Choosing a reliable and affordable roof is crucial for every home. On average, a roof replacement costs around $10,000, but prices on a normal sized home can vary from $6,000 to $20,000 depending on factors like location, materials, pitch, and size. In this guide, we’ll explore these factors helping you budget for this essential investment. Obviously much larger homes can cost more.
Factors Impacting Roof Replacement Cost
Size
Roof replacement costs vary between $3.5 and $12 per square foot. Since most roofing contractors estimate these projects based on square footage, larger roofs will naturally incur higher costs.
Roof Pitch
The slope of your roof, also known as its pitch, plays a vital role. A steeper pitch means more labor, and specialized equipment, resulting in higher replacement costs. When determining your roof’s pitch, think about the vertical rise in inches for every horizontal foot.
For example, if your roof rises six inches vertically for every horizontal foot, you will express it as 6:12. Roof pitches typically range from 3:12 to 6:12, with a 12:12 pitch representing a 45-degree angle.
Here is an interesting fact: replacing a low-pitched or flat roof cost about half as much as replacing a steep-pitched one. This is because a higher-pitched roof requires more materials to cover the larger square footage, leading to increased expenses.
If your roof has a pitch over 6:12, it is considered complex, possibly requiring specialized equipment for safe work, which could add up to $3,000 in additional costs.
NUMBER OF STORIES
When it comes to replacing the roof of a multi-story home, things get a bit more challenging. Picture roofing professionals scaling ladders, donning safety gear, and taking extra time to move materials and equipment. If your home has three stories or more, be prepared for higher labor costs. It is all part of ensuring a sturdy and well-protected roof over your head!
Materials
The material you choose affects your roof replacement costs too. When it comes to replacing a roof, it is generally a good idea to stick with similar materials. For instance, if you currently have an asphalt shingled roof, it is typically recommended to go with asphalt shingles for the replacement. However, if you are considering a switch to a different type of roofing, like wood shake to asphalt, it’s possible but keep in mind that there might be additional costs involved to prepare your home for the transition.
Asphalt Shingles | $3-6 Per Sq. Ft.
Asphalt shingles, the beloved choice for roofing, offer a world of versatility and practicality. With their lightweight design and cost-effectiveness, they effortlessly transform any roof. But that is not all! They come in a stunning variety of colors, thicknesses, and properties, making your roof an absolute masterpiece.
Metal Roof | $6 – 12 Per Sq. Ft.
Metal roofs come in a wide range of options, from stainless or galvanized steel to tin, aluminum, copper, and zinc. These roofs are not only known for their exceptional durability and longevity, but also for their ability to withstand diverse climates, providing an impressive return on investment. What’s more, their reflective properties make them incredibly energy efficient. However, it is important to keep in mind that certain metal materials may require roof reinforcement before installation.
Clay Tiles | $7 – 12 Per Sq. Ft.
Tile presents an incredible combination of durability, effortless repair and replacement, and the freedom to customize shapes and colors. When it comes to performance, concrete tiles reign supreme, boasting unwavering strength and remarkable resistance to brittleness and cracking.
Slate or Stone Roof | $7 – 15 Per Sq. Ft.
Stone slate, a truly remarkable natural material, boasts exceptional durability, making it one of the longest-lasting roofing options around. With an average lifespan of over one hundred years, it’s a testament to its timeless appeal. That said, given its heavyweight nature, ensuring proper roof reinforcement becomes imperative to guarantee stability and structural integrity.
Wood Shake | $7 – 10 Per Sq. Ft.
Wood shingles, with their charming aesthetic and user-friendly nature, beckon homeowners. But, before you fall under their spell, consider the drawbacks. These charismatic roof coverings demand substantial maintenance, succumb to rapid deterioration, and sadly lack fire resistance.
Be Careful Though
It is worth noting that certain homes may have restrictions on the materials used due to factors like pitch, weight, and local codes. That is why it’s always a smart move to consult with a roofing contractor to ensure you make the right choice for your specific situation. After all, you want to make sure your roof not only looks great but also stands strong for years to come!
Location
When it comes to home improvement projects, the cost of replacing your roof can be influenced by more than just numbers. It depends on local labor rates and material prices. Metropolitan areas with higher costs of living tend to be more expensive. Additionally, unique climates may require pricier roofing materials. Roofers in extreme conditions like severe cold or heavy snowfall may charge extra for their efforts. Different localities and homeowner’s associations have their own rules, permits, and fees. If you are near the coast or have a cool roof mandate, expect some variation in cost during your roof replacement journey.
Labor
Labor costs are an integral part of any home improvement project, and this is especially true for roofing. Depending on the complexity of the job, a professional roofing contractor might spend anywhere from one day to multiple weeks replacing your roof. The cost of labor also depends on whether you are hiring a single worker or an entire crew. Generally speaking, a multi-person crew is faster and more efficient. That being said, always make sure to check the contractor’s credentials and read through any contracts or agreements carefully before signing.
Cleanup
When replacing an old roof with a new one, it is important to budget for the additional expenses associated with cleanup and disposal of the old materials. Your contractor may charge an extra fee to cover the labor and the cost of renting a dumpster, if needed. These charges may be itemized or included in a general material disposal fee. Alternatively, you can handle the cleanup yourself for a similar cost, though your contractor’s expertise in handling heavy materials may be beneficial.
If your roof is older, there is a chance it might contain asbestos fibers. These fibers were used in certain roofs until the 1980s. It is really important to remove them properly to avoid any health risks from airborne fibers. Just a heads up, the cost of removing a roof with asbestos is up to $150 per square foot. Make sure to discuss this with your contractor before starting the project.
Permits
The cost of building permits for a new roof can vary significantly, typically ranging from $150 to $2,000, depending on your city. It’s important to note that certain homeowners associations (HOAs) may require pre-approval of shingle color or style, so it’s crucial to ensure you have the necessary approvals in place to avoid expensive replacements. Additionally, it’s worth mentioning that the approval process for permits can sometimes take weeks, so obtaining them in advance can significantly expedite the development process.
Roof Inspections
Roof contractors typically require a roof inspection before commencing roof replacement to ensure they have a comprehensive understanding of the project’s complexity. While the cost of a roof inspection may vary, many roofers, including us, offer it at no charge. If there is a fee, it is usually less than $200. These inspections are invaluable as they provide the roofer with a complete picture, helping to avoid costly issues down the line.
See a one of our FREE Roofing Inspections for yourself with our Roof Inspection Series on YouTube!
Underlying Repairs
If there are underlying structural issues beneath the old roof, such as rotting wood, leaks, holes, or pest problems, this could add extra costs to your bill. When assessing the roof, your contractor should be able to identify these problems. In most cases, repairing or replacing affected components can significantly extend a new roof’s longevity and performance.
Common Underlying Repairs for Roof Replacement:
- Pest Problems
- Roof Truss Repair
- Venting, Ridge Cap Repair
- Water Damage Repair
- Underlayment Replacement
- Roof Insulation Replacement
- Fascia Replacement
- Skylight Replacement
- Existing Roof Replacement
- Flashing Replacement
Before proceeding with these repairs, it is crucial to have a thorough discussion with your roofer to anticipate any additional costs. Replacing a roof is both a necessary and costly endeavor. Taking the time to comprehend all the associated expenses will provide you with a more comprehensive understanding of the intricacies involved in this project.
Roof Warranty
Most roofing contractors offer warranties with their services, providing protection for both themselves and homeowners against unforeseen issues or malfunctions that may arise after the replacement is complete. These warranties may be included in the cost of the roof replacement, or they may be offered at an additional cost. While most warranties have limitations, they still offer a certain level of security. Typically, roofing contractors provide warranties for the labor, while manufacturers may offer longer warranties for the shingles or roofing materials themselves. Generally, the higher the quality of the manufacturer, the longer the warranty. Understanding the details of your warranty can help alleviate stress if any issues arise after the project is completed.
At Roof MD, we are proud to offer an exceptional warranty made possible by our status as an Owens Corning Platinum Preferred Contractor. This distinction allows us to provide some of the longest warranties in the industry, ensuring peace of mind for our valued customers.
When requesting quotes or proposals from roofers, it’s important to ask about the available coverage options, their associated costs, and the comprehensive extent of the warranties. Ensure clarity and precision to make informed decisions about your roofing needs.
Roof Insurance
Homeowners insurance policies generally provide coverage for most expenses related to roof repairs, replacements, or additions, up to a specified limit. Additionally, many insurers offer specialized coverage for roof damage caused by natural disasters. This coverage is typically included in your policy but can often be extended with additional premiums. It is advisable to consult with your insurer before starting any projects to ensure you have adequate coverage and understand any potential exclusions that may apply. Keep in mind that there are limitations on the coverage, usually in the form of a deductible, which means you will have to pay a significant portion of the cost out of pocket. Lastly, it is crucial to keep all receipts as they can be incredibly helpful when filing insurance claims.
READY TO GET YOUR ROOF REPLACEMENT COST? WE GOT YOUR COVERED!
The cost of a new roof ultimately depends on several factors, including project size, labor costs, materials, local permits or HOA requirements, and any necessary repairs. If you’re ready to begin a roof replacement project and reside in Tennessee or Georgia, take advantage of our roof replacement cost generator below. We specialize in roof replacements and would be delighted to assist you.