Cost to replace a roof

What affects roof replacement costs?

Joel Pond, owner of Reign Roofing in Sugar Land, Texas, told us roofs are generally the most expensive regularly replaced item on your home, so it's important to educate yourself on required maintenance and the expected costs of homeownership.

When it comes time to replace your roof, know that roofs are not created equal. From the size and shape to the materials used, there are many factors that impact the total replacement cost.

Size

It costs about $4.35 to $11 per square foot to replace a roof. That means a 2,000-square-foot roof will cost between $8,700 and $22,000.

It’s important to remember that the size of a roof not only refers to the square footage of your home but also the pitch of your roof. The higher the pitch, the more materials you’ll need to cover the area. When attempting to do the math on your own, use a roofing calculator or ask for a quote.

Roof pitch

The steeper your roof pitch, the more expensive it’ll be to replace it. This is because a steep pitch requires more materials, more labor and more risk. The average roof pitch falls between 3:12 and 6:12; anything over that will likely incur higher costs.

Number of stories

Contractors will have to work harder to navigate a home with many stories, so your overall labor costs will increase alongside the number of stories you have — especially if it's over three stories. They’ll have to bring additional tools or machines to lift materials and use more ladders and laborers to get the job done, which quickly adds to the cost.

Materials

Your roof material is probably the biggest factor impacting the cost of replacement. Asphalt shingles — the most common and most affordable material — are less than half the cost of wood shake shingles. But you should consider other factors when choosing a material, like longevity, durability, look and maintenance, before settling on the cheapest option.

A slate roof costs an average of $37,000, while an asphalt shingle roof costs an average of $11,500.

Labor

Labor makes up about 60% of your total cost, usually around $2 per square foot. This type of job requires a lot of skill, manpower and expertise to get the job done right, so it’s no wonder labor costs are so high.

For higher roof pitches or more stories, your labor costs will increase.

Permits

Most jurisdictions require certain permits for a new roof, usually between $100 to $1,000. Most of the time, your roofing contractor will handle the process for you and wrap the costs into your final bill.

In some cases, you may also have to work with your HOA for approval, though it usually doesn’t charge any additional fees.

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Roofing costs by material

Picking your roofing material shouldn’t just come down to the bottom line, although that’s a pretty big factor for most homeowners. You should also consider how long you plan to live in your home, what type of weather your roof should withstand and the overall look you’re trying to achieve.

“Some higher-end homes will have metal, tile, slate, cedar shake or newer composite versions of one of those,” Pond said. “These roofs will be significantly more expensive to repair or replace due to their higher initial cost and the need for a specialty technician to make the repair.”

Explore these common materials to find which may be right for your needs.

Additional cost factors

In some cases, you may have a few extra fees added to your bottom line, like the removal of an old roof or having to make structural repairs.

Current roof removal

If you have solar panels installed, you’ll need to have your installer remove them before the roof can be replaced.

More likely than not, you have an existing roof that will have to be removed before a new one can be installed. Some roofs, like asphalt roofs, can be installed on top of old materials, which could save you about $1,000 to $1,500 for the removal.

If you do have to remove the old roof, expect to pay between $1 to $5 per square foot. The same cost factors apply above when calculating the cost of removal, like higher pitches and more stories.

Structural repairs

Pond said having to replace your roof is usually due to normal wear and tear or mechanical damage. He defined mechanical damage as “the result of something making contact with the roof and causing a problem.”

If that’s the case, you may also have other types of structural repairs to make during the replacement process. These costs can vary greatly depending on the issue and severity. If your roof is older than 20 years, don’t be surprised if the roof inspection comes back with some structural issues that need to be addressed.

Chimneys and skylights

Installing shingles around skylights and chimneys requires more time and effort, meaning higher labor costs. They may also need other types of materials, like weatherstripping, that can add to the overall price.

Cleanup and disposal

Your contractor may charge you for the cost of renting a dumpster and the hours it takes to clean up after the project. Ask about any potential cleanup and disposal fees during the quote process to see how much this may cost you across the entire project.

Roof repair vs. replacement

According to Pond, the primary factor in deciding whether you should repair or replace your roof is how old it is. Most roofs last between 25 to 30 years, although, as we mentioned above, the material plays a big role in that. Another big factor is climate.

“For Texas, where we operate, our weather is quite harsh, so roofs need to be replaced every 15-17 years. So, if we are looking at a 16-year-old roof that needs repairs, it’s most likely time to replace that roof rather than spend the money to repair the roof.”

Another factor to consider is the brittleness of the material. Some materials, like asphalt, lose their flexibility over time and become more difficult to repair. If this is the case with your roof, replacement is inevitable.

That’s why routine maintenance and upkeep is so important with your roof. It allows you to catch issues sooner rather than later and potentially avoid a replacement until the last possible moment.

Signs you need to replace your roof

It’s important to know when it’s time to replace your roof, and it’s always best to address issues sooner rather than later. If your roof is over 20 to 25 years old, it might be time to consider replacing it. However, the life span can vary by material so do research on the average life span of your roof material to determine if it might be time for a replacement.

Here are some signs to keep an eye out for when it comes to roof replacement:

• If the shingles of the roof are curling, missing or buckling
• Visible roof leaks that are causing water damage to the roof
• Noticeable cracks within the shingles
• The roof is sagging or appears wavy
• The chimney flashing is damaged
• Accumulation of grit in the gutters

Bottom line

There’s no way around it: Replacing a roof is a time-consuming and expensive endeavor. You should expect to spend at least $5,841, although most homeowners pay over $9,000. The size of your roof and its material are the two most important factors to the overall cost. You may see a higher return on your investment with a more expensive material if you live in an area that has heavy rainfall or frequent storms — even if it adds more to your bottom line.

By taking time to understand your roofing options and what best fits your needs, you can save yourself a lot of time and headaches during your time as a homeowner.