an excellent long-term investment. The cost for a standing seam metal roof are slightly higher at $13,600 to $20,400, due to the more complex design. Metal roofs can also help homeowners save on roof cleaning costs as they are less prone to mold and other buildup than other materials. Copper roofing is a luxury option and will raise the cost to an average of $40,000.

Stone or Slate

The most costly type of roofing material, natural slate provides a stunning, luxurious finish to a home. Installing slate roofing on an average-size home will cost between $5,500 and $22,700. In some cases costs can reach as much as $44,000. Slate is durable and provides some insulation value. A synthetic slate product is available with similar qualities for a slightly lower cost ($12,000 to $30,000). Slate is often used on larger homes but can make an attractive statement on smaller homes as well.

Tile

While the average cost of a tile roof is $8,400 to $25,000, there are many options for homeowners who choose tile as their roofing material. From sturdy concrete tiles ($8,000 to $22,000) to clay tiles, which are often hand-shaped ($13,000 to $30,000), tiles offer homeowners the ability to customize their homes’ appearance. Tiles are sturdy, long lasting, and easy to repair or replace but require a larger upfront investment. If the existing roof was made of a lighter material, plan on spending more to add structural support to the roof before installation—tiles are heavy.

Wood Shake

Wood shake roofs are attractive, natural, and traditional and cost between $16,000 to $27,000. While this roof is easy to repair if a shingle is damaged, wood’s natural properties mean this roof requires a lot of maintenance. It will break down faster than synthetic or man-made materials, requires treatments to resist insects, is prone to mold growth, and is a greater fire risk than other materials.

Photo: istockphoto.com

Do I Need a New Roof?

By their nature, roofs are above the eye line, so unless it undergoes regular inspections, problems might not be noticeable right away. How does a homeowner know when it’s time to replace the roof? First, they’ll want to check inside the attic for signs of leakage, including dry water stains, and then check the shingles at that location. Then they’ll want to check the home’s records and do a thorough walk-around inspection of the roof. Finding any of the following means it’s time for a homeowner to consider replacing their existing roof.

Aging Roof

Asphalt shingles have a lifespan of around 15 to 30 years. A homeowner who has been in their house for 20 years and has never replaced the roof or has no documentation of when the previous owners replaced it will probably want to have the roof replaced before problems strike. Other roof materials can last longer. Wood shingles can last 30 to 40 years, and metal can last for as many as 70 years. Slate and clay tile roofs can last for up to 100 years if carefully maintained. Homeowners may not be able to tell the age of their roof, so a professional roofer can do an inspection and provide an idea.

Neighbors Are Getting New Roofs

Usually, the homes in a neighborhood are built around the same time, which means that they will be roughly on the same roof replacement timetable. If a homeowner notices that their block looks like a parking lot for roofing contractors, chances are their roof is nearing the end of its useful life, so they may want to walk over to a neighbor’s house and ask one of the contractors to take a look at it. A roofing contractor should be able to give a rough assessment and estimate. This same principle applies if the neighborhood was recently hit by a hail storm—according to Feller, “If you know you were hit by hail but [your roof is] not showing damage, you might call and ask for a reinspection in 6 months just to be certain—especially if all your neighbors are getting new roofs!”

Leaking Roof and Sagging Ceilings

Leaking and sagging are often the first indications that there’s a problem with the roof. Water unexpectedly starts dripping (or pouring) out of a ceiling that moments before looked intact. The leak doesn’t have to be on the upper floor, either—water from a leaking roof can travel through the walls, pool across a ceiling, and break through at a low point in the ceiling. Generally, leaks send homeowners running to a plumber, but if there’s no apparent plumbing leak, the next logical place to look is the roof. A bubble or bulge in the ceiling is a telltale sign to investigate immediately before more damage occurs.

Signs of Wear and Tear

Shingles should lie flat against the slope of the roof. Cracks, tears, or buckling are all signs that a repair or replacement is necessary. Also, homeowners will want to check the gutters: If there are visible roof bits or granules, the roof is disintegrating, and it’s time for a new one.

