Roof Replacement Costs
Roof Replacement Costs 2021 (Installation, Replacement, Pricing)
Your roof does more than add an aesthetic appeal to your home. It also protects you from the elements and dangerous conditions that can be life-threatening. The better you take care of it, the better it can take care of you.
There are many costs to consider when thinking about roof replacement. Ideally, you’ll want to replace a faulty roof before your building is damaged completely.
In fact, your roof plays such a significant role in maintaining the structure of your home that NPS touts its ability to preserve any “structure, regardless of its age, size, or design." This is why you should be diligent in maintaining its condition.
Your first step should always be to gather enough information to make an informed and cost-effective decision. Most importantly, you can increase the resale value of your building by 85% with a roof replacement.
If you're looking for accurate cost information for replacing a roof, look no further. In this guide, you'll learn:
- The Average Cost To Replace A Roof
- Additional Costs To Consider For Roof Replacement
- Signs That You Should Replace Your Roof
- How To Save Money On Roof Replacement
What Is The Average Cost To Replace A Roof?
When it comes to getting a new roof, there are various factors to consider to get an accurate cost. The National Roofing Contractors Association reports that the national average cost can be between $5,250 and $10,500.
However, a homeowner replacing 1,500 sq. ft of roof averages around $7,875 (which includes materials and installation costs).
You must understand that this number represents the national average and is by no means the total cost you’ll pay. Labor costs are specific to the company you work with, and the cost of a new roof depends on the materials you choose, the square footage of your roof, and additional home improvements you need to make.
In fact, there are some notable mistakes that can increase your roof replacement costs. Keep these in mind:
- Hiring an unqualified roofer or doing a DIY project without any professional experience or guidance
- Receiving a sub-standard inspection from a roofer
- Not paying close attention to your warranty
- Not keeping up with maintenance or roof repair
- Roofing over the existing roof (can be cost-effective in the short-term but not recommended)
Your costs may also increase if you have a chimney or skylight. Roofers may have accessibility issues and must put in more work to get the job done.
What Is The Average Cost To Reshingle A Roof?
According to Roofing Calculator, most contractors charge an average of $3.50 to $5.50 per square foot or $350 to $550 per square. Roofing companies are also reported to "employ a 40% materials / 60% labor cost breakdown."
Again, this is just the average. For instance, the new shingles you decide to use must be compatible with the type of roof you have — Gable, Mansard, Flat roof, Mono-pitched, Butterfly, or Hipped roof.
The most popular choice is asphalt shingles, more specifically, 3-tab shingles and architectural shingles. But, other options such as metal roofs, wood roofs, slate roofs, concrete and clay tiles, and composite may work, as well.
If you decide to go with an asphalt shingle roof, consider these two popular options:
Cost For Asphalt Three Tab Shingles
If you’re on a tight budget, choose 3-tab shingles. They are a cost-effective choice.
Pro: Not as pricey, but still adds a classic, uniform touch to your home's outdoor aesthetics
Con: Single-layer material, length of warranty from 20-30 years, and uniform shape and size.
The average price per square foot is approximately $0.78-0.93, with an average lifespan of 12 to 18 years.
Cost For Architectural Asphalt Shingles
Architectural asphalt shingles are commonly chosen because you get "more bang for your buck." Although the pricing can be higher, the quality results you get make it much more valuable.
Pro: High-end, high-quality, better durability, minimum warranty of 30 years (typically 50 years to a lifetime).
Con: Higher roofing cost option.
The average price per square foot is approximately $0.99-1.63, with an average lifespan of 15 to 25 years.
What Is The Average Cost To Replace A Roof By Size?
When determining the common cost to re-roof by size, you have to consider the different factors that go into calculating the number.
For the sake of this example, assume the roofing material is 3-tab asphalt, and the roofing project includes installation labor, job supplies, equipment, and waste disposal.
- 1,500 - $3.73 - $5.07 per sq. ft and project total about $5,600 - $7,600
- 2,000 - $3.73 - $5.05 per sq. ft and project total about $7,450 - $10,100
- 2,500 - $3.72 - $5.04 per sq. ft and project total about $9,300 - $12,600
- 3,000 - $3.72 - $5.03 per sq. ft and project total about $11,150 - $15,100
- 3,500 - $3.71 - $5.03 per sq. ft and project total about $13,000 - $17,600
What Is The Average Cost To Replace A Roof By Location?
