When you think about it, keeping a sturdy roof over your head is probably one of your most important goals in life.
But between inflation, product shortages, and a tough economy, how much exactly does it cost to keep that roof over your home in tip-top shape?
Roofs are notoriously a big expense when it comes to home improvement projects. While the cost of a total roof replacement will vary by contractor, you’ll likely need to budget for at least a few thousand dollars.
You can also control some of the factors of the total cost of a new roof by regularly keeping up with roof maintenance. The more work that the contractors have to do while they’re up there means more money that will come out of your wallet.
We can give you a good idea of what to expect when calculating roof replacement costs by exploring all of the factors that can affect your overall new roof cost.
Not sure whether you actually need to replace your roof? We can help you determine what you need. Read more: Should You Repair or Replace Your Roof? How To Decide Which One Is The Right One
The first thing to ask yourself is if you even need to totally replace the roof. You should consider the following questions:
Before you make any decisions, it’s important to have your roof inspected by a professional to determine if a total replacement is needed or if having some roof repairs done will do the trick.
If the roof is still in good condition and is made of asphalt (or composition) shingles then you may be able to simply have new shingles put over your existing ones.
This adds updated protection to your roof and an updated look. But if your roof has any other type of roofing material, this is not recommended.
You could also only need to replace the roof partially, if one side or section is showing more wear and tear than another.
Other areas to consider when deciding on a roof replacement include:
That last point will likely be your determining factor to replace or reshingle a roof.
Could your roof be fixed with new shingles rather than a full replacement? Read Can You Put New Shingles Over Old Shingles? to find your answer.
Collected data suggests that the average cost of roof replacement in the U.S. runs between $5,000 and $12,000.
Keep in mind though, that this is only an average, and that your roof’s size, location, condition, and a variety of other factors will affect how much you pay for a total roof replacement.
Some companies charge for a new roof by the square foot of the surface area. Average roof size is about 1,700 square feet but different house styles will have differently sized roofs, so get an exact measurement of your roof for an accurate price estimate.
Contractors will often refer to roof size and material needed in “squares,” which is a 10×10 square, or 100 square feet. They may use this language when they provide you with a roof replacement estimate, by measuring the squares of your roof. Typically, they will find the length and width of each roof plane and add those measurements together.
The more squares your roof has, the more your replacement will cost since more material and labor is needed. It’s also a good idea to purchase extra material for potential waste and mistakes.
Remember that your homeowners insurance will likely cover roof damage that isn’t caused by neglect, so you may be able to recoup some of the costs on that big price tag by making a claim to your insurance company.
Many roofing companies will work with your insurance company to help provide the information they need to cover certain new roof costs.
It’s also worth noting that due to a number of factors, materials are both increasing in cost and becoming hard to have delivered on time. Right now, roofing projects should start as early in the season as possible, and homeowners may need to prepare for delays and price fluctuations.
The cost to reshingle a roof will depend on the size of your roof, the geographic location of your home or business, and the shingle material.
Asphalt shingles are the most budget-friendly material you can choose, costing $1-$2 per square foot, or $90 per each “square” of your roof. But other materials such as wood shake, metal, or tile will cost more and can’t easily be replaced with a different material.
You can figure out if you need to totally reshingle your roof or only replace a few by looking at your roof from the ground. If the majority of your shingles look worn, are curling, cracked, or missing, then you’ll likely need them all replaced.
If only a portion of your roof needs new shingles, it will cost less to simply have those shingles redone. This will drastically cut down on costs since an average, small-scale shingle repair is only a few hundred dollars, rather than the thousands it will cost for a total replacement.
Small repairs can also help the longevity of the roof by patching up spots that would be vulnerable to damage, such as water seepage or moss build up.
There may be some sticker shock that comes with those numbers we mentioned above, and once you get your actual estimate, but your roof is the most essential part of your home. It protects the frame, insulation, inside of the home, and even your home’s foundation.
The amount of materials and labor involved in a roofing project require more effort than other home projects, pushing up the costs. Take comfort in knowing that you are paying for professional installation and quality materials, and not throwing your money away on an endless DIY-project.
Roofing estimate calculators are available online to help with calculating roof replacement costs, or at least help you get a ballpark figure for cost. However, it won’t always break down what exactly you’re paying for.
A trusted roofing contractor will also help you understand the costs associated with a new roof after a thorough inspection.
Let’s take a look at the biggest items that will factor in to your new roof cost.
This may not be the first thing you think of when adding up your total roof replacement cost, but it is extremely important. Underlayment is the thing protecting your home from mold, leaks, and other water-related issues.
Underlayment is also required by code and your contractor should absolutely install it.
This is likely the biggest factor in how much your roof replacement will cost.
The lowest cost option is basic three-tab asphalt shingles. These will likely only run you about $150 to $200 per square, however, it is the most basic and least durable material. They will be susceptible to wind damage so take your local climate into account.
Because these shingles are less durable, they also may not last as long as other materials. This could lead to needing another replacement sooner, depending on how long you will live in the house.
