How Much Does a Roof Replacement Cost?
If your roof is showing signs of needing a replacement, it’s important to know how to budget. Learn everything you need to know about the cost of a roof replacement.
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Every homeowner knows that there are challenges that come with owning a home. There are unexpected costs that arise from the maintenance and upkeep, especially when it takes you by surprise.
Perhaps you find that a patch in your roof you have fixed has leaked and caused flooding in your home. You call an expert, only to hear those 6 dreaded words no homeowner ever wants to hear: “It’s time for a roof replacement.” This guide from Kwote Advisor experts will help you know what to expect and how much it will cost you.
With the cost of building materials higher than ever, the roofing industry has seen an upwards of 12% increase in roofing materials in the past year alone. But don’t let that deter you from fixing a leaky roof. Discover for yourself how affordable a roof replacement can be and what it will cost you.
What Are the Costs of a Roof Replacement?
The national average for a complete roof replacement is $11,449. There are many factors to take into account when considering the costs though, which we will break down here by square footage and types. Here are some of the best types of roofing materials in the industry.
Asphalt Shingle Roof Replacement Cost
Asphalt is the most common and well-known roof type. 75% of the roofs in North America are asphalt. Asphalt is also the most affordable option if you are on a budget and looking to save up for your next home project like a new HVAC system.
The average cost for asphalt shingles will cost you between $275-$400 per square foot. For a 1000 square-foot roof, you are looking at between $2,700-$4000. A 2000 square foot roof will cost you between $5,500-$8,000 and a 3,000 square foot roof could be between $8,250 and $12,000.
There are 4 kinds of Asphalt shingles though, which could affect the cost as well. Let’s take a look and see what they are.
1. Fiberglass Asphalt
Fiberglass shingles may not sound like they are asphalt, but they are. The base of these shingles is fiberglass, followed by a waterproof asphalt coating.
Many roof contractors will recommend fiberglass asphalt because of its strength and durability. It is also lightweight and not as bulky because of the fiberglass it uses. Other benefits of a fiberglass asphalt roof include the following:
- Many different color choices
- Have a custom look to them
- Energy efficient
- Long warranty
- They have a high fire warranty
COST: The national average cost to replace fiberglass roofing shingles ranges from $5,990 to $17,140 for a standard 2,000 square-foot roof. The installation cost will depend on the actual square footage, roof pitch, and roofing company. You can expect to pay $2.77 to $6.37 per square.
2. Architectural Shingles
The cool thing about architectural shingles is that they can be customized to look like other high-end materials such as cedar. They are thick and durable and come with a lifespan of between 20-50 years. They then laminate them with an asphalt layer for added protection.
Here are some other great things about architectural shingles:
- A wind rating of up to 130 miles per hour
- Dimensional appearance
- High waterproofing
- Resistant to shingle curling
- They hide roof imperfections
These shingles are going to be on the higher end as far as asphalt pricing goes, but it is well worth it in the end.
COST: The national average cost to replace an architectural shingle roof ranges from $12,440 to $15,330, or $0.97 to $1.51 per square foot ($97 – $151 per square). If you’re looking for something that will last longer, 50-year architectural shingles will come in somewhere around 6 to 7 dollars per square foot.
3. Tab Shingles
Tab shingles, or three-tab shingles, have a unique look because each shingle looks like three different pieces.
There are pros and cons to three-tab shingles, the cons being that they have a shorter lifespan than architectural shingles. In a mild climate, tab-shingles have an average lifespan of between 12-15 years but will only last about 7-10 years when exposed to rougher climates.
Three-tab shingles are the most affordable, costing around $100 per square foot! Some other pros include:
- A wind rating up to 60 miles per hour
- Can gain a 25-year warranty
- Thinner and have a flatter appearance
Consider tab-shingles if you are on a budget and looking to spend your money elsewhere, otherwise, put a little extra into your roof so you don’t have to worry about it for years to come.
COST: The average cost of tab shingles ranges from $28 to $34 per bundle of asphalt three-tab shingles.
4. Organic Asphalt
The final type of asphalt shingles is environmentally friendly because they are constructed from single layers of wood fiber or recycled paper. The paper is then saturated in asphalt for waterproofing and is then coated with an adhesive asphalt.
Though you may still see some roofs with organic asphalt on them, they are no longer produced today. There are now better options out there, and they are not as durable as what we have today.
COST: organic asphalt shingles typically run somewhere between $10-$11 per square foot. This price includes installation.
Metal Roof Replacement Cost
Metal roofs are becoming more popular, and for good reason: they are durable. Research has shown that a metal roof can also increase the value of your home by 6%. They are easier to maintain than the typical asphalt roofs and can help to lower cooling costs in your home as well.
A metal roof may cost you more to install but will save you in the long run because of its durability. They can last 3 times as long and will be a great investment for your home.
