Roof replacement, on average costs between $5,709 and $12,325. A lot of the cost comes down to the pitch, material and size of your roof. The roof you have is one of the most vital parts of your home. For this reason, it is so important that you choose one that will last for years, while also finding one that is well within your budget.

Average Prices for a New Roof In the US

Roof Size by Square Foot Average Cost
1,000 $4,350-$11,000
2,500 $11,000 – $27,500
3,500 $13,050 – $33,000

Average Price for a New Roof from Ready Roof

Roof Size by Square Foot Average Cost
1,000 $3,800-$5,000
2,500 $9,400-$11,900
3,500 $14,400-$16,700

A typical roof replacement will cost up to $11 per square foot. The more square footage you have in your home, the higher the cost will be. If you have a roof that has a steeper pitch then this will equal more square footage on your roof, and therefore you’ll be paying more for this. If your roof is so steep that the roofing installer needs special equipment to work safely then you may be looking at a thousand extra dollars in labor costs. A roof that is over 6:12 in terms of pitch is classed as being more complex and hazardous. A lot of roofs generally fall between the 3:12 and 6:12 range. For reference, 12:12 would be a 45-degree angle.

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Roofing Materials

The type of roofing material you choose will impact the cost of replacing your roof. A wide range of options are available here. If you want basic asphalt, then this will cost between $2,000 and $4,000 for the material but if you opt for a premium roofing finish such as copper then you could be looking at over $40,000. A lot of people choose to go with a much more affordable option than this, but either way, you need to consider your options.

Labor

Roofing is a very labor-intensive job. You can expect around $2 for every square foot, to come from labor. Of course, your roof pitch and whether or not you are having existing materials removed will also be factored in. As a general rule, 60% of your cost will come down to labor. If your project comes to around $10,000 this means that $6,000 is paying for labor. A lot of people make the mistake of choosing a roofing company that are cheaper but with less experience. When it comes down to the integrity of your home, you should be trying to avoid this, as mistakes can be made. This could end up costing you more in labor costs in the future, so be mindful of that if you can.

Location

When paying for your roof, you may find that local labor rates fluctuate. A lot of this comes down to changing material prices. You can expect to pay way more in metropolitan areas as there is a higher cost of living. The climate will also come into account. Some states are known for having difficult winters, and for this reason, roofing materials have to withstand even the coldest of temperatures. If you are having your roof done in a state that is known for extreme conditions or if a roofer is having to work in the snow or cold then you can expect to pay a little more. Some localities may have permit requirements and this can bring about more fees.

Building Permits

Building permits for a new roof can be up to $1,000. A lot of this depends on your local city. Some HOAs require you to undergo pre-approval for the shingle color, or the general style. For this reason, you have to make sure that you have everything in place so you can avoid having to get a replacement done in the future. Permits can take weeks to get approved, so if you can get them ahead of time then this can speed up the development by a significant amount.

Inspections

Some municipalities require you to have a building inspector. They will have to come and do numerous inspections during the process and this can add extra to the cost. This does help you to ensure that the new roof is completely up to code.

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Materials

The price of a material can vary quite a lot. As a general rule, you are looking between $150 and $1,500 for a square of roofing. If you have a home that is 2,200 square-foot then you are looking at $3,300 to $33,000. Of course, within this price you have to factor in labor, whether or not a specialty is required and permits. Of course, the roofing material that you choose will have a significant impact on the final cost. Before you go ahead and choose your material you need to think about the pros, cons and costs of every type.

Asphalt

Asphalt can cost anywhere from $5,800 to $12,700. When you look at asphalt shingles, you will soon see that they are the most commonly used materials for roofing. They are very lightweight and they are also simple to install. Another bonus of choosing this roofing type is that they vary quite a lot in terms of color, property and thickness. If you choose to DIY your asphalt shingle roof then you are looking at an average price of $3,000. That being said, sometimes these shingles can be installed over the previous layer. This can reduce cost, but it is not recommended as you may end up covering some troublesome areas, rather than addressing them. Overlaying shingles will also add weight to your roof and if you have an older roof then this can have dire consequences. If you want to do something about this then it is important that you hire a professional to take care of the installation for you.

Wood Shake

A wood shake roof can cost you anywhere from $16,000, to $27,000. One thing to know about wood shake is that it is a natural material and it has a very high level of curb appeal. It is also super easy to work with. Some of the cons of wood shake include the fact that they are hard to maintain and they do deteriorate faster than other roofing materials. Synthetic wood shake can cost well over $30,000 but it does come with some additional benefits. To start with, it is fire resistant and it is also very low-maintenance when compared. Be mindful of the fact that some insurance companies will not cover you for shakes and shingles. There are also some municipalities that will not cover you for them because they are not fire-resistant. Before you go ahead and choose this type of roof, be sure to run it through the insurance carrier you are working with.

Slate

Natural slate or stone can range between $5,500 and $22,700. It can go way beyond $44,000 though. Stone slate is a very natural material and it is also one of the most durable options out there. You can expect this type of roof to last for well over 100 years. That being said, it is important to know that slate is very heavy and this means you will have to pay out for reinforcement if your home is not able to support the weight. Of course, there are options out there, such as synthetic slate, and this costs around half the price as natural slate.

