Having a strong and stylish roof is one of the most important features of your home. Not only will it keep your home safe from the elements, but it will also boost curb appeal and resell value. Still, even the best roofs will need to be replaced every 30-75 years.
While a full roof replacement can cost between $6,700 and $80,000, most homeowners usually run around $11,500. You may be wondering why there is such a wide range of pricing. That’s because there are many factors that go into a total roof replacement, including materials, size, and more.
Let’s break down the real roof replacement cost so that you know what to expect.
What to Consider for Roof Replacement Cost
The main price points for roof replacements depend on the type of materials you want and your roof’s design. The total roofing cost estimate varies on the materials and labor. Many roofing materials come either by square footage or by 10 ft by 10 ft roofing bundle. A major of the price will go towards skilled labor to ensure a job well done. A standard roof usually ranges between 1,000 and 3,000 square feet.
The cost of installing a new roof ranges between $4 to $40 per square foot. This includes both labor and materials. Since the roofing square dictates the price, that number can range from $400 to $4,000. Thankfully, most popular materials usually average around $700 per roofing square.
It can be hard to estimate the size of your roof, especially if you don’t have the original blueprints. That’s why it’s best to work with a professional who can relay what slope and shape you have and the exact size of your roof. This will be needed to understand how many shingles, shakes, or tiles you’ll need for your roof replacement.
Labor 👷
Since your roof’s health is vital to the rest of your home, it’s best to work with a skilled roofing contractor that specializes in roof replacements. They’ll provide detailed assessments to determine your roof’s health and whether or not you need a total replacement.
On average, the price for their service ranges between $2 to $7 per square foot. You can expect the higher end of that price scale if you have a complex roof with hard-to-reach areas or steep sides. Your contractor may choose to charge $40-$60 per hour, but it’s more common for flat-rate estimates for large-scale roofing projects.
Material Choice 🔨
The other major roof replacement costs go toward which materials you decide to use. Some of the main types of roofing materials include:
- Shingles
- Shakes
- Metal roofing
- Tiles
- Wood
You’ll also need to factor in the costs of new flashing, roof ridges, underlayments, and vents. All of these parts work in tandem to prevent moisture and water from compromising your roof. Some miscellaneous building supplies needed are nails, ladders, and related equipment.
Deciding what type of roofing materials to use can be a tricky yet fun part of your process. Asphalt shingles, slate tiles, and wooden shakes are some of the most commonly used. Then again, depending on what you want for long-term performance and maintenance costs, you may also consider metal roofing. This is especially true if you live in an area with extreme weather.
There are several factors to consider when choosing your roofing material, such as:
- Climate
- Budget
- The weight-bearing capacity of your roof
- Desired aesthetic
Having a new, polished roof can boost your curb appeal and can even affect your appraisal.
Roof Pitch and Complexity ➕
The slope of your roof will impact the square footage and labor rates. If you have a higher roof pitch, you have more area that needs to be replaced. Most common roofs range between a 3:12 and 6:12 ratio. That being said, some steeper roofs will require specialized equipment and need extra time to install.
Some examples of complex roofs include:
- Multilevel roofs
- Pitched roofs
- Gable roofs
- Domes
- Long rafters
- Multiple peaks
Full vs. Partial Roof Replacements
Deciding whether or not to get a full roof replacement can be challenging. That’s another good reason to work with an expert who can provide a fair assessment to help reduce costs–if possible.
A partial roof replacement usually occurs when there is severe damage to one part of the roof during a storm. If you have a multi-tiered roof, you may also only need a partial replacement, depending on wear and tear.
That being said, older roofs that have enough damage and no longer meet codes and regulations will need a total replacement. This will help provide consistent appearance, durability, and protection to your home’s overall structure.
Some key issues that could also influence a full roof replacement include the following:
- Signs of rot
- Structural issues
- Mold
- Extended pest infestation
6 Additional Factors to Add to Your Cost
There may be other issues that need to be addressed during your roof replacement. Once your contractors remove layers, they could find structural issues that need to be resolved for safety concerns. Let’s explore additional factors to consider.
1) Old Roof Removal
You’ll need to remove your old roof to make way for the new one. Save yourself some time and energy by letting professionals remove it. This cost usually averages between $1 to $5 per square foot, depending on the complexity level. Most companies will include the hauling fees in this, which can save you hundreds of dollars in junk removal compared to if you did it yourself.
2) Additional Structural Repairs and Replacements
Having your roof covering off provides an opportunity for contractors to refortify your roof’s structure. If there are any issues with your underlayment or roof decking, now is the time to replace those features.
Some added repairs and prive averages during a roof replacement include:
- Underlayment replacement: $2 to $3 per square foot
- Roof insulation replacement: $1,000 to $2,500
- Water damage restoration: $400 to $1,500
- Vent repair: $75 to $250
- Roof trusses repairs or replacements: $500 to $5,000
- Repair or replace facia: $450 to $4,000.
- Roof Decking: $2 to $5 per square foot, or $2,400 to $8,600
Not all roofs will need all of these additional repairs and replacements. That being said, it’s always best to consider these factors. You don’t want to lay brand-new roofing on old or outdated materials!
3) Adding Design Features
If you want to add skylights, update chimneys, or make other modifications, you’ll need to factor in those expenses. These features will need specially measured roofing materials, additional flashing, and extra labor to install. Each of these will increase the overall cost of your roof replacement. Ask your trusted roofing company to help you with those estimates.
4) Deciding Which Gutter System to Add
Now is the time to also consider and potentially update your gutter system. Since replacing your roof is a major investment, you don’t want to risk getting water damage from faulty or ineffective gutter systems. While there are two main types of gutter systems, seam and seamless, there are lots of material options to choose from, including:
- Aluminum
- Vinyl
- Galvanized steel
- Zinc
Depending on the type of gutter system and material you choose, you can expect to pay $800 to $6000, with a national average of around $2,300.
5) Clean Up Costs
After removing and replacing your roof, there will need to be clean up around the property. YOu may notice a $50 to $500 fee for hauling costs, local disposal fees, and gathering all the nails and materials safely from your property. This is standard practice and eliminates the headache of trying to do this yourself.
6) Homeowner’s Insurance
When looking to replace your roof, you’ll need to check what your homeowner’s insurance will cover. Depending on the coverage, you may not get certain roof replacement costs covered. Damage from leaks is usually covered, along with issues from natural disasters. Your roof’s warranty will cover installation errors. Any additional items may not be covered, so it’s best to see what the reason is for your new roof. If you’re unsure, you can always rely on your roofing contractor for help with your claim.
Schedule Your Free Estimate Today!
While prices can vary greatly, the low to high range for an asphalt shingle roof ranges from $5,000 to $20,000. Most metal roofs range from $25,000 to $50,000. That’s why it’s a good idea to work with skilled contractors who can help make this process easier. At Johnson Restoration, we understand how big of an investment a new roof is for your home. That’s why we want to help you better understand what to expect with your roof replacement cost.
Since each roof is unique, our skilled contractors will take their time to assess yours, look for any signs of damage, and walk you through all your new roof cost options. We even offer financing so that you don’t need to wait and leave your home susceptible to the elements.
Contact our team today to schedule your free estimate.
