Your roof is a crucial component of your home, ensuring that its structure and inhabitants are protected from the elements while maximizing energy efficiency. When your roof is damaged or showing signs of wear or age, a timely replacement can help you protect your investment in your home.
The first question many homeowners have when it is time to replace their roof is how much the project will cost. When you factor in materials and labor, this can be a very expensive undertaking. According to Forbes, a full roof replacement in the U.S. can cost anywhere from $6,700 to $80,000, which is a very broad range. This is because there are so many different variables that influence the cost of a roofing project.
Calculating the cost to replace your roof can be tricky, so here is some advice on how to accurately estimate the cost of a roof replacement.
View Roof Replacement Costs In Northern Virginia
Estimating Roof Replacement Cost By Size
You can get a rough idea of the cost of your roof replacement by considering its size. As you might expect, replacing a bigger roof is more expensive due to the need for more raw materials and additional labor time. It is not just the overall size of the roof but also the pitch that determines the cost of the project, however.
According to Roofing Calculator, roof replacement costs for a typical 1500-square-foot home with a 5/12 roof pitch and architectural shingles are in the range of $6600 to $9000, while those with a 2000-square-foot-home should expect to pay in the range of $8900 to $12,000. The replacement cost for a 2500-square-foot home’s roof is between $11,100 and $15,000.
Estimating Roof Replacement Cost By Material
The type of roofing that is being replaced is one of the biggest determinants of the cost of the project. Roofing contractors typically supply quotes using the cost per square of materials. One roofing square equals 100 square feet. However, to make this calculation easier for homeowners, we will provide pricing averages for square feet.
Here is a closer look at how much you can expect to pay for different roofing materials; keep in mind that the information provided is only an estimate.
View Average Lifespan Of Different Roofing Materials
Asphalt Shingles
Asphalt shingles are one of the most popular roofing materials in the country thanks to their durability and affordability. They are currently the most common type of shingles for both residential and commercial buildings throughout the nation, with RoofCalc reporting that around 67% of American residential roofs use asphalt shingles.
Homeowners can expect to spend somewhere in the range of $5800 to $10,000 to replace a full roof using asphalt shingles. However, within the category of asphalt shingles, there are different types that come with different price points. For example, premium architectural shingles can cost between $4.39 and $5.95 per square foot. These are more expensive than other options but are also considered the strongest asphalt shingles, lasting for as long as 50 years.
Architectural asphalt shingles are considered a mid-range option, costing in the range of $4.11 to $5.57 per square foot. They typically come with a 30-year warranty for additional peace of mind. These shingles are more aesthetically pleasing than three-tab shingles.
Three-tab shingles are considered the most basic and affordable type of asphalt shingle, with the national average cost ranging from $3.43 to $4.65 per square foot. In addition to their low price, they are favored by many homeowners because they are quick to install and relatively DIY-friendly.
| Roof Size | Three-Tab | Mid-Range | Premium |
|---|---|---|---|
| 1,000 Sq. Ft | $3,430 – $4,650 | $4,110 – $5,570 | $4,390 – $5,950 |
| 1,700 Sq. Ft | $5,831 – $7,905 | $6,987 – $9,469 | $7,463 – $10,115 |
| 2,400 Sq. Ft | $8,232 – $11,160 | $9,864 – $13,368 | $10,536 – $14,280 |
| 3,000 Sq. Ft | $10,290 – $13,950 | $12,330 – $16,710 | $13,170 – $17,850 |
| 3,400 Sq. Ft | $11,662 – $15,810 | $13,974 – $18,938 | $14,926 – $20,230 |
It is important to note that because asphalt shingles are not able to stand up to severe weather as well as other materials, higher-end asphalt shingles are not a good choice in cases where more durable roofing options are being offered for a similar price. Although asphalt roofs perform well in moderate climates, those with severe temperature fluctuations and strong rains and snow may wish to choose a different material. However, they are considered a good choice for reroofing on a budget before selling a home, particularly a moderately priced one.
Metal Roofing
Metal roofing boasts a long lifespan and plenty of curb appeal, and it is considered a premium roofing material as a result. Homeowners can expect to pay somewhere between $10,000 and $41,000 to replace their existing roof with a metal one.
This is a sizable range because different metals come with different prices, with aluminum roofing generally costing significantly less than copper or steel roofing.
