How Much Does a Roof Replacement Cost in 2023?
How have the recent years of inflation affected roof prices? What factors influence the cost or replacement? We cover all this, and more!
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Your roof is one of the most important parts of your home, protecting you and your family from the elements. But what happens when it's time for a roof replacement? The cost can be intimidating, leaving many homeowners wondering if they can afford to do it.
Don't let the cost of a roof replacement scare you away from keeping your home safe and secure. With a little bit of knowledge and some budget-saving tips, you can make this necessary home improvement project more affordable than you might think.
In this article, we'll explore the average cost of a roof replacement in 2023 and offer some tips on how to save money without sacrificing quality.
How Much Does a Roof Replacement Cost?
Replacing a roof can be one of the most expensive improvements you have to make on your home. The good news is that it doesn't have to be done very often. With most asphalt shingle roofs lasting around 20+ years (with regular care and maintenance) and metal and slate roofs lasting much longer, it is an expense that is infrequent. However, as your roof ages and is subjected to the elements, especially if you have harsh weather in your climate, eventually, you may need to replace your roof completely. A full roof replacement is between $6,700 and $80,000 with an approximate average cost of $11,500 for an average-sized home. There is a wide range because the price depends on the size roof and the shingles you use, among other factors.
Benefits of Replacing a Roof
There are several benefits of replacing a roof on your home. Here are just a few:
Increasing the Value of Your Home
A new roof can increase the value of your home. If you are thinking of selling your house in the next five years, you should start considering replacing the roof, especially if it is close to the end of its life or has had many repairs made over the years. A new roof can increase the curb appeal and, in doing so, attract potential homebuyers as well as add to the resale value. When you can increase the value of your home by $17,000 or more, you have the potential of recovering all or a great majority of your roof replacement costs.
Maintain Insurance Coverage
Most insