Replacing your roof is a major home improvement project that requires careful planning and consideration. The cost of a new roof can vary significantly based on the type of roof, size of your home, roof pitch, labor costs in your region, and various special factors. This article will provide a comprehensive overview of the key factors that impact the cost of a new roof replacement so you can estimate your budget and prepare for this important investment.
Roof Replacement Cost Estimator
There are a few key factors that determine how much a new roof will cost:
- Roof size – The total square footage of your roof impacts materials and labor costs. Larger roofs cost more.
- Roof type – Different roofing materials have a wide range of price points. Asphalt shingles are the most economical. Slate and tile roofs are more expensive.
- Roof pitch – Steeper pitched roofs require more materials, effort and safety precautions which adds cost.
- Accessibility – Roofs with easy access can reduce labor costs. Multi-story homes or roofs with difficult access increase costs.
- Removal and disposal – Tearing off old shingles/roofing and disposing of them adds costs if not included in the main estimate.
- Installation method – Some shingles are nailed down while premium shingles are installed with adhesive. Adhesive is more labor intensive.
- Ventilation improvements – Some homes need upgraded ventilation with new roofs, which adds cost.
- Flashings – Replacing any deteriorated flashings around chimneys, vents, etc adds cost.
- Architectural factors – Multi-gables, turrets, dormers or other complex architectural features increase roofing costs.
- Materials – Higher grades of shingles & underlayment and premium brands can increase cost but also longevity.
- Location – Roofing contractor rates are higher in some regions than others.
- Warranty – Better warranties often come with higher price points.
Let’s look at each of these cost factors in more detail:
Roof Size
The size of your roof is measured in squares, with one square equal to 100 square feet. To calculate the total number of squares, roofing contractors measure the exterior linear footage around the full perimeter of your home then divide by 100.
The total number of squares impacts materials costs directly – more squares means more shingles, underlayment, flashing, fasteners etc are required. It also factors into labor costs and time calculations, as larger roofs take more time to tear off and install. Generally, larger homes with big roof sizes are more expensive to re-roof.
As a baseline, the average home is around 15-30 squares which would cost between $10,000-$20,000 for an asphalt shingle roof replacement. Older or larger homes can reach 50-60 squares or more, which can cost $30,000-$50,000 or more to re-roof.
Roof Type
The specific type of roofing material you use is the biggest variable in determining replacement costs. Here are some examples average costs for common modern roofing types:
- Asphalt shingles – $80-250 per square
- Wood shingles/shakes – $175-550 per square
- Metal roofing – $125-650 per square
- Flat roofs (PVC, TPO, EPDM) – $100-550 per square
- Slate roofing – $700-1500 per square
- Concrete/clay tile – $600-1350 per square
As you can see, asphalt shingles are the most affordable option, while slate and tile roofs can cost 5-10x more for materials. The good news is modern synthetic slate and tile options are bringing costs down while retaining the visual look of traditional slate or tile.
Beyond just appearance, the type of roof you choose impacts durability and longevity as well. Asphalt shingles last 15-30 years, metal roofs can last 50+ years, while slate/tile roofs can last over 100 years in some cases. Your specific climate can impact the lifespan of any roof as well.
If you are unsure about which type of replacement roof makes the most sense for your home, getting professional input from roofers in your area is wise to weigh the costs vs benefits.
Roof Pitch
The slope or pitch of your existing roof also factors into installation costs. A lower pitched roof is usually faster and easier to work on, while steeply pitched roofs are more complex and dangerous. Safety measures like scaffolding and roof jacks add time and cost as the pitch increases.
Typical roof pitches include:
- Low slope – 2:12 to 4:12 pitch
- Moderate slope – 5:12 to 8:12 pitch
- Steep slope – 9:12 or greater pitch
In general, low slope roofs will average 10-25% lower labor costs, while very steep roofs with a high pitch can run up to 50% higher in installation costs. Roof pitch impacts some material costs too, as steep roofs often need longer fasteners, more flashings, snow guards, and require additional safety equipment on-site during install.
Always disclose your specific roof’s pitch to contractors ahead of time to ensure an accurate roof estimate.
Accessibility
The complexity of safely accessing your rooftop during the tear-off and replacement process also factors into the cost. Single-story homes with an accessible attic space are the simplest for roofers to access, while multi-story homes or challenging access add time and equipment needs.
Simple access – Ranch style or single story home where roofers can use ladders placed on the exterior and easily access the roof. Generally the fastest access and lowest cost for labor.
Moderate access – Two-story homes with roof access via a ladder and upper windows or dormers. Additional safety setup is needed which adds modest costs.
Complex access – Three-story buildings, roofs with no attic access, steep slopes or challenging/dangerous access require scaffolding, roof jacks and other special equipment to reach the roof safely. This can significantly increase installation time and labor costs.
