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Your roof is the unsung hero of your property, standing firm against the elements and keeping your property safe and secure.
But it’s also a part of the homes that most of us don’t really think too much about until a problem presents itself. In fact, that usually means a leak.
Roofs don’t last forever. And most homeowners will need to carry out significant repairs to or even completely replace their home’s roof at some stage. That’s a fact.
It is commonly accepted that a typical residential roof will generally last for around 20 to 25 years, but we’re going to take a guess that you’ve probably found yourself in a position of need to either carry out repairs or a replacement if you’re reading this guide.
In this guide, we’ll go through everything there is to know about the costs of replacing or repairing a roof - from labor, to materials and more.
When Should You Replace Your Roof?
Sadly, it’s not uncommon for a roof to become a victim of a storm or even become damaged during a tornado or hurricane.
When sudden damage happens, significant repairs or a replacement are inevitable.
But what about when you start to experience a leak or other problems with your roof without an obvious cause?
It’s probably age.
It’s always recommended that you carry out a roof replacement or repairs before problems arise and cause other resultant problems, but what are the common signs that you need to give it a little TLC?
Watch out for:
- Shingles cracking, buckling, or curling up
- Shingles that are losing granules
- Shingles that are falling apart or missing in some parts
- Discolored singles
If you have any concerns about the condition of your roof or are experiencing leaks, it’s important that you speak with a roofing company that can carry out an inspection and advise you on your options.
How Much Does It Cost to Replace a Roof?
So, how much does it cost to replace or repair a roof?
According to HomeAdvisor, the homeowner in the United States pay around $8,230 to reroof their house, with most replacements costing somewhere between $5,407 and $11,087.
However, this is a very rough set of parameters, and there are many different factors involved in calculating the cost of the replacement and it’s important that you are aware of what these are as you consider the different financing options that are available to you. After all, you need to know how much you need to borrow.
The Cost of Replacing a Roof
A roof replacement project can be a major undertaking, and there are many variables involved. These variables will have a marked effect on the total price of the project.
Costs are usually based upon:
The size of your roof
The larger the size of the roof, the greater the cost.
Roof sizes are typically measured in “squares,” which is generally how a roofer will quote their price to you. But it’s important to note that squares, in this sense, are not “square feet” but are instead equal to 100 square feet.
The average roof size will be around 17 squares (or 1700 square feet) according to the US Census.
To gain a better understanding of the cost of a new roof, take a look at these average cost ranges based on the size, by area, of your house. Just bear in mind that the actual size of your roof will not be the same as the area of your home, as the pitch and the extent to which it overhangs the edges of your house will also need to be taken into account.
The prices shown in the table below are based on a nationwide average cost for a roofing project involving the installation of architectural shingles on a roof with a standard pitch of 4 vertical feet by 12 horizontal feet.
|House (& Roof) by Square Foot||Average cost to reroof|
|1,000 square feet||$4,000 - $5,500|
|1,100 square feet||$4,200 - $6,000|
|1,200 square feet||$4,500 - $6,500|
|1,500 square feet||$5,500 - $8,000|
|1,600 square feet||$6,000 - $8,500|
|1,700 square feet||$6,500 - $9,000|
|1,800 square feet||$6,700 - $9,500|
|1,900 square feet||$7,000 - $10,000|
|2,000 square feet||$7,400 - $10,500|
|2,500 square feet||$9,000 - $13,000|
|3,000 square feet||$11,200 - $16,000|
The pitch of your roof
The roof pitch refers to the angle of the roof — or the vertical rise distance divided by the horizontal distance between the edge of the roof and the position of the apex.
Steeper roofs may be more difficult to install, increasing the cost.
Your chosen method of installation
If you already have a roofing frame in place, the installation will be relatively inexpensive, but if you need to install a new frame or repair an existing one, this can add a considerable amount of cost to the project.
Your choice of roofing materials
You have a number of different options available when it comes to replacing or repairing a roof.
Roofing materials include asphalt shingles, stainless steel, or slate, among others, and each one comes at its own price point.
It’s also important to remember that different materials bring widely different costs — we’ll be exploring these in more detail below.