Depending on the location, material, and roof size, a metal roof will cost between $9,204 – $49,339.
1000 Sq Ft COST: 1000 square foot metal roof will cost between $8,894 and $11,400.
2000 Sq Ft COST: 2000 square foot metal roof replacement costs between $14,160 – $18,331
3000 Sq Ft COST: 3000 square foot metal roof average costs range between $22,003 – $30,039.
Again, this price will vary based on what kind of metal roof you go with. You will pay more in the upfront costs than asphalt shingles but the overall maintenance and installation costs are lower. Let’s take a look at 5 of the most popular types of metal roofs and their costs.
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1. Aluminum Roof
A common myth about metal roofs is that they rust. If you have ever driven by an old barn that has a metal roof on it, then you will have seen these rusted metal roofs.
However, due to advancements in roofing technology, this is no longer the case. Metal roofs are now made to stand up to the erosion and decay that occurred with old-time metal roofs.
A metal roof is a fantastic option if you live near the ocean because it has a resistance to saltwater damage. It’s also fire, ice, wind, and pest-proof!
The average lifespan for an aluminum roof is 50 years, which in that time you could go through at least 2 asphalt roofs. Here are some other pros to aluminum roofs:
- Made from 90% recycled aluminum
- Lightweight, saving you money on installation and labor costs
- Reflective aluminum helps keep your home cool or warm
- Stylish and come in a wide variety of colors
Of course, we know that a con to aluminum is the initial installation cost, but here are some other things for you to consider before you buy a metal roof:
- Can become dull and lose their shine over time
- There is a noise factor to consider when buying aluminum roofs
- Pressure sensitive if put through extreme weather
Some people find that the sound of rain on the aluminum roof can be soothing. There are even white noise recordings of it to help people sleep, so make sure you enjoy the sound before purchasing one of these roofs.
For an aluminum roof you will roughly pay between $9 and $16.50 per square foot, which comes out to be around $15,500-$28,000.
2. Copper Roofing Cost
Copper roofing is considered the crème de la crème of roofing. It is extremely durable and lightweight but is also one of the most expensive roofs. The total cost for a new copper roof is around $21 to $39.70 per square foot, which is around $35,700-$67,500 for a 1,700-square-foot roof.
Both copper and zinc roofs are for the most part maintenance-free and can go for many years before any maintenance is needed. Copper can be applied to almost any style of roof and will never corrode or rust.
When it comes to a copper roof, the pros outweigh the cons. The pros are as follows:
- Durable, lasting 60-100 years
- Maintenance free
- Beautiful natural color
- Copper is mildew-free, fungus-free, fire-proof and ice-proof
- Environmentally friendly
- Great versatility
3. Zinc Roof Replacement
Zinc roofing is considered to be the competition to copper. When it comes to pricing, however, zinc beats copper hands down. It is the greenest of all the metals and is the longest-lasting material, lasting well over 150 years.
Zinc is 100% recyclable, requiring only a quarter of energy to melt it due to it having the lowest melting point of all metals. Zinc also has a self-healing coating that covers any scrapes and scratches it may get, requiring little to no maintenance.
One important thing to remember when choosing a roofing company is that it is trustworthy. Make sure they are properly sealing the underside of the shingles and panels. This will help your zinc roof resist corrosion.
The cost for a zinc roof averages between $6.50 and $10.50 per sq. ft., or $650 to $1,050 per square, making it more affordable than copper.
4. Corrugated Metal Roofs
Corrugated metal roofing may be one of the least expensive metal roofing materials, but is less durable than the other materials. Corrugated metal panels have a distinctive wave in their appearance, allowing for easier installation. This is because the waves of each groove fit together seamlessly.
One of the best things about a corrugated roof is that it can be installed right over the top of a pre-existing one, saving you labor costs. It is made out of galvanized steel, making it the best lightweight material.
These metal panels cost between $1 and $2.50 per square foot for the raw materials or between $5.50 and $11.50 for materials plus installation costs. This comes out to be about $9,350-$19,500 for a 1,700 square-foot roof.
5. Tin Roofing Replacement
A product called terne is used in the making of tin roofs. Terne is a steel plate that is coated with an alloy of tin and lead. Tin may not be as popular as the other metals, but it is still durable and corrosion-resistant.
You can choose to paint tin, or after it sits a long while, it will develop a gray film called patina. This comes from oxidation that occurs over a long time.
The cost of tin can range from $10 to $18.50 per square foot, for a total of about $17,000-$31,450. It is an affordable option for those who want a metal roof but may not wish to pay the price that some of the other metals cost.
Slate Roof Cost
It is estimated that there are 11 million tons of roofing waste in the US each year. This is in large part due to asphalt roofing and scraps from installation tear-offs from roof repairs and roof replacements.