Always ask your contractor upfront what type of access equipment (if any) is required, as it impacts total tear-off and installation time significantly. Any special lifts, scaffolding or equipment rentals should be identified ahead of time.
Removal and Disposal
When replacing a roof, the old shingles, flashing, underlayment, and roof decking must first be removed and disposed of properly. This is referred to as the roof tear-off.
Some roofers include an allowance or estimate for tear-off and disposal costs in their initial quote. However, if this isn’t clear be sure to ask:
- If tear-off and disposal fees are included or additional
- How they will dispose of the roofing debris (dumpster fees, hauling away, etc)
- If any decking replacement is anticipated
Removing and disposing of roofing materials can run $25-$75 per square or more, which adds up quickly. Any decking repairs or replacements would also increase costs. Make sure your quote clearly details what is covered, as rotted decking or excessive tear-off fees can result in change orders down the road.
Installation Method
Many modern asphalt shingles are designed to be nailed down using common roofing nails. However, premium or heavyweight shingles may require adhesive strips to be properly installed. Adhesive-based installation is more time consuming than standard nailing, so this can increase roofing labor costs.
Ask your roofer what method will be used to install the type of shingle specified in your quote – if adhesives are required make sure the labor estimate reflects the additional installation time needed.
Ventilation Improvements
When replacing your roof, it’s an ideal time to also assess your attic ventilation. Poor attic ventilation can lead to humidity buildup that damages shingles and reduces roof lifespan.
If your existing roof lacks sufficient ridge vents, soffit vents or other ventilation, most roofers recommend adding upgrades like:
- New ridge vents
- Additional soffit vents
- Roof/gable vents
- Turbine attic exhaust vents
Expect to pay an additional $500-$2,000+ for ventilation upgrades depending on how many improvements are recommended. Improved ventilation will extend the life of your new shingles and reduce long term costs from premature failure, so it is worth investing in.
Flashings
Flashings provide a weatherproof seal around roof penetrations, such as chimneys, vent pipes, skylights, etc. When replacing a roof, it’s common for contractors to find deteriorated flashings that should be replaced.
If your existing flashings are worn out or corroded, be prepared for potential extra costs of $200-$500+ per flashing that needs replacement. New step flashings applied where the roof interfaces with walls are also common.
Make sure your contractor assesses all flashings and provides an upfront estimate for any replacement needs – having to source specialized flashing materials after starting can result in delays.
Architectural Factors
Certain architectural elements can make roofs more complex and costly to replace:
- Multi-gables – Roofs with lots of intersections and valleys require extra planning and materials.
- Dormers or turrets – These roof protrusions need custom shingles and flashing.
- Overhangs – Extended eaves or rakes require additional materials and labor.
- Skylights or hatches – Require careful flashing and integration with new shingles.
- Chimneys – Require custom step flashing and attention to detail.
- Odd angles – Non-standard roof angles need custom cuts and fitting of materials.
In general, the more complex your roof architecture, the higher the installation expertise required and the longer the project will likely take. Be sure your estimate accounts for any specialty materials and added labor these facets of your roof require.
Roofing Materials
While asphalt shingles are the most common and cost-effective option, even among shingle brands and grades there can be big pricing differences.
Economy – Low cost shingles with ~20-25 year warranties, may have thinner coatings.
Architectural – Mid grade shingles with ~30-50 year warranties, more durable coatings and profiles.
Premium/Designer – High end shingles with bold profiles/colors, max durability, and 50+ year warranties but at a higher cost.
Underlayment also varies significantly, from low cost felt paper to high performance waterproofing underlayment. Higher grades of roofing materials will impact costs but also tend to increase roof longevity.
Review material choices with your roofer – often you can find a good balance of better materials without going all the way up to the costly premium shingles.
Location & Labor Costs
There are regional differences in hourly labor rates for roofing contractors. Areas with higher cost of living see rates of $75 per hour per roofer or more, while lower cost regions can average around $35-50 per hour.
Labor typically makes up 25-35% or more of your total roofing cost. Roofers with decades of expertise and excellent reviews/referrals can command premium prices as well.
When comparing estimates, look closely at the labor rate assumptions, staffing levels proposed, and overall project timeline – less experienced roofers often underestimate these which can lead to change orders down the road.
Warranty Value
Most shingles have a manufacturer warranty ranging from 20 years up to a premium 50 year warranty for the highest lifetime shingles. You can also choose to purchase an enhanced labor + materials warranty for 3-10 years through your roofer.
Better warranties add cost but also provide valuable peace of mind and help avoid major out of pocket costs if defects appear earlier than expected.
Also look closely at what exactly is covered and for how long – most material warranties start pro-rated after a set number of years, reducing the benefit over time. Maximum roof life should still be expected to extend years past any warranty.
Average Roof Replacement Costs
Given the many cost variables, most full roof replacements will fall within these general ballpark ranges:
| Roof Size | Roof Type | Total Cost |
|---|---|---|
| 10 squares | Asphalt shingle | $2,500 – $6,000 |
| 15 squares | Asphalt shingle | $7,000 – $12,000 |
| 20 squares | Asphalt shingle | $8,000 – $15,000 |
| 25 squares | Asphalt shingle | $10,000 – $18,000 |
| 30 squares | Asphalt shingle | $12,000 – $22,000 |
| 35 squares | Asphalt shingle | $14,000 – $25,000 |
| 40 squares | Asphalt shingle | $16,000 – $28,000 |
| 10 squares | Architectural shingle | $3,500 – $7,000 |
| 15 squares | Architectural shingle | $9,000 – $14,000 |
| 20 squares | Architectural shingle | $11,000 – $17,000 |
| 25 squares | Architectural shingle | $13,000 – $21,000 |
| 30 squares | Architectural shingle | $15,000 – $25,000 |
| 10 squares | Metal roof | $5,500 – $11,000 |
| 15 squares | Metal roof | $9,000 – $15,000 |
| 20 squares | Metal roof | $12,000 – $20,000 |
| 10 squares | Tile roof | $10,000 – $30,000 |
| 15 squares | Tile roof | $20,000 – $40,000 |
| 10 squares | Slate roof | $15,000 – $60,000 |
| 15 squares | Slate roof | $25,000 – $80,000 |
These numbers assume a relatively straightforward roof with easy access. Complex roofs, premium materials or special access considerations can drive costs higher.
Get at least 3 detailed contractor estimates before setting your budget to ensure you get an accurate sense of local rates and cost variables.
Additional Costs To Expect
Beyond the roofing materials and basic labor, there are a few additional costs to factor into your budget:
- Permit fees – Many areas require permits for full roof replacements, which average $150-$300+
- Architectural shingles – Upgrades from standard 3-tab shingles to architectural shingles typically add $100-$500 per square. Architectural shingles have improved aesthetics and longevity.
- Premium shingles – Designer, heavyweight shingles cost $300-$1000+ more per square but can mimic slate or tile aesthetics.
- Drip edge – Most contractors recommend full drip edge installation at $2-$5 per linear foot. This helps protect roof edges & eaves.
- Attic ventilation – Improving ventilation adds $500-$2,000 typically but is highly recommended and extends roof life.
- Extended warranties – Added labor & material warranties average $200-$1000 depending on term length. Provides valuable peace of mind on workmanship defects.
- Flashings – Any needed flashing repairs or replacements average $200-$500 per flashing. Usually at chimneys, vent pipes, etc.
- Underlayment upgrades – Moving from felt paper to a premium weather barrier underlayment improves waterproofing for $100-$300 extra per square.
- Ice & water shield – In cold climates, ice & water membrane along the eaves prevents ice dam damage at a cost of $2-$6 per linear foot.
- Skylights – Skylight replacements average $350-$700 per skylight, with higher costs for larger units or custom work.
- Gutter replacement – Some roofers recommend replacing old gutters at the same time for $4-$12 per linear foot of gutter. Seamless gutters are more expensive.
Always budget at least 10% extra as a contingency for any unforeseen issues that come up after work begins.
When To Replace Your Roof
Knowing when it’s time to replace your roof is important. Here are some signs to watch for:
- Age – Shingles older than 20-30 years are approaching the end of their useful life and likely need replacement soon.
- Leaks – Water stains on interior ceilings can indicate shingle failure, damaged flashings, or other leakage from an aging roof.
- Lost Shingles – Storms or high winds blowing off shingles means the roof is no longer properly intact. Missing shingles can lead to leaks.
- Curling/Cracking – Buckling, deforming, cracking shingles are no longer offering proper protection. They should be replaced.
- Roof Deck Exposed – Any areas where the roof deck beneath is visible indicates worn out shingle layers that need replacement.
- Excessive Moss – Heavy moss build up can damage shingles over time and indicates poor ventilation.
- Insurance Requirement – Your insurer may require an updated roof above a certain age or decline covering roof leak damages if it is too old.
Addressing problems early, before leaks form, can allow roof replacement to be planned proactively on your own timeline. Once substantial leaks develop, the underlying damage to roof sheathing and interior finishes multiplies costs significantly.
Roof Replacement Process
Replacing a roof is a multi-step process:
1. Tear-Off Old Roof
The first step is to carefully tear-off the old roofing layers down to the roof deck:
- Sh