Homeowners who opt for a metal roof can choose from three main varieties that come with different price points. The most affordable is corrugated aluminum roofing, which costs between $6.03 and $8.15 per square foot, according to Roofing Calculator. Metal shingles cost somewhere in the range of $7.69 to $10.41 per square foot, while standing seam metal roofing can cost between $18.11 and $24.50 per square foot for installation. Standing seam metal roofing is aesthetically pleasing and known for being weather tight and extremely durable.
| Roof Size | Corrugated Aluminum | Metal Shingles | Standing Seam Metal |
|---|---|---|---|
| 1,000 Sq. Ft | $6,030 – $8,150 | $7,690 – $10,410 | $18,110 – $24,500 |
| 1,700 Sq. Ft | $10,251 – $13,855 | $13,073 – $17,697 | $30,787 – $41,650 |
| 2,400 Sq. Ft | $14,472 – $19,560 | $18,456 – $24,984 | $43,464 – $58,800 |
| 3,000 Sq. Ft | $18,090 – $24,450 | $23,070 – $31,230 | $54,330 – $73,500 |
| 3,400 Sq. Ft | $20,502 – $27,710 | $26,146 – $35,394 | $61,574 – $83,300 |
The average lifespan of a metal roof is around 50 years, although many metal roofs can last for several decades longer. It stands out as the most affordable premium roofing type and provides durable protection in all climates. As a result, it has seen a significant rise in popularity during the last decade.
It is also suitable for homeowners who are looking to save money on energy costs as well as those who are trying to make their homes greener. Some metal roofs are made using as much as 80% recycled materials. In addition, many metal roofs have received an Energy Star rating as a “cool roof”, allowing homeowners to save on their monthly energy costs.
Another benefit of metal roofs from an environmental standpoint is their suitability for installing solar panels. For homeowners who are building new homes on which they intend to install solar panels, metal is the recommended roofing material.
View Shingles vs. Metal Roof Comparison
Wooden Shakes & Shingles
Wooden shakes and shingles have a distinctive appearance and are often chosen for aesthetics alone. While wood shingles are cut smoothly and tend to have a modern style, shakes are made using split wood and have a distinctive textured appearance. Both shingles and shakes may be made of wood such as spruce, pine, cedar, cypress and redwood. While many wood roofs begin with a light color, they often turn silver-gray or dark brown as they age.
Wooden roof replacements generally range from $10,000 to $15,000, according to Roofing Calculator. Wooden shingles cost between $6.02 and $8.14 per square foot, while wooden shakes cost slightly more at $6.47 to $9.12 per square foot.
| Roof Size | Wooden Shingles | Wooden Shakes |
|---|---|---|
| 1,000 Sq. Ft | $6,020 – $8,140 | $6,470 – $9,120 |
| 1,700 Sq. Ft | $10,234 – $13,838 | $10,999 – $15,504 |
| 2,400 Sq. Ft | $14,448 – $19,536 | $15,528 – $21,888 |
| 3,000 Sq. Ft | $18,060 – $24,420 | $19,410 – $27,360 |
| 3,400 Sq. Ft | $20,468 – $27,676 | $21,998 – $31,008 |
However, it is important to keep in mind that wooden roofs require significantly more maintenance than other materials in order to maintain their appearance and performance. Improperly maintained wooden roofs can experience algae growth or rot and a reduced lifespan. While thicker wood shingles can withstand hail and ice, this material is more prone to catching on fire than other roofing materials when it has not been treated with fire retardants. As a result, it may have an impact on your homeowner’s insurance cost.
Tile Roofing
Tile is one of the more expensive roofing materials available, but many homeowners believe it is worth the investment because of its durability and its pleasing appearance. Clay tiles can last for up to 100 years, although they may become brittle as they approach the end of their lifespan. They cost between $9.09 to $12.29 per square foot.
Concrete tiles are more affordable, costing anywhere from $6.27 to $8.49 per square foot, and they have a similar appearance to clay tiles while coming with the added benefit of being easier to install.
| Roof Size | Concrete Tiles | Clay Tiles |
|---|---|---|
| 1,000 Sq. Ft | $6,270 – $8,490 | $9,090 – $12,290 |
| 1,700 Sq. Ft | $10,659 – $14,433 | $15,453 – $20,893 |
| 2,400 Sq. Ft | $15,048 – $20,376 | $21,816 – $29,496 |
| 3,000 Sq. Ft | $18,810 – $25,470 | $27,270 – $36,870 |
| 3,400 Sq. Ft | $21,318 – $28,866 | $30,906 – $41,786 |
Slate Roofing
A slate tile roof is widely considered the most expensive roofing option, but its extremely long lifespan – with some slate tile roofs lasting as long as 150 years – and its low-maintenance nature make it a great choice for those who have room in their budget for higher-end materials.
