As a homeowner, you have to prioritize home repair costs, your roof being one of them. Many repairs can wait, but when your roof leaks, you must take action immediately.
If you need to replace your roof, it’s essential to understand the average cost of a roof replacement isn’t so cut and dry. There are a lot of different factors that will affect the final price.
Keep reading this roof replacement guide to learn everything you need to know!
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Average Cost of a Roof Replacement
In the US, you’ll find the national average for replacing your roof is $14,000. However, this range can fall anywhere between $7,000 and $24,000, and most people pay an average of $14,000 to replace a 2,000-square-foot roof on a two-story home.
On the other hand, you’ll typically pay less than $1,500 to repair your roof. So, you’ll need to consider your roof’s overall age and condition before making a final decision.
Factors That Affect Your Roof Replacement Cost
You’ll first need to consider all the factors that affect the total price of your roof, such as:
Roof Removal
Sometimes, your new roof can go over the top of an existing roof layer, but this isn’t always the case. Often, old roofs are not structurally sound or already have too many layers.
As a result, your contractor will need to remove your old roof altogether. You’ll typically pay less than $1,500 for roof removal. But keep in mind these costs will increase if your contractor finds rotted timbers or other problems.
Removing asphalt shingles on your own is possible, but you’ll need to have experience. It’s risky business trying to keep your balance while working on a roof if you don’t have the necessary expertise.
Your Location
You’ll also find roof replacement costs vary by location. For example, if you live in Florida, you’ll need durable materials that can withstand extreme heat and hurricanes.
People living in the Pacific Northwest experience near-constant rainfall, so a new roof must be completely water resistant.
If you live in a development with a homeowners association (HOA), you’ll need to ensure your roof is up to the rules and standards they set.
Be sure to get estimates from at least three reputable local roofing contractors to determine how your location will affect the cost.
Pitch and Size
The roof pitch or roof slope describes how steep your roof is. If your roof is steeply pitched, it will be more challenging for your contractor to navigate, which will drive up your labor costs. This is because they may need more equipment, like scaffolding, so that the contractors can work safely.
Also, if your roof is larger than 2,000 square feet, you’ll pay significantly more than average.
Roof Features
Many homes have beautiful and unique features like bay windows, skylights, or dormer windows that project vertically from a roof.
While these features may make your home unique, they will increase your overall roof replacement cost.
This is because your roofing contractor will need to do additional flashing. Flashing is a thin, flat piece of metal used to help waterproof roofs.
Plumbing vent stacks, HVAC openings, and chimneys can also require extra flashing and caulking, which adds labor and material costs to your roofing project.
Permit Costs
It’s important to keep in mind that in most cities and towns, you’ll need a permit to replace your roof. You’ll also need an inspection to ensure your new roof meets local safety codes.
Permit costs will vary depending on where you live, but they’re not optional. You might also have to request and pay for the permits yourself if your roof replacement contractor doesn’t take care of them for you.
Labor Costs
You’ll also need to get a good understanding of your overall labor costs. Many people don’t realize that slightly over half of roof replacement costs will be labor costs. Installation fees vary but typically range from $150 to $300 per roofing square, which breaks down to $1.50 to $3 per square foot.
One hundred square feet is known as a “roofing square,” You may find your roofer quotes your labor costs using this formula.
Labor Costs also Include Repair Work and Removing your Old Roof.
The environment you live in also affects your labor costs. You’ll pay significantly more if you live in harsh conditions where it gets extremely hot or cold.
If your roof has been reshingled a few times, your contractor will have to remove multiple layers of shingles to replace your roof, which will also impact your labor costs.
Materials
The materials you use will also make up almost half of your total roof replacement cost. If you use the same type of materials, your roof replacement will be easier and cheaper all around.
However, if you decide to use a new material like asphalt instead of slate, you may need structural work to ensure the frame can support the new material.
The roofing material you choose can also come with increased labor costs since some materials are more difficult to install. For example, asphalt shingles cost up to $550 per square and are easy to install, while cooper or slate can cost over four times more, and installation can be more difficult.
Common roofing materials you can choose from include:
- Asphalt
- Cedar
- Stainless steel
- Copper
- Slate
Additionally, the materials you choose will affect your costs down the road. For example, asphalt has a shorter lifespan, while metal materials are more durable and last much longer.
Each of these materials has its pros, cons, and price points, so you’ll need to discuss these options thoroughly with your roofing contractor.
Replacing Your Roof
Now that you know more about the average cost of a roof replacement, you’ll be able to plan accordingly.
It’s expensive to replace a roof, and most people don’t have the cash on hand. Make sure to start early and research options such as personal loans, home equity loans, and home improvement grants.
For more home improvement and roof replacement tips, check out the rest of our blog today!