This is one of the many reasons why people are choosing to make the switch to more eco-friendly roof materials like metal and slate.
One of the main reasons why people tend to like slate is its appearance. Slate gives your house a classy look that no other roof material can. They come in a wide variety of thicknesses and sizes, as well as colors, making slate a great choice for those who love customization.
Slate is one of the few kinds of roofing tiles that are 100% fireproof. This is a huge advantage to homes that are located in places prone to wildfires.
It is not unreasonable to have slate tiles last for 150 years as long as the roof is properly installed. This is another reason why it is so important to find the right roofing contractor for your home.
Putting up a slate roof, though appealing, has its cons as well, the number one con being its high cost. The average cost to install a slate roof is $27,000 to $48,000 for a standard 3,000 square foot roof. If installed correctly, though, it can last 5 times longer than other standard roof materials.
Many roofing contractors may tell you they know how to install a slate roof when in fact they don’t. If installed incorrectly, it can be like having no roof at all, so ask for references and find out how much experience they have installing a slate roof.
The durability of slate tiles is not the best, and while a normal roof you can walk on if needed, a slate one you cannot. Slate tiles also come in lots, so if you need to replace some, it can be almost impossible if you want to match them up.
Unlike many of the other lightweight roofing materials, a slate roof can weigh anywhere from 800-1,500 pounds every 100 feet. You will need to have your home checked to make sure it can withstand the weight before these tiles are installed.
Concrete and Clay Roofing
Homes with clay or concrete roofs are instantly recognizable. These types of roofs are seen in warmer climates and do well under extreme heat. They are highly durable and can be painted if you wish for a more customized look. Clay roofs generally resemble terra-cotta, and concrete tiles can be made to look like clay tiles.
Though durable, these types of roofs are not immune to damage and can crack and shatter if exposed to extreme cold. This is why you will see them more in warm climates.
Concrete and clay tiles are not the most cost-efficient tiles out there. Concrete tiles can cost $400 to $900 per square foot, and clay tiles can cost around $700 to $1000 per square foot. People choose these tiles for the design more than anything else.
Wood Roofing Materials
Two of the main styles of wood roofs are wood shingles and wood shakes. The difference is in the way they cut and install them on the roof. Cedar shingles are cut by a machine and have a more clean-cut look to them. Cedar shakes are split by hand and look more rustic.
These types of shingles are great for traditional and historic-style homes, but make sure a professional does them to ensure proper installation.
Cedar shakes and shingles are now fire retardant, making them a safer option than they were in the past. As the shingles weather, they turn a beautiful silver gray, which will only increase the aesthetic appeal of these fine shingles.
A wood roof will last anywhere from 20-25 years, but there are a few cons that come with these types of roofs:
- Fire retardant only lasts a few years
- Require periodic fungicides and preservatives
- Can warp, splinter, crack, and mildew if not cared for
- Moisture buildup can lead to warping if not properly maintained
The cost of a wood roof tends to be less than many of the other roofing materials. A 1,600 square foot roof would cost between $6,400-$11,200 for cedar shingles and $9,600-$15,200 for cedar shakes.
If you like the look of wood but don’t want to deal with all the upkeep, then synthetic shingles made to look like wood might be the way to go.
After you have decided on the roof type you want and what your budget will be, you can think about adding accessories to your roof.
Skylights are a wonderful addition to any roof if you have the budget for them, and they can offer you a sky view right from your living room or bedroom.
Solar panels are one way to help save on energy costs in your home and can also increase the value. Check your local area for a good solar panel service that is right for you.
Swamp coolers are a great way to pump cool air throughout your house, and the roof is one of the best places to install these. Placing them on the roof makes it easier to connect them to the duct system as well.
Advantages of Replacing your Roof
One of the biggest advantages of replacing your roof is the return value you will get should you sell your home. Homeowners will be willing to pay more for a home if they know the roof is not going to collapse on them a month after the purchase.
Any realtor will tell you that curb appeal is everything. The old saying “don’t judge a book by its cover” does not apply when buying a home. You want the outside to look as nice as the inside, and installing a new roof can help with that.
By ensuring that your roof is up to par, you are also ensuring that things like water damage and flooding do not occur.
If you are unsure of whether you need a roof replacement, it might be a good idea to get a roof inspection. There are things you can check yourself before hiring a contractor. Here is a checklist of things that should be looked for while inspecting:
- Check the rubber boots around vent pipes for any cracks
- Inspect shingles for blistering, bubbling, or tearing
- Make sure there are no missing shingles
- Check any caulking for cracks or peeling
- Look for mass patches of moss that can hide roof decay
Another good way to tell if your roof is beginning to show its age is by cleaning the gutters. If you see large amounts of colored grit inside, this could mean that the asphalt granules that are used to protect your roof from the sun could be wearing off.