Moss or Mold

Growing a garden on the roof? That look is fetching on adorable cottages in movies, but in a yard, it means that moss and mold have taken hold and are slowly (or quickly) digging through the roof’s defenses. Even a light-green cast means this process has begun. If caught early, mold or light moss can be resolved with the help of one of the best roof cleaning services, but if there’s significant growth, it probably means the roof has been compromised.

Rotting Roof

As dry rot sets in to the structural support for the shingles, the wood bends and bows. If there is a distinct curve or swoop in a roof that should be flat, it’s best that a homeowner make a call sooner rather than later—before the roof collapses. Other signs of rot include visibly rotting boards and damp spots when it hasn’t rained. Torn or twisted flashing can indicate that the roof is rotting and pulling away, letting in more water and making the problem worse.

Increased Energy Bills

Energy bill creeping up when the heat or AC have barely been on? A failing roof will not insulate the house properly and may even be encouraging heat or cooling loss. A gradually increasing electric bill with no other apparent cause is a clue that it’s time for a roof inspection.

Visible Weather Damage

It doesn’t always take a formal inspection to notice that a branch glanced off the roof during a storm or that the gutter is loose and some shingles are missing after a windy night. If the roof has damage that is visible from the ground, then water and insects can find their way in, so it’s time for repair or replacement before moisture causes other problems.

Photo: istockphoto.com

Roof Replacement: DIY vs. Hiring a Professional

DIY roof replacement can offer significant cost savings—at first glance. Labor makes up approximately 60 percent of any roofing project, so a savvy and handy homeowner might look at that figure and think that it’s a solid DIY project. For a homeowner who already owns the right tools and safety equipment and has some experience, it can be. But there are additional costs for homeowners to consider before attempting to replace a roof. There is the cost to rent or buy special tools, such as shingle scrapers, drapes, and pneumatic roofing nailers. To render the roof a safe place to work requires getting ladders and possibly scaffolding, safety harnessing, and handholds or grips. Any clothes or shoes that are worn during the project will be destroyed. And working on a roof is fraught with danger—one misstep with a bag of shingles can result in an injury and expensive medical bills.

Roofing installation is a skilled trade. Professional roofers can spot dry rot or damage to roofing timbers, provide experience-based recommendations, and ensure the flashing is shaped and installed correctly to prevent leaks and damage. A professional crew can also get the job done faster and knows how to button up the house tightly in the event of unexpected rain midway through the project. They can also help homeowners understand their insurance coverage: “I would highly recommend using a knowledgeable contractor who is skilled at communicating with insurance companies,” says Feller. “A good contractor can literally save you thousands of dollars and help ensure that you are fully compensated for all of the damages.”

With the necessary knowledge and tools and a good crew of similarly knowledgeable helpers, a homeowner can replace their own roof. Most homeowners don’t meet that criteria and will be safer and happier with the finished result if the roof is installed by one of the best roofing companies.

How to Save Money on Roof Replacement Cost

Roof replacement can be a sudden, significant, and overwhelming cost. But there are some ways to save money on the costs of roof replacement to make it more manageable.

• Borrow: Ask the bank for a personal loan or inquire about a home equity loan or line of credit to space out the time you need to pay for the roof.

• Wait for the off-season: Roofers tend to be busiest during the summer and fall, so scheduling service in the winter or spring may result in a lower quote.

• Remove the old roof yourself: If you are willing and able, removing the old shingles will reduce labor costs. However, this can be risky and challenging, so only homeowners with experience are advised to take this on.

• Apply for a grant: Look into home improvement grants, such as the Repairing and Improving a Home program, the Low-Income Housing Repair program offered by the U.S. Department of Agriculture, and other state and local resources.

• File an insurance claim: If you’re replacing the roof due to storm damage to an otherwise healthy roof, consult your homeowners insurance company to see if your policy will cover part or all of the replacement.