If your roofing company recommends this material, be aware that the three-tab asphalt does not meet the International Building Code of being able to withstand at least 90 MPH winds. If you live in the plains, or another open area, more durable material will be recommended to save you from replacement costs in the future.
Architectural asphalt shingles are more expensive than three-tab but are a much thicker material that will stand up to harsh weather and save you money in the long run.
The cost for 30-year architectural asphalt is usually between $350 and $500 per square. The premium version of this material, the 50-year asphalt, is even thicker and costs about $450 to $700 or more per square. This kind of material will also offer an extensive warranty.
Ask your contractors about the warranties available before you choose a material, so that you know what is covered and can decide what the better deal is.
Another factor to consider when choosing your material is energy efficiency. Your roof may be costly but you can pick products that will help to reduce your utility costs over time.
Energy Star rated materials could potentially lower your need for air conditioning by 10-15%, by keeping the temperature of your roof cool. Alternatively they can also help keep your home insulated from the cold in freezing winter temperatures.
Learn more about the materials that might be best for you. Check out our guide: How To Choose The Right Roofing Materials For Your Home
Roof flashing is another important aspect of roof installation and replacement, but is not always included in estimates. Ask your contractor what their plan is for installing flashing.
It’s important to seal joints and intersections on your roof to prevent water being trapped, particularly in the area where the shingles meet your chimney. This is where flashing can help. The flashing could cost between $200 and $500 per project area.
Ventilation is vital to the health of your home and roof, so it’s going to factor into your replacement cost. Ventilation allows the hot air to leave your attic to prevent mold and rot. Proper ventilation will improve the energy efficiency of your home and prolong the life of your roof.
Many roofs have several vents, depending on the size and layout of a home. You can ask your roofing contractor how they determine placement for ventilation when they provide you with an estimate for replacing your roof.
Once you have figured out the cost of all of the materials you’re using, add in labor costs. The cost of roof replacement labor accounts for about 60% of a roof replacement estimate.
It’s unusual for a roofing company to charge suspiciously low prices for labor, so, if this is the case, investigate your potential contractor before you pay them anything.
You will also want to ask your contractor about their insurance and liability to ensure that you are covered in the event of an accident or to understand if you will want to purchase additional insurance coverage.
Another thing to keep in mind is that the old roof may need to be removed and disposed of, which will require more labor and resources.
Remember that you’re paying for professional, quality work and that your roof is a major part of your home. It is worth it to ensure you’re getting the best service and materials available.
Costs will vary between contractors, and different companies could factor things you haven’t thought of into your estimate. The following list includes items that you may also need to account for, depending on your situation.
If you live in an especially hot or cold climate, protective equipment may be required for the roofers. If that’s the case, it may affect your cost estimate due to higher labor costs.
More labor costs could be added to the total if the roof is difficult to access. If it’s a tight squeeze between houses or it’s difficult for the roofers to access their equipment, you could end up paying more.
Your location will also determine the type of material that you need on your roof. If you live somewhere where tornadoes or hurricanes are frequent, then you will need a more durable material for example.
This could also be true for areas that experience higher levels of precipitation, direct sunlight, or other environmental factors. Higher quality materials will add to your overall cost but they may be necessary.
Multiple-story homes will also add to the cost since that will add to the difficulty of the project for the workers. They may need harnesses and scaffolds, in which case, the cost will trickle down to you.
The size of your roof will obviously affect how much material you need for the project, so the larger the roof, the more you will likely spend.
For example, a 1,000 square foot home will be on the lower end of the cost averages, around $5,000 for a new roof. But a 3,000 square foot home would end up on the higher end, potentially anywhere from $12,000 to $16,000.
Your roof will also be more square footage than your home to account for overhangs so don’t depend on that number to calculate the size of your roof.
The more difficult the project is for your roofers, the more that you’re likely to pay. For example, a ranch style home with fewer obstacles is a simpler job than a tudor style home with many slopes and eaves. That’s why the style of your home will factor in to the cost of your roof replacement.
The reason that it’s important to take care of storm damage repairs right away is so that it doesn’t create more extensive repairs in the future.
Your replacement estimate may be higher than expected if there was damage found that has not been repaired. Those issues will need to be addressed so the contractor can go on with the replacement.
Wondering if your roof has sustained damage from storms? Read Signs Your Roof Has Experienced Storm Damage [+ Checklist] to find out if a thorough inspection is needed.
Replacing your roof will be a costly project, there’s no way around that.
You want your roof to be in good shape not only for your own safety, but if you hope to sell your home in the future, a newly replaced roof will likely add value to the home.
With the proper knowledge and taking the right steps ahead of time, you can be comfortably prepared for the cost.
Protect yourself, your family, and investment by having your roof installation done right.
Liberty Restoration is committed to providing the highest quality work and materials, and will get the job done the right way and at the right price with their experienced team of professionals.
Reach out to us for a free inspection, and let us know your plans for replacing your roof. We will provide a detailed estimate for new roof costs and timelines, and get to work so that you can get on with your life.