Replacing a slate roof can cost between $40,000 and $54,000, according to Roofing Calculator.
Factors That Increase Your Roofing Cost
Some factors can be difficult to account for when calculating roof replacement cost. Here is a look at some of the most common factors that can cause your price to deviate from the average.
The Cost Of Roofing Materials
The current economic conditions can influence the cost of your roofing materials beyond the variations seen between more affordable materials such as asphalt and higher-end ones like slate. For example, changes in supply and demand, seasonal rate spikes and fluctuations can all play a role.
In addition, natural disasters such as floods and hurricanes can affect the cost of roofing materials by interrupting the supply chain.
Labor Costs
The cost of labor charged by professional roof installers can vary according to local economic conditions. The competition among local roofers, the costs of dumping waste, overheads and profits, and the cost of workers compensation insurance and liability for roofing contractors can all drive up roofing costs.
Labor generally accounts for around 60% of the overall cost of a roof replacement project. This means that on a roof replacement that costs $10,000, around $6000 of it will likely be for labor. According to Roofing Calculator, roofers are generally paid a rate of around $130 per hour, while general roof laborers are paid around $35 per hour.
This is why choosing the right roof replacement contractor is so important. Homeowners should check the roofing company’s reputation, asking friends and relatives for referrals and looking at reviews online to get a better idea of public opinion of the roofers you are considering. You should also check whether the roofing company offers a warranty. Reputable roofing contractors often provide a workmanship and labor warranty that would provide assistance in the event that they make a mistake with their installation.
Although roof replacements are very expensive and homeowners often seek to maximize savings, the cost should not be the sole deciding factor when choosing which contractor to work with. Those that offer unusually low prices may be working with sub-par materials or taking shortcuts with installation that could lead to greater expenses in the long run. Likewise, those that provide quotes on the higher end are not necessarily the best roofers. Obtaining multiple quotes from different roofing companies can help you get a better idea of whether you are paying a reasonable price.
The Complexity Of Installation
The design of the roof, along with its pitch, accessibility, and the number of floors on the home can all play a role in the overall cost of the project. Although it is possible to approximate how much you can expect to spend, most roofers are only willing to provide an accurate estimate after physically inspecting the roof.
Location
The location of the home is another factor that influences the cost of a roof replacement. Homes that are situated in areas that are subject to heavy snowfall on a regular basis may need ice barriers or extra underlayment to protect the home and the roof. For those in warmer climates, certain materials like asphalt may not be good options due to their tendency to crack in high temperatures.
According to RoofCalc, homes situated in the Pacific region can expect to pay around 18% more than the average for the U.S., while those in the West South Central region may find roof replacement costs that are 16% less than the average. However, climate is only one aspect of location that can influence the cost of a roof replacement.
Local and state jurisdictions sometimes have requirements pertaining to materials, methods of installation, or permits that can affect the cost of a roof replacement project.
How Online Roof Replacement Estimate Calculators Work
There are some online roof replacement cost estimators that can give you a very precise idea of how much you might expect to pay in your particular case. For example, RoofCalc.org offers a roofing cost estimator that takes many of the factors involved in a roof replacement into account to give you a tailored range. Their price estimates include installation and materials, but they should be considered a guide only.
The way the calculator works can provide valuable insight into the process of making an accurate estimate, even for those who plan to perform their own calculations.
Total Size Of Roof In Feet
The first metric the calculator asks for is the size of your roof in feet. The ground dimensions are sufficient for most estimates, and there are instructions for accounting for roof overhangs on the site. If your roof has multiple areas, just make sure the overall square footage matches to ensure the calculator considers the right amount of material.
Define Angle/Slope Of Roof
Next, you will need to select the slope, or angle of your roof as this helps provide a more accurate idea of the roof’s area.
Complexity Of Roof Style
The third field prompts users to estimate the complexity of their roof. The pull-down menu provides three options: simple roof, medium difficulty, or a very cut-up roof. They suggest that those who have ranch-style or Cape Cod homes choose simple, while Victorian homes with multiple sections and dormers should select the cut-up option. Those who are unsure can go with medium complexity.
History Of Existing Shingles/Roof
The next box is labeled “tear-off” and is used to indicate whether you will have your previous shingles removed before the new roof is installed. This is highly recommended to extend the lifespan of the roof and give contractors a chance to inspect the underlayment for signs of damage.