Materials are not limited to the roofing squares themselves, however. You’ll also need to pay for any consumables used during the roofing project — for example, to affix the roofing squares to the frame.
All in all, materials tend to make up around 40% of the total project cost.
The number of layers
If you are simply replacing the top layer of shingle, the cost of the project will be less than if you need to replace the underlying layer of shingle also.
The more layers you need to work with, the more expensive the project.
The cost of replacing a roof can differ between locations, and to get an idea of the costs for this in different states, here’s how this can vary across the US:
|Location||Typical roof replacement cost|
|Florida||$8,000 - $16,500|
|Los Angeles, California||$6,400 - $15,400|
|Seattle, Washington||$7,000 - $13,800|
|Colorado||$6,300 - $12,300|
|Michigan||$6,550 - $11,900|
|Houston, Texas||$5,750 - $10,600|
|New Jersey||$5,800 - $10,000|
|Phoenix, Arizona||$5,600 - $10,000|
|Maryland||$4,500 - $9,500|
A roof is rarely just a uniform, angled surface. There are other elements you will need to consider and that you may need to replace or repair as part of a re-roofing job.
These include windows or skylights in the roof material, chimneys or ventilation ducts, pipework and plumbing, flashing and guttering, and a range of other features that you may need to add to your roof.
Generally speaking, the more elements you need to include in your project, the greater the cost overall.
We have already noted above that materials and products will contribute around 40% of the total project cost, and the remaining 60% of the project cost will come from labor.
Various things can impact the cost of labor, and these include:
- The rates offered by different roofing companies and contractors
- The duration of the project itself
- The access difficulty of your roof
- The pitch of the roof
- The complexity and scope of the project — for example, if you need to simply replace part of your roof or if you are carrying out a full re-roofing project
- The removal of waste from the project site
- Other factors involved — your contractor will brief you on this before they provide you with a quote.
The Cost of Choosing Different Roofing Materials
You have various options at your disposal when it comes to selecting the right materials for your roof. These materials range from the low-cost and traditional to more expensive materials used for technical applications and higher-end materials that provide a specific aesthetic.
As a general guide, take a look at the table below. Prices in the table are based on a nationwide average price — actual prices may be different in your area — and do not take into account factors such as labor, additional elements, or extra costs.
|Roofing material choice||Average cost|
|3-tab asphalt shingles||$2,500|
|Galvanized steel roofing materials||$3,000|
|Stainless steel roofing materials||$14,000|
|Roofing slates or high-quality stone||$20,000|
|Copper roofing materials||$25,000 or more|
As we can see, there is a significant difference in price between the lower-cost options and the higher-end options when it comes to materials.
Some materials may also be more difficult to work with, which can increase the labor cost on top of the total material cost.
Depending on your climate, you may also need to add protective layers and coatings to the material, further increasing the cost.
The Cost to Reshingle a Roof
A shingle-style roof refers to any roof that consists of different panels or components that are installed together, either in an overlapping or side-by-side configuration. This includes traditional asphalt shingles as well as other types of material.
Typically, roof reshingling will cost you somewhere between $5,300 and $11,000 once all the project elements are factored in — including labor, waste removal, and material costs.
The Cost of an Entirely New Roof
If your roof is damaged, beginning to show its age, or not performing at its best, you may consider investing in an entirely new roof. A new roof will enhance the look of your home and may add to the value of the property in the long term.
Expect to pay between $10,000 and $20,000, although prices for replacing garage roofs (between $1,000 and $2,000) and townhouse roofs (between $2,000 and $5,000) tend to be considerably lower.
Does a New Roof Add Value to Your Home?
While most homeowners only replace their roof once it’s beyond repair, that doesn’t mean it stops the questions of whether or not it will add value to the home.
And the simple answer is yes, a new roof will add value to your home.
According to Remodeling’s Cost vs Value report, you will be able to recoup 65.9% of the cost of an asphalt roof replacement and 61.2% of a metal roof replacement.
A recently replaced roof is a strong indicator that there are unlikely to be any problems or needed repairs for some years, and this stands out to homeowners. At the end of the day, the opposite of this is a roof that’s at the end of its life and is ready to be replaced in the near future.