It is a good idea to inspect your roof after any storms, especially if high winds and hail were involved. If you are still unsure if your roof needs to be replaced, then it might be a good idea to hire someone to inspect it.
The average cost of a roof repair is around $949 but can be anywhere between $364 and $1,556. You will get a more thorough look over, both inside and out, by trained professionals who know what to look for.
Should I Replace or Repair my Roof?
While it is probably your hope that your roof only needs a quick repair, there are a few things to take into consideration when making this decision.
The age of the roof is going to be a huge factor in deciding whether you need a roof replacement or not. As your roof ages, you don’t want to find yourself constantly paying for roof repairs. It will be well worth the investment if the time has come to replace your roof.
If your roof has suffered significant damage beyond repair, then it is time to replace your roof. But there are some things like moss growing, as we mentioned before, that might go unnoticed. If you do have older metal shingles that are rusted, then you will want to replace your roof as well.
A leaky roof is a tell-tale sign that you may need a roof replacement. Repairs will only bandage a problem for so long, which may buy you some time to save up for your roof replacement.
A leaky roof could lead to other damages and expenses too such as water damage, mold growth, replacement of installation, and ceiling damage.
Replacing a roof may sound like a scary thing, but when you think about all the money it could potentially save you, it’s not so bad.
How to Maintain Your Roof
The best thing you can do to ensure the longevity of your roof is to maintain it before the pain. Being proactive needs to start the moment you purchase a house. Here are some things you can do that will help keep your roof in tip-top shape:
- Clean gutters twice a year or after any storm
- Remove any moss you see growing right away
- Check your attic for leaks
- Constantly check your shingles for damage and cracking
- Keep snow and ice off the roof
- Make sure trees are kept trimmed and do not overgrow
There is no guarantee that doing these things will keep you from ever needing to replace your roof. But doing so may add a few extra years to your roof.
Does Insurance Cover Roof Replacement?
Insurance companies understand that the maintenance of the roof is completely up to the homeowner. If you want to stand any chance of getting money toward your roof, then make sure you are taking care of it.
Homeowner’s insurance is more likely to pay for damage that has occurred through mother nature than from a roof that is naturally deteriorating. If you have a roof that is over 20 years old then you may not have insurance on it at all.
Now it is possible that should you have water damage due to a leaky roof, they may cover the costs for you. This is covered under the all-perils section of your policy.
It is recommended that you call your insurance company for an inspection, should you wish to get any coverage at all on your roof. Have all documents, photos, and any paperwork ready to show them to ease the troubles for everyone.
Tips to Save Money on Roof Replacement
Everyone wants to know how they can save money these days, especially when you are paying thousands for a home project. Here are some tips that will help you pinch pennies where it counts.
It is important that you don’t hire the first roofing contractor you meet. Maybe one has a catchier jingle, so you decide they must be the best, but this is not always the case.
It is okay to shop around and get different quotes from many places. You should have at least 5 under consideration before finalizing your decision.
Replace Off Season
Fall and summer are the busy seasons for most contractors. This means prices tend to run higher. By waiting until the end of winter or even early spring, you may be able to get an off-season discount.
Do Partial Work
Part of the costs come from having to tear down the pre-existing shingles and materials. If you feel comfortable enough to do so, you may want to try your hand at ripping them out yourself.
A good way to save on the costs of materials is to reuse anything that is not damaged. When your contractor inspects your roof, let them know you are interested in salvaging these materials for reuse in your roof replacement.
Questions for Your Roofing Contractor
It is a good idea to have a list of questions written down and ready to ask, so you know what to expect. Here are some questions for you to remember when searching for your roofing contractor.
What Are the Labor Costs?
On average, the labor cost will be between $150-$300 per square, so it’s important to know up-front what those costs will be before you choose a contractor.
Are You Licensed?
All contractors should be licensed, bonded, and insured, and yes, it is okay to ask for copies of these documents. You are the paying customer and have the right to know that your contractors are legit.
How Long Have You Been in Business?
If a business has been around for 20 years, it is safe to assume it will be around for many years to come. The last thing you want is for a business to go under after a year into your roof replacement, which could void any warranty you may get. This leads us to the next question.
Do You Offer a Warranty?
Choosing a company that offers a warranty is a bonus. A warranty can be anywhere from 1 year to life. Companies that provide lifetime warranties show they care about the work they put into your roof so choose wisely.
This is probably the most important question you ask because you will be able to see firsthand what kind of company you are hiring. If a contractor refuses to give you references, run. Talking to past clients is a great way to hear how others like their roof.
Get Roofing Replacement Quotes
If you are unsure of where to begin for your roof replacement, then get a free roof replacement quote here. You will get quotes from 3-5 vetted companies in your area, so reach out to us today and get started.