Number Of Floors In Home
Next, you will be prompted to select the number of levels in your home from one, two or three. This information helps the calculator determine the ease of accessing the roof, which will influence the labor costs associated with the project.
Desired Roofing Material
The next field is for your desired roofing material, which can have an outsized influence on the overall cost of the roof. Asphalt, metal, natural slate and wood are just a few of the options that are available.
Location Of Home
Finally, you will be asked to note the region of the U.S. in which you reside. A map is provided for those who are unsure. You can also select “national average” to see how the price in your region compares to the country at large.
Final Roof Replacement Estimate
After that, you can click on the “Calculate” button and the system will provide you with cost estimates for your roofing materials and labor, as well as the expenses of tearing off and dumping the old roof and obtaining building permits. You will receive three estimates: low-end, mid-range and high-end. These represent the prices you might be quoted by contractors in your area who cater to homeowners in these price ranges.
Additional Considerations When Calculating Roof Replacement Cost
While many people focus largely on the shingles and labor when determining the cost of their roof replacement, it is important to keep in mind that there may be other considerations to factor in as well.
Decking
The decking is the plywood that is placed over the rafters upon which the roofing material is installed. In cases where a roof has been leaking or is damaged, it may be necessary to replace this decking, which can cost between $2.20 and $3 dollars per square foot.
Keep in mind, however, that contractors may not be able to determine if the decking has been damaged until they have removed the existing roofing material. This means that decking replacement might only be added to the cost of the project after you have been given a quote by the contractor. This should be discussed beforehand to avoid unexpected costs.
Roof Flashing & Pipe Boots
Vulnerable areas of roofs, such as around skylights or at the base of chimneys, often contain roof flashing to make them watertight. This thin plate of galvanized steel can cost between $9 and $11 per foot to replace. Although this may sound like a big expense, flashing is generally limited to the most vulnerable areas of the roof, so it may not add much to the overall price of the project.
Meanwhile, pipe boots are often installed around the base of pipes in the roof to prevent leaks. These cost between $63 and $85 and are generally made of rubber.
Homeowners should keep in mind that both pipe boots and flashing do not have to be changed every time a roof is replaced; those that are in good condition can generally be reused. However, those that are damaged should be replaced or they could cause leaks and other damage that can require more expensive repairs in the future.
Fascia & Soffit
Fascia and soffit materials run along the edge of your roof and are therefore susceptible to rot and water damage. Fascia boards are found along the roof’s lower edge and support gutters and the lower part of the roof, while soffits cover the overhang of rafters or trusses.
These features may need to be replaced as part of a roof replacement, although some homeowners choose to take on this part of the project on their own to save money. Installing new fascia boards typically costs between $4.25 and $8.62 per linear foot, while soffit replacement may cost between $2.80 and $5.28 for each linear foot.
Underlayment
The underlayment of a roof protects the roof’s decking from water damage. This means that if the shingles crack and water makes its way through them, the underlayment will stop it from rotting the overall roofing system.
Underlayment is often required by municipalities for the home to comply with local building code codes. When a roof is replaced, it is often necessary to replace the underlayment as well. This can cost between $1.50 and $2.10 per square foot.
Removing The Existing Roof
Another factor that must be considered when estimating the cost of a roof replacement is the cost of removing the existing roof and disposing of it. This can cost up to $2 per square foot depending on the roof’s characteristics and material.
For example, Roofing Calculator estimates that asphalt shingles cost around $0.50 per square foot to remove, while the cost to remove a square foot of tile roofing approaches $2. Overall, homeowners can expect to pay somewhere between $600 and $3300 to have their existing roof removed and disposed of.
However, some types of roofs do not have to be removed as new shingles may be installed on top of certain types of older shingles. This depends on your local building codes, but many of them will allow two to three layers of shingles to be installed before a full replacement is needed.
Although this may save a significant amount of money at the time of the replacement, it is important to keep in mind that multiple layers will take longer to remove and will drive up the cost of future roof replacements.
Moreover, installing shingles over existing ones means the roofing contractor will not have the opportunity to look at the roof’s decking or underlayment for potential damage. If a problem is not caught during the replacement, another roof replacement may be needed much sooner than anticipated.
Request a Cost Estimate From The Roof Replacement Professionals
Although this information should provide you with a reasonable idea of how much you can expect to spend on a roof replacement, it is not a substitute for the opinion of a professional who has personally inspected your home. Reach out to the experienced Northern Virginia roofing contractors at Adelphia Exteriors today to request a free roof evaluation and discuss our roof replacement services.