Like any other part of your home, your roof doesn’t last forever. Cracks from regular wear and tear cause leaks that lead to water damage, and rotting underneath shingles can eventually cause the ceiling to collapse. Roof replacement might sound like a big, daunting project, but there are various ways you can prepare your budget and preserve your peace of mind during the process.
The cost of roof replacement is $5,000 to $12,000 for most homeowners. Your roof is a complex part of your home, and replacement can be complicated. This guide breaks down the vital information you need to know to prepare for the cost of a new roof or roof repair.
Roof Replacement Cost
The average roof replacement costs $4.43 to $8.50 per square foot. The cost per square foot will be higher if your home is larger. Having a steeper roof also means more square footage, as there’s more material to replace. Often, roof replacement costs $5,000 to $12,000, with most homeowners paying around $9,000.*
At this price, roof replacement is one of the larger expenses you’ll face as a homeowner. Below is a breakdown of the most significant cost factors affecting your total price.
Cost by Material
Your roof’s material has a big impact on cost. Asphalt or composite shingles are the most common because they’re inexpensive and easy to install. Tile roofing is an excellent middle-ground option, as it’s durable but still affordable. Manufacturers make ceramic, metal, wood, clay, concrete, and slate tiles. Metal roofs, typically made from copper or zinc, are the most expensive roof materials but last the longest.
Learn more about each roofing material and its average cost below.
- Asphalt shingles ($5,500– $12,500): Asphalt shingles are one of the most common roofing materials. They’re lightweight, economical, easy to install, and come in various colors and thicknesses.
- Metal roofing ($6,000–$16,500): There are several types of metal roofs, including tin, aluminum, copper, zinc, and stainless or galvanized steel. Metal roofs are durable, long-lasting, work well in most climates, and have a high return on investment (ROI). They’re also energy-efficient because they’re reflective. However, some metal materials require additional roof support or reinforcement before installation, which can increase costs.
- Tile roofing ($8,000–$25,000): Roofing tiles come in different materials, such as concrete or slate, which are more affordable than clay tile roofs. Tile roofing is durable, easy to repair and replace, and comes in custom shapes and colors. Concrete tile generally holds up better than clay tile, which can become brittle and crack.
- Wood roofing ($15,000–$27,000): Wooden roofs are a natural material with excellent curb appeal. They’re relatively easy to install, but they’re also the most expensive type of roofing material. Wood shake shingles are high-maintenance and vulnerable to fire.
Cost by House Size
Replacing basic asphalt shingles costs $4.43 to $8.50 per square foot. You’ll pay more for other materials, but here’s how that breaks down for various home sizes to give you a rough idea.
| Roof Size (Square Feet) | Average Cost |
|---|---|
| 1,000 | $4,430–$8,500 |
| 1,500 | $6,645–$12,750 |
| 2,000 | $8,860–$17,000 |
| 2,500 | $11,070–$21,250 |
| 3,000 | $13,290–$25,500 |
Other Factors That Influence Roof Replacement Cost
In addition to your roof’s size and material, here are some other factors that influence the project’s total cost.
Additional Repairs and Projects
Your roof may require other repairs and replacements to complete the job correctly. Below are some of the most common repairs needed during roof replacement.
- Chimney and other roof feature repairs: Some of your roof’s features may require replacement or repair. For example, a chimney or skylight might be damaged and cause leaks. Contractors have to use additional specialized materials to seal these features properly. This makes roof replacement more complex and challenging, resulting in a higher overall cost.
- Gutters repair or replacement: A roofing company might notice your existing gutters are damaged and recommend replacing your gutters along with your roof to save money on future home improvement costs. Depending on your roof design, contractors may even have to remove your gutter system to replace the roof correctly. Both of these roofing projects cost extra.
- Old shingle removal: It’s usually illegal for roofers to install new shingles over old ones. Because of this, they have to tear everything down to the underlayment. Shingle removal can be challenging, costing an extra $1 to $5 per square foot.
- Underlayment repair: Contractors must repair any damage under the old roof before proceeding. This costs around $2 to $3 per square foot.
Labor
Roughly 40% of your roof replacement total will go toward materials, and the other 60% will go toward labor costs. How much you’ll pay for labor depends on the type of roofing material you have. Nearly all roofing contractors have extensive experience with asphalt shingles. More expensive or fragile materials may require a specialist. You might also incur additional installation costs if your home has three or more stories or the roof is steep or difficult to access. The more time-consuming or hazardous the job, the more it costs.
Location
As with many home improvement projects, areas with a higher cost of living come with higher roof replacement costs. The weather in your area can also affect price, as you may need certain roofing materials to deal with specific climate trends. For example, if you live in an area that experiences severe weather, re-roofing will cost more because the job requires better materials and more precision. Similarly, places that experience heavy rain or snowfall will require heavy-duty waterproof roofing.
Here is a breakdown of the average roof replacement cost for various states based on their cost of living and weather conditions:
- Arizona: $6,300–$8,050
- California: $6,500–$8,475
- Colorado: $6,105–$8,000
- Florida: $5,777–$7,400
- Massachusetts: $6,570–$8,503
- Michigan: $6,400–$8,453
- New Jersey: $6,650–$8,705
- New York: $6,000–$8,500
- Texas: $6,250–$8,055
Pitch
A roofer needs more specialized equipment to replace steep roofs. Roof pitch is measured by how many inches the roof raises for every 12 inches of depth. For example, a roof with a 6:12 pitch rises 6 inches for every 12 inches toward the peak, creating an angle of 26.57 degrees.
A roofer considers anything over a 6:12 pitch more complicated and dangerous to work on, and additional fees may apply. Common roof pitches include 3:12, 6:12, and 12:12.
Flat roofs have a lower price range of only $4 to $30 per square foot. Homeowners with steep roofs often pay an extra $1,000 to $3,000.
Roof Replacement vs. Roof Repair
You can save money by repairing your roof instead of fully replacing it. This might include patching leaks or replacing a few shingles. You can opt for roof repair instead of replacement if the following circumstances apply:
- Your asphalt shingle roof is less than 10 years old.
- Your roof has complex materials, such as metal, slate, or tile.
- The damage is minor and limited.
- The roof only has cosmetic issues, such as shingles not lining up.
Partial roof replacement may be an option if the damage to your roof is limited to one side of the house. However, replacing your roof in phases will cost more in the long term than replacing your entire roof at one time.
Contact a Professional
Roof replacement should only be done by professionals. Not only is it a dangerous job, but it also determines the overall safety, performance, and value of your home. Depending on the type of roof you purchase, the installation company may offer a warranty on their work.
Frequently Asked Questions
When to Consider a Broader Home Inspection
When purchasing or selling a home, it is critical to complete a thorough inspection to understand the condition of the property. A standard home inspection includes an assessment of a home’s systems and physical structure. After the process, the inspector will provide a report detailing their findings and recommendations.
If you are thinking about buying a home or putting your home on the market, we strongly recommend finding an ASHI home inspector in your area.