Roof Replacement Cost
Cost to Replace a Roof
The typical cost to install or replace a roof is roughly $9,100 for a 1,200 square foot project. While the cost ranges from about $5,200 to $10,900, higher-end projects can cost upward of $23,300. The final cost of your project will depend on a variety of factors, including the type of roofing materials you use, the shape and square footage of your roof, and the labor costs in your area.Table of Contents:
- How much does roof replacement cost?
- What is a typical roof replacement cost per square foot?
- How can the shape of your roof affect the replacement cost?
- How much do different roofing materials cost?
While the cost to replace or install a new roof might seem high, it’s important that you hire a skilled roofing professional to do the job. In other words, roof installation is not a home improvement project in which you’d want to cut corners. Besides laying down new roofing, contractors will also tear off your old roof. They’ll be able to clean up and dispose of the materials for you. A roofing company will also be well-versed in obtaining the proper building permit for the job. All of this should be included in the new-roof cost estimate they give you.
You can set a reasonable budget for yourself by knowing what sorts of roofing materials are out there. It’s also useful to call more than one roofing company in your area to get multiple quotes for roofing costs in your ZIP code. Read on for a detailed guide on roof costs and installation fees, so you can jump into the project prepared.
What is a typical roof replacement cost per square foot?
Your roof size is one of the biggest determining factors of your project’s total cost. Roofing contractors typically charge “per square,” which is equivalent to 100 square feet of roof surface. Usually a roof replacement job is $7.50 per square foot on average, or $750 per square. To help you calculate a typical rate, it’s useful to remember that homes in the United States usually range in size from about 1,500 to 2,500 square feet. Assuming a 2,000 square foot home is two levels, and factoring in the pitch of the roof, we can estimate that most roofs are about 1,200 square feet, or 12 squares. Older homes are often on the smaller end, while new construction tends to be bigger. Of course, the price per square will vary depending on labor costs in your area, the shape of your roof and the type of roofing materials used.How can the shape of your roof affect the replacement cost?
Whether you have a sloped or flat roof will usually affect the cost of installation. Roofing professionals refer to the slope of a roof as its pitch, and for homes with a steep pitch, the price for installation may be higher. That’s because workers will need to wear harnesses and the job will generally be more difficult. Typically, a roof with a 7:12 or greater pitch (meaning it rises 7 inches every 12 inches of roof) is too steep to walk on and may cost more. Similarly, for homes with more complex roofs, with multiple slopes or rounded edges, installation costs can be heftier. Flatter roofs, on the other hand, are much easier to work on, so might cost less in comparison.
How much do different roofing materials cost?
You’ll have a number of options when looking to replace your old shingles or tiles. Different roofing materials can vary widely in price, so it’s important to know your options to begin with. While asphalt shingles are the most affordable, metal, slate and tile roofing can be much more costly. Read on for detailed cost guides by roofing material type, along with installation costs.Asphalt Shingles
If you’re looking for new shingles, asphalt is the most common roofing material and also by far the most affordable. Asphalt shingles are both lightweight and relatively easy to install. They can cost anywhere from $180 to $720 per square. Typical 1,200 square foot asphalt shingle roof installation projects cost an average of $4,300, however, high-quality products can easily be more expensive. While asphalt roofing is commonly bought in 3-tab 25-year-warranty shingles, it’s also available in dimensional 30-year shingles and premium 50-year shingles.
- 3-Tab Shingles: The most basic type of asphalt shingle available, 3-tab shingles come with a 25-year warranty and have a more structured, uniform look. They can cost anywhere from $180 to $370 per square to install. The majority of that price comes from installation costs, as these shingles require more precision to lay them in straight rows.
- Dimensional Shingles: A bit thicker and more high-end, dimensional shingles have an organic, varied look. Sometimes called architectural shingles, they cost more than 3-tab shingles to install. They come with a 30-year warranty.
- Premium Shingles: Like dimensional shingles but even higher-quality, premium shingles will look great and come with a 50-year warranty. They can also be referred to as architectural shingles for their varied look. Premium shingles cost even more than dimensional shingles to install. If you plan to stay in your home long term, premium shingles can be a good investment.
Wood shingles can look beautiful and go with a classic Cape Cod look. They do require a bit more maintenance, however, and should be treated to protect against insects and water damage. Wood shingles are also more prone to catching on fire. They’re a bit pricier, coming in at around $480 to $730 per square. Wood shingle installation projects cost an average of $7,250 for 1,200 square feet.
A less traditional option, metal roofs are actually quite durable and can last for decades. While versatile for a number of styles, they work particularly well on midcentury, modern or modern farmhouse-style homes. Metal roofing is more expensive and can cost as low as $360 to as high as $1,570 per square. The difference in price can be attributed to the variation in cost among types of metal. Steel is usually a much cheaper option than aluminum, and copper roofing is typically quite expensive. On average, metal roof installation projects cost about $8,550 for 1,200 square feet.
Slate roofs can also last for many years and are popular for their natural look. In the form of shingles, slate roofs can offer an interesting, organic-looking alternative to asphalt. Slate roofing is usually more expensive than asphalt, but can vary from around $950 to $1,720 per square. 1,200 square foot slate roof installation projects cost about $16,450 on average.
Tile roofs are another long-lasting choice, and individual tiles can easily be replaced when broken. Red tile roof shingles are typically seen on Spanish- or Tuscan-style homes and are a classic choice in warmer areas. Tile roofing can vary widely in price, with concrete tiles at the lower end and ceramic or clay tiles coming in at much higher prices. Tile roofs typically cost $380 to $990 per square. Tile roof installation costs an average of $8,750 for 1,200 square feet.
Note: Costs are estimated at the U.S. national level. Variations depend on factors such as the quality of materials, type of products installed and labor costs. The typical range is assumed to be between the 20th and 80th percentiles. The high-end and low-end costs are the maximum and minimum, respectively. Costs assume that the homeowner manages the project and hires subcontractors as needed. They include a subcontractor markup of 10% for materials and labor. Costs can be higher if a general contractor is managing the project. All numbers are rounded.
Source: 2019 Houzz Remodel Costs Database