• Shop around: Request several estimates for the replacement project, and ask specifically what the contractor can do to help you manage the budget. If there’s just a single layer of asphalt shingles on the existing roof, you may be able to save on removal costs by installing a new layer on top of the old one.

Roof Replacement Financing Options

Roof replacement is one of the most expensive projects a homeowner will take on. While those with substantial savings may be able to pay the bulk of the roof replacement cost up front, many homeowners simply don't have enough money on hand to pay for a new roof. Luckily, there are several financing options for homeowners to consider when budgeting for a roof replacement.

• Roofing company financing. Some roofing companies may offer financing for customers who need to replace their roof. It's worth homeowners asking their roofer for financing information when they're getting a quote for the project.

• Personal loan. A personal loan can help cover roof repair or replacement costs. Homeowners will want to pay attention to loan terms and interest rates to make sure they can repay the loan. Failure to repay a personal loan can have a harmful effect on the homeowner's credit score.

• Credit card. If the homeowner has a high enough credit limit, they may choose to put the roof replacement on one or more credit cards (especially if they have good rewards or cash back offers). Ideally, homeowners will want to avoid using more than 30 percent of their available credit; using more than that percentage can negatively affect their credit score.

• Home equity loan. Homeowners with at least 20 percent of equity in their home (the amount they owe on the mortgage compared to the home's value) can look into a home equity loan or line of credit to help finance their roof replacement (or any other home improvement project).

Questions to Ask About Roof Replacement

Being armed with the information above about the components that factor into the cost of roof replacement will make it easier to ask smart questions that will help with getting an accurate estimate. There are, however, other questions to ask before hiring a roofer near you.

• Can you provide an itemized list of the costs?

• Is there an option to repair instead of replacing? Why do you recommend one over the other?

• Can you provide proof of licensing, insurance, and bonding?

• I’d like to see other homes whose roofs you’ve installed and speak with prior customers; can you provide those references?

• Do you guarantee your work in addition to any warranties provided by the manufacturers?

• Will the same crew be working on the house every day? How do you keep those workers safe while they’re working?

• What are your cleanup practices to keep my property safe and protected while you work?

• What potential problems do you see in this job? How will those be addressed should they occur?

• What is your timeline?

FAQs

There’s a lot of information out there on this project—maybe an overwhelming amount during the first stages of considering roof repair or replacement. However, the information comes in handy when it comes time to make informed decisions about maintaining a roof. These are some of the most common questions asked by homeowners just getting started with assessing their roofing projects to help get the facts straight before diving into the more complex questions.

Q. How much does it cost to replace a roof on a 2,200-square-foot house?

There is no single answer to this question. Because the cost depends on the materials and the cost of labor in a given part of the country, it will vary. In general, the replacement cost for asphalt shingles on a 2,200-square-foot home will range from approximately $7,700 to $11,000.

Q. Can you get a government grant for a new roof?

In some cases, yes. There are several programs available through the U.S. Department of Agriculture, the U.S. Department of Housing and Urban Development, and state and local governments to assist with the cost of critical home repairs. These programs have specific income limitations and are intended for low or very low-income homeowners to help maintain their homes safely and prevent them from falling into disrepair. If a homeowner doesn’t qualify for these grants, there are also loans specifically designed for home repair at national and local banks.

Q. How long will a new roof last?

The answer to the question “How long does a roof last?” depends mainly on the roofing material. Asphalt shingles have the shortest lifespan of about 15 to 30 years, while premium architectural shingles can last 25 to 30 years. Wood shake roofs will last for around 30 years with regular annual maintenance, and tile roofs can last more than 50 years. Metal roofs will perform for 70 years, and natural slate can last more than 100 years. This is helpful information during the process of purchasing a home because it provides leverage while negotiating the house price based on how much life the roof has left, but it is also helpful for balancing higher costs against the lifespan of the roof.

Sources: Angi, HomeAdvisor, HomeGuide, Nerdwallet, Fixr