Factors influenced by your location heavily determines the cost to replace a roof. First and foremost, your environment and climate can affect the quality of your roof and, most significantly, the cost of repairs and replacements.
Humid locations: Humidity can cause moisture-related damage. Condensation collects on your shingles and can cause water damage, leaks, moss & algae growth, and more.
Sunny locations: On the other hand, if you're in a sunny climate, there can be significant sun damage. Costly problems can include expansion, flashing (can lead to leaking, mold, and mildew), shingles shrinking, blisters & cracks, and more.
What Are Additional Costs To Consider For Roof Replacement?
As with any big project you take on, there’s the additional cost of materials to consider. In this case, replacing your roof includes purchasing all the roofing materials you'll need to get the job done safely and accurately.
Nails
The general rule of thumb is to use 5 roofing nails per shingle in the first row but 4 nails per shingle throughout the main areas. This adds up to 320 nails per square, and you'll need about 2 1/4 pounds, which can be found for around $10 or less.
Underlayment
Consider buying about four rolls of underlayment per 350 square feet. Depending on which brand you choose, you can find them for as low as $15 per roll.
Ice and Water Barrier
Ice and water barriers aren't always mandatory, but if you live in an area that gets heavy rain or ice, it’s recommended. The barrier will cover your entire roof, so the price will depend on your roof size. Installation costs can range from $220-$240 to $265-$280.
Starter Shingles
Starter shingles come in bundles and typically cover 105 linear feet. You can determine the cost by measuring the length of the eaves and rakes and dividing by 3. You can find bundles as low as $30.
Ventilation
Ventilation can be an essential part of maintaining the quality of your roof. Without good ventilation, high temperatures can cause damage and cracks. A roof ventilation system can cost an average of $475, with a minimum of $300 and a maximum of $650. The cost depends on your preferences and needs.
Roof Flashing
Roof flashing is a vital component in certain places of your roof where the roof surface meets the wall. Replacements can cost as much as $300 to $600. Fixing it, however, can cost $15 to $25 per linear foot.
Drip Edge
In most cases, you can expect drip edges to cost anywhere from $10 to $30. Many people look for popular features like Energy Star ratings and high impact/hail resistance.
Unforeseen Cost
An unforeseen cost that may affect how much you spend on your new roof is water damage. In many cases, homeowners don't know that they have water damage until after the shingles are dismantled.
Checking the durability of your soffit and fascia is a good place to start if you suspect water is seeping through. Both the soffit and fascia hold your gutters in place and help prevent water damage.
What Are The Signs That You Should Replace Your Roof?
Before you start ripping up shingles or spending thousands of dollars on materials, there are some things to consider. Be sure to look out for these five signs before replacing your roof:
- If your roof leaks, there’s water damage, or you can see the light through it.
- Edges are lifting, or there are signs of rotting. Also, look out for mold, decay, and/or broken shingles.
- If it's been more than 20 years, your roof may need replacing. Consider your home’s history before making a decision. For example, U.S. News reports that you can get approximately 30 years out of wood shake roofs, 25 years out of fiber cement shingles, and 20 years out of asphalt shingle/composition roofs. On the other hand, metal roofing can last between 40 and 70 years.
- You notice several homeowners in your area re-roofing or replacing their roofs. Most neighborhoods were built around the same time, so this is a good sign to look out for.
- If repair costs are too expensive, it may be time to replace your entire roof, instead.
How To Save Money On Roof Replacement?
Roof replacement can be very expensive. It’s a good idea to look for savings, but you must know where to cut corners safely. For instance, cutting corners on quality (with choice of material or contractor) can cause more damages down the road. So, it's better to pay a little more in these areas now to save in the long run.
Check out the video below that outlines a roofing checklist:
On the other hand, there are ways to save without risking quality. Consider these tips:
- Homeowners Insurance: See if your homeowners insurance policy will cover a significant portion of your roofing costs.
- Do your homework on roof installation and replacement: The more prepared you are before meeting with a roofing contractor, the less likely they’ll be able to talk you into pricier options.
- Shop around and take your time: Compare quotes, warranties, contracts, and contractor experience when considering your options. Roof replacements are expensive, so you don't want to settle for the cheapest option.
- DIY some of the work: This option isn't always possible. But, if it is, you may consider tearing off and disposing of the shingles yourself. It can be a dangerous, work-intensive job, so be sure to weigh your options.