If it’s either getting to or past time to replace your scrappy old roof, you may start wondering about the average roof replacement cost. On average, most people in the United States can expect to spend around $8,087 for the total roof replacement cost. However, the range typically starts at $5,353 and goes up to $10,858. The low end is around $900 for replacement parts, but this is very rare, and the high end for a bespoke roof from scratch can run upwards of $45,000.
While it’s true that your location and the material cost, accessibility, pitch, size of the project will factor in, it also depends on whether you’re replacing an existing roof or adding one on as part of a whole new house build. You can expect to spend roughly 40% of your budget on materials and 60% on labor, so there are huge savings available if you’re prepared to replace your roof on your own.
It’s also important to look at the starting roof replacement cost as an investment for your home. It can last for decades if you upkeep it properly, and it performs the essential function of protecting your home and valuables from the elements. This can help take the sting out of the initial price tag.
If these prices make you dizzy, don’t worry. This comprehensive guide will break down everything you need to know about figuring out your roof replacement cost. This way, you’ll go into this project knowing about how much to budget, and this can take away a lot of the anxiety with this large-scale project.
Figuring out the roof replacement cost can seem intimidating, but it’s relatively straightforward once you have all of the pieces. This guide will give you everything you need to get an accurate measurement. Roof Truss Repair by Alex K / CC BY 2.0
Figuring Out Your Roof’s Size and Cost Per Square Foot
The first part of figuring out the roof replacement cost involves figuring out the size of your roof in terms of square feet. Not only will this give you a good idea on the material cost, but it’ll also give you an idea on how much money you’ll spend on labor. To make it simple, one hundred square feet is a roofing square.
Remember, labor usually makes up 60% of the total project’s cost with materials making up the other 40%. When you consider labor for a roof replacement cost, it’ll range between $150 to $300 per roofing square, and this works out to $1.50 to $3 for every square foot. So, if your total roof replacement cost comes out to be $7,500, it means you spent $4,500 on labor alone.
Along with labor and shingle material, consider the supplies, waste removal, and whether the company needed to put any protective elements on your roof to make them last longer. These protective coatings are popular for people who live in hot or cold climates.
How Much Does a Roof Replacement Cost?
When it comes to breaking down the roof replacement cost, you have to decide if you’re going to put an entirely new roof on, re-roof an existing structure or reshingle your roof. Obviously putting a whole new roof on is usually more expensive than fixing an existing roof.
Cost to Re-Roof a Structure
We already mentioned that the average cost is $8,152 to complete the project from start to finish, however, it’ll fluctuate between $7,000 and $12,000. This is the most popular option, and it involves removing the shingles you have on, looking for any weak or damaged spots and making the appropriate repairs, and then finishing by installing new shingles.
Your price for this project will fluctuate depending on your roof’s pitch, size, layers, permits or code requirements you have to meet, the installation, supplies, and products you want to use. Additionally, working around any chimneys, skylights, pipes, or existing structures like gardens adds layers of complication to the job, so this can quickly drive the price up.
If you’re going to replace one product with the same type, there usually aren’t any big concerns with doing so. However, if you decide that you want to replace your current roof material with something heavier, it’s essential that you make sure your frame can support the additional weight. For example, going from asphalt shingles to clay or slate tiles is a large weight difference. You’ll have to have someone inspect your truss and frame, and you’ll have to strengthen these areas if the inspection finds you need it. This can drive up the price closer to the $12,000 range.
Cost to Replace a Roof on a Structure
Adding a whole new roof to a structure can be expensive, but it can be necessary if the entire thing gets too damaged to fix. Generally speaking, it costs between $1 and $5 per square foot to remove an old roof. This can work out to $1,000 to $1,500 to tear it off. Labor will play a huge role in the final cost as some contractors can charge between $40 and $80 per hour to complete the project. In total, it can cost between $10,000 and $20,000 when all is said and done.
Other factors that impact the price of this project is the condition of the existing structure and whether or not it’s strong enough to support the new materials you want to use. If you need new supports or have rotting timbers that you need to replace, it can cost between $1,000 and $10,000. A lot of the time, roofers will include the cost to remove your new roof along with your replacement.
The workload, complexity of the project, location, and material will cause the price to fluctuate. If you have bushes or shrubs in the way, it makes it more difficult for the company to work. The hardest part of the job is removing the old shingles, and it’s the most time-consuming. You could do it by yourself and save yourself around $1,000, but it’s a better idea to let professionals perform this project to ensure they do it correctly. In the long run, that $1,000 you pay out will be well worth it to get a solid roof.
Cost to Reshingle a Roof
This roof replacement cost runs between $5,300 and $11,000. This puts it between re-roofing a structure or replacing a roof totally. In the United States, asphalt shingles are the most popular type of shingle. The affordability and durability of this product play a huge role.
You can get shingles made out of metal, wood, slate, asphalt, or clay. The choice you make will depend largely on your budget and tastes, and you have to consider the overall maintenance costs and installation costs when you make your pick. Each type of shingle has its own care requirements, and this is why you want to do a little research beforehand to get a good idea of the life expectancy and maintenance so you know what you’re in for when it gets installed.
Additionally, there are impact-resistant materials available, and they come in several types. Impact-resistant materials give you more defense against leaks, provide deck protection, decrease the chances of blow-off during bad weather, increase your home’s energy efficiency, and enhance your home’s curb appeal.
As long as you don’t run into problems and you use the same style shingles, it’s usually less expensive to reshingle a roof than it is to flat out repair it. Repairing the roof of the Synagogue by Lotus Johnson / CC BY-NC 2.0
How Shingle Material Plays Into a Roof Replacement Cost
To add to the complexity of figuring out your roof replacement cost, you have to decide which types of shingles you want to put on. There are several types available, and each one comes with different pros, cons, and price points. They include:
- Asphalt – Most common and DIY-friendly material
- Cost – $5,300 to $11,000
- Easy to install, recyclable, and lightweight
- DIY Cost Average – $2,000 to $4,000
- Metal – Resistant to the environment, attractive, and a long-term lifespan
- Cost – $5,000 to $12,000 (Copper is $25,000)
- Many options available and withstands the elements well
- Slate – Popular on bigger houses
- Cost – $18,000 to $45,000
- Natural appearance and long life
- Synthetic slate is available that is cheaper
- Tile – Custom colors and shapes available
- Cost – $7,000 to $18,000
- Available in concrete and clay
- Tiles are easy to replace and have a long life expectancy
- Wood Shake – Easy to replace and patch
- Cost – $10,000 to $20,000
- Has a gorgeous appearance and is all-natural
- Rubber, plastic, and high-end synthetic shake available
How Slope or Pitch Affects Your Roof Replacement Cost
If you have a very complex roof on your home, you should be aware that it can cost extra materials and time. Additionally, contractors will charge more for installing shingles if your roof design is complex. The roof’s slope or pitch is a very large variable to consider when you’re pricing things out. Some roofs have no pitch while some have a high one.
If you find that your roof has a pitch of 7:12, you should know that it isn’t walkable. The first number of the ratio is your roof’s height and the second is the length. The installers will have to wear extra safety harnesses and might have to bring in specialized equipment to keep everyone on the roof while they work. The 7:12 ratio means that for every 12 inches the roof runs horizontally, it’ll rise up vertically 7 inches.
Generally speaking, this is a very steep roof. It can cause the work to go much slower because the contractors have to pay much more attention to safety features. You’re not able to stack items on the roof to use as you go along, and you have to have harnesses on in case you slip.
Cost to Remove a Roof by Different Materials
When it comes time to remove an old roof, expect to pay between $1 and $5 for every square foot. On average, the job will cost between $1,000 and $1,500 from start to finish. Some contractors do charge by the hour, and their labor costs can range between $40 and $80 every hour. If you need new supports or you have rotten or damaged timbers, it can add between $1,000 and $10,000 to the price. The bigger the repair, the more you’ll pay when all is said and done.
The good thing is that most companies will factor this cost right into the total roof replacement cost when they give you an estimate. Workload, complexity, and your location will all play into the price, as will how accessible your roof is. If you have apple trees right by your home, this will add to the price. To remove shingles, you’ll pay between $100 and $175 per square.
092 by H & S Roofing Charlotte NC / CC BY-NC 2.0
Removing metal panels or shingles will cost you between $125 to $175 per square. Metal roofs were very popular in the 1930s, and the fact that many of these homes still sport metal roofs says a lot about the material durability. However, you will have to maintain them or you’ll find yourself replacing them. Some of the older metal roofs don’t have modern products or soundproofing, so this may encourage you to replace it with a newer metal roof.
The metal for these roofs comes in very big panels, and your contractor will have to cut them to fit the shape of your roof. The rest of the framework will provide the needed support, and the framework sits over underlayment. The company will have to remove all of these layers to get to the boards underneath to make sure they’re in good shape. This is a lot of work, but it goes fast because the company can pull off and remove large sections of your roof at one time. If you don’t want to replace it completely but you want to boost how it looks, consider spending between $1,200 and $3,700 to repaint it.
Tile or Slate
The range for removing these types of shingles starts at $125 per square and goes up to $150. The way the contractors will strip tile or slate is very similar to asphalt. However, tile and slate has a weight that builds up a lot quicker, so the workers will have to remove it in much smaller sections. In turn, this can slow down the whole process. A lot of people also reuse these tiles or slate in other projects to upcycle it, so you don’t want to break any that aren’t already damaged. You’ll have to have more time and labor costs to your budget with these types of materials.
Finally, wood shake will cost you between $100 and $125 per square to remove. Again, the contractors will remove this type of material almost the same way that they’d remove asphalt tiles. However, there is one main difference. The crews won’t work vertically, but they’ll work horizontally. The first step involves removing the ridge cap, and then they’ll roll up the shake and underlayment. They work horizontally from one side to the other. If you did this with asphalt shingles instead of working vertically, you’d end up with a roll that was too heavy to safely remove and toss.
Roof Replacement Cost by Roof Style
You have to consider your roof style when you look at the roof replacement style. There are three main styles of roof you can have, and each has a different price point. Again, the more complex the roof is, the more you’ll pay to replace or repair it.
Ranch Roof Style
Ranch roof styles usually have a gable roof that is a very simple triangle shape. These are the least expensive roofs to fix or replace. They’re very simple, easy to construct, and they help make and keep ranch-style homes very affordable. They can come with a variety of pitches from steep to low. On the low end, you could pay between $5,000 and $8,000 to replace a roof with asphalt shingles if you have a ranch or four-square house. On the high end, it ranges between $9,000 to $15,000 to repair or replace your roof.
A colonial-style roof is slightly more complex because it has a few slopes on it, but it doesn’t have a lot of things to work around. The roof usually uses natural wood shake materials instead of synthetic. They also have unique architectural designs on them that include one or more pitches. This makes them a challenge to replace or repair when they need it because the work goes slower. On the low end, you could find yourself paying between $7,000 and $11,000 if you have asphalt-style shingles. The price will go up with wood shake shingles that are popular on this style home. On the high end, it can cost between $12,000 and $18,000.
Finally, the tudor-style roof is the most complicated one available, and it’s one of the most expensive to repair or replace. This style of roof comes with steeply pitched gables, elaborate masonry chimneys, and many slopes that can be challenging to work on and around. This drives the price up. So, at a minimum, you will pay between $9,000 and $13,000 for asphalt shingles. If there are many things to work around or if you want another type of shingle, the price can jump to $15,000 to $21,000.
Roof Replacement Cost for a Townhouse
A townhouse roof replacement cost can run between $2,000 and $5,000, so it’s slightly less than you’d spend on a traditional house. However, there are several factors that will come into play. For example, you have to deal with the regulations an HOA put in place, whether or not it’s connected to neighboring homes, and the tear-off. Your options are usually more limited, and three-story setups cost more for labor.
Roof Replacement Cost for a Garage
Garages typically use asphalt, metal, or rolled roofing. However, since this is a smaller project, it usually won’t cost near what you would spend for the roof replacement cost of your home. Garage roofs usually cost between $1,000 and $2,000 in all, but the price fluctuates depending on your material, pitch, and size. While you’re working on your roof, consider adding insulation and ventilation.
On average, a one-car garage is between 250 and 350 square feet. A two-car garage is between 350 and 450 square feet, and a three-car garage is between 700 and 1,000 square feet. You shouldn’t need a steep pitch, and you can reduce the costs by not putting in any skylights.
Other Roof Replacement Costs to Consider
Along with the materials, labor, pitch, style, and size, there are a few other things that will impact the total roof replacement cost. Knowing them ahead of time will ensure you get an accurate estimate that doesn’t strain your budget down the line.
- Water Damage – Usually, you won’t notice water damage to your roof until the roofer strips the shingles down and looks at the deck. If the damage is severe enough, it can turn a roof repair into a roof replacement. If you’re just repairing the damage, it can cost between $500 to $1,500.
- Chimneys or Skylights – Having chimneys or skylights on your roof puts things in the way that the roofs now need to work around, and this increases your costs. Repairing or replacing a roof around a skylight can average between $300 and $500 while repairing your chimney’s flashing can cost between $200 and $500.
- Roof Access – The roof access is one huge area many people don’t consider when they think of their roof replacement cost. If you have difficult access, it’ll require additional labor or equipment to tear the old roof off, load up the roofing materials, stage the roof, and finish it. The easier it is to get to your roof, the less labor costs you’ll have.
- Permits – Re-roofing your home or garage means that you’ll pay anywhere from $250 to $500 for a building permit. The national average is $1,305. Depending on the scope of the project, your permit price range starts at $150 and goes up to $7,500.
- Warranty – There is a big price difference between a standard warranty and a no-dollar-limit or extended warranty. If you choose a manufacturer’s warranty, it usually requires additional materials, steps, and inspections with a manufacturer’s fee.
Where to Find Roofers Near You
Frequently Asked Questions About Roof Replacement Costs
It’s a good idea to ask questions and get multiple estimates before you choose a company to repair your roof. If you don’t, you could end up spending far more than you have in your budget. Fairies on the roof? by Percita / CC BY-SA 2.0
1. What is the difference for DIY and professional roof replacement costs?
If all goes well and you know what you’re doing, a DIY roof replacement costs between $2,500 and $5,000. To hire a professional to complete this project for you, it’ll cost between $5,000 and $10,000. However, this is a large-scale project that can lead to several complications that can drive up the price.
2. How much roofing materials do you need?
To get a good idea on how much material you’ll use to complete your roof, you’ll have to find your roof’s pitch, height, and surface area. Once you get these numbers, you’ll find out how many roofing squares cover your roof. It’s 100 square feet for every roofing square, and companies charge for materials by roofing squares.
3. What is the roof replacement cost with gutters?
Since the nation average roof replacement cost is $8,087, you want to add around $1,000 for gutters. In total for a roof replacement and new gutters, you should expect to pay $9,087. Of course, the price for your roof replacement cost can fluctuate depending on how complicated it is or if any issues come up. You can have your gutters run right into a rain barrel to harvest it.
4. Does the roof replacement cost include flashing?
Generally, to replace your flashing, you’ll spend between $200 and $500 per project area. A project area is structures like skylights and chimneys or valleys in your roof. When you get your roof replacement cost, be sure to factor flashing in because it’s a good idea to replace them at the same time. It can rust and crack with age.
Your roof replacement cost will depend on a large variety of factors, and I’ve broken them all down for you. You can use this comprehensive guide to figure out your own roof replacement cost and get accurate estimates. This way, you’ll get the roof you want and need for your home without going way over your budget.