Replacing your roof is a significant home improvement project, with costs varying widely based on numerous factors. For a typical 1,700-square-foot asphalt shingle roof, you can expect to pay between $6,000 to $9,000, with roofing companies charging an average of $3.50 to $6.00 per square foot.
Key Factors Influencing Roof Replacement Cost:
- Roofing Material: This is one of the biggest determinants of cost. Roofing contractors often quote prices per “square,” where one roofing square equals 100 square feet.
- Home’s Location: Geographic location impacts labor rates, material availability, local building codes, and climate considerations (e.g., need for ice barriers).
- Size of Your Roof: Larger roofs require more materials and labor, directly increasing costs. The total area is influenced by both house size and roof pitch.
- Complexity of Your Roof Structure: Features like multiple valleys, dormers, chimneys, and skylights add complexity, increasing labor time and material needs.
- Height and Pitch of Your Roof: Steeper pitches increase the roof’s surface area and make installation more challenging and time-consuming, requiring additional safety precautions and equipment. Higher roofs (e.g., on multi-story homes) also incur higher labor costs due to increased difficulty in material transport and installation.
- Labor Costs: Typically account for about 60% of the total replacement cost.
Roof Replacement Cost for Different Roofing Materials (Based on a 1,700 sq.ft. roof):
Material Breakdown:
- Asphalt Shingles: Most popular due to durability and affordability.
- 3-tab shingles: $3.43 – $4.65 per square foot (most basic).
- Architectural asphalt shingles: $4.11 – $5.57 per square foot (30-year warranty, increased durability, pleasing aesthetic).
- Premium architectural shingles: $4.39 – $5.95 per square foot (strongest, 50-year lifespan).
- Metal Roofing: Premium option with a long lifespan, but longer installation time.
- Corrugated aluminum: $6.03 – $8.15 per square foot (most affordable metal option).
- Metal shingles: $7.69 – $10.41 per square foot (shingle look with metal durability).
- Standing seam metal roofing: $18.11 – $24.50 per square foot (durable, weather-tight).
- Costs also vary by metal type (aluminum cheapest, copper most expensive).
- Tile Roofing: Expensive but offers great noise isolation and longevity.
- Concrete tiles: $6.27 – $8.49 per square foot (look like clay, easier installation).
- Clay tiles: $9.09 – $12.29 per square foot (longevity and aesthetics, 50-100 year lifespan, can become brittle with age).
- Wooden Shakes and Shingles: Aesthetically pleasing, relatively affordable.
- Wooden shakes: $6.47 – $9.12 per square foot.
- Wooden shingles: $6.02 – $8.14 per square foot.
- Require regular maintenance to prevent rot and algae.
- Slate Roofs: Longest-lasting (up to 150 years), high upfront cost but low maintenance.
Roof Replacement Labor Costs
Labor can account for up to 60% of the total roof replacement cost. Roofers typically charge around $130 per hour, and general roof laborers work for about $35 per hour.
When choosing a roofing contractor, consider:
- Company’s reputation: Check online reviews and ask for referrals.
- Warranty: Reputable contractors offer 10+ year labor and workmanship warranties.
- Subcontractors: Companies with in-house installation teams often provide higher quality workmanship.
- Cost: Don’t let cost be the only deciding factor. Get multiple quotes to compare.
Roof Replacement Cost by Roof Size, Height, and Pitch
Larger roofs require more materials and labor. The pitch (steepness) of your roof also increases the surface area and complexity, thereby raising costs. Higher roofs (e.g., on multi-story homes) take longer to install due to material transport and safety precautions.
*Based on architectural shingles on a single-story home with a 5/12 roof pitch.
Roof Replacement Cost by Location
Your geographical location impacts costs due to:
- Climate: Areas with heavy snowfall may require additional underlayment or ice barriers. Warmer climates might restrict certain materials like asphalt shingles prone to cracking in drastic temperatures.
- Local Regulations: State or local building codes may mandate specific permits, materials, or installation methods, all of which affect the price.
Roofing Removal
Removing and disposing of your existing roofing material can cost between $0.40 – $2.00 per square foot, averaging $665 to $3,343 for a typical roof. Most contractors include this in their quotes.
In some cases, new shingles can be installed directly over old ones (up to two or three layers are usually permitted by code), saving on removal costs. However, this prevents inspection of the underlying decking and underlayment, potentially leading to future issues and higher costs.
Additional Roof Replacement Materials and Features
Beyond the main roofing material, other components may need replacement, adding to the overall cost:
- Decking: The plywood or OSB base for your roofing material. Replacement costs $2.20 – $3.00 per square foot. Damage is only visible after old material removal.
- Underlayment: A protective layer beneath shingles that guards against water damage. Costs $1.50 – $2.10 per square foot. Often required by code and replaced during re-roofing.
- Ice and Water Barrier: An extra protective layer for vulnerable areas (edges, ridges, valleys) against water and snow. Costs $1.87 – $2.53 per square foot (materials only).
- Fascia and Soffit Replacement:
- Fascia boards: Support gutters and the lowest part of the roof. Costs $4.25 – $8.62 per linear foot.
- Soffits: Cover the underside of roof overhangs. Costs $2.80 – $5.28 per linear foot.
- Can be a DIY project to save costs.
- Roof Flashing and Pipe Boots:
- Flashing: Thin metal plates around chimneys, skylights, etc., to ensure watertight seals. Costs $9.00 – $11.00 per foot.
- Pipe boots: Rubber seals at the base of roof pipes. Costs $63.00 – $85.00 each.
- These can be reused if in good condition, but damaged ones must be replaced to prevent leaks and future repairs.
Signs You Need a Roof Replacement
Regular inspections (at least once a year) are crucial to determine if your roof needs replacement. Key indicators include:
- Environmental Damage: Widespread curling, cracking, or rust on roofing material; visible water damage (leaks, dripping) in the attic.
- Age: If your roof is nearing the end of its typical lifespan (e.g., a 20-year-old 3-tab asphalt shingle roof), it’s likely time for replacement.
Contact a Roofing Contractor for an Estimate
If you observe any signs of damage or your roof is aging, it’s advisable to contact roofing companies for replacement estimates. Obtaining multiple quotes from different reputable contractors is crucial to ensure a high-quality installation at the best possible price.