Metal

Metal roofs are available in numerous types. You have galvanized steel, stainless steel, aluminum, copper, tin and zinc. Installing a metal roof can cost anywhere between $5,600 and $16,400. If you decide to opt for a high-end finish such as copper then again, this can cost up to $40,000. Metal roofs do come with numerous benefits. To begin with, they are very long-lasting and durable. They also happen to work well in a number of climates. The ROI is very high and the fact that they are reflective means that they are energy-efficient. Some metal roofs do require reinforcement before they can be installed however, so it is important to keep this in mind. The longevity of a metal roof is longer than that of a shingle roof, and this means that you can reap the financial benefits in the long run. You can usually save money on your insurance policy too. If you want to get the discount then you have to sign a contract saying that you agree if hail damage occurs, then it is cosmetic. If you have a storm that damages your roof then your policy may not cover you for the hail damages.

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Tile

The average cost of tile roofing can be anywhere between $8,400 and $25,000. Roofing tiles come in a huge range of materials, and you can often choose from concrete or clay. As a general rule, concrete costs between $8,000 and $22,000. If you opt for clay tile then this is more expensive, ranging between $13,000 and $30,000. One bonus of roofing tiles is that they are very easy to replace and if you wanted to make a repair then you can do this with ease. Concrete is more durable when compared to clay, as clay is known for being brittle and sometimes it can crack. You should note that if you go for a tile roof, that manufacturers sometimes discontinue colours and styles. For this reason, it’s wise to get a few extras, for both the ridge tiles and the field tiles. If you ever need to replace any then you can do so with ease.

Additional Costs – What are you Paying For?

If you calculate the cost of your material then this will give you a good idea of how much you are going to be paying for your new roof. That being said, there are other, additional costs that you have to take into account. If you want to find out more about them then simply look below.

Removing the Roof you Have Now

If you have a roof that has to be removed then you will need to pay around $1250 to have it taken down. This will be included in the fee for installing your new roof. You can expect to pay between $1 and $5 per square foot. Your contractor may choose to bill you this separately but it is common to have it included in the general price. Some factors can increase or decrease the price that you pay for this. If you have a lot of layers or if you have a good amount of underlayment then this can translate to higher costs. You may have to hire a dumpster so that the materials can be taken away. Asphalt is classed as being hazardous for some localities, so you can expect to pay more here.

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Repairs

If you know that you have a lot of structural issues with the roof you have now, such as leaks, holes or even rotting wood then this could add on to your bill. Repair costs tend to vary and a lot of it will come down to the damage that has been done. If you have a serious structural issue, such as a damaged truss or rafter then you may need to hire a structural engineer. They can then advise you on the repair that has to be done. This can add thousands to your replacement, especially if you have a very complex roof. If your roof is very old, then you will probably need to carry out additional structural repairs.

Chimneys

If you have an add-on feature, whether it is a chimney or a skylight then this is known as a penetration. It will cost you extra to deal with things like this as you will need to pay out for additional labor and material. If you have a fixed skylight, then this can cost around $150 for the unit and then $500 for the labor. Replacing a chimney will cost around $5,000 and if you are having a partial rebuild done then this can cost anywhere from $1,000 to $3,000.

Warranty

The scope of your job will depend on how much you pay for your contractor warranty. As a general rule, you can expect to pay anywhere from $500 to $2,000. You can usually take out an extended warranty if you want to cover the cost of your roofing materials. An aftermarket warranty could impact the value of your home, especially if you intend to sell. For this reason, you need to consider things like this before you go ahead and make your decisions. Roofing warranties are often worth it if you take it out through your contractor. The main reason for this is because you may get annual check-ups as well as minor repairs included. This is especially the case if you have had your shingles or your flashing damaged. Whether you take out a manufacturer warranty or not will usually come down to your personal preference. You may find that labor is included along with the materials but at the same time, you may have to choose from contractors who have been pre-approved. This can slow down the time it takes to get your repair done. If you want your roof to last then you may find that the warranty covers you for up to 50 years and that this can be a very good investment. Even if the contractor goes out of business, you still have the assurance of knowing that your workmanship has a warranty.

Clean-up

If you know that you are going to be removing your old roof before your new one is installed then you can pay some additional expenses here. The clean-up, along with the disposal of your old materials can be expensive. Your contractor may well charge you more for things like this so be mindful of that.

Insurance

If you know that your homeowner’s insurance is going to cover you for your replacement then this is going to impact your budget quite a lot. If you are having your roof replaced as the result of storm damage then a lot of insurance policies will cover this. That being said, general wear and tear will not be covered, so it is imperative that you be mindful of this as much as you can.
If you want to make the most of your roof replacement then it is imperative that you go through a reputable roofing company. We are proud to say that we are one of the best roofing providers in the sector and that we continually do everything we can to make sure that our customers are confident in our services. If you want a free quote or if you want to find out more about what we can offer then the only thing that you have to do is get in touch with us today. When you do, we can then give you all of the help you need regarding which roof is right for you, and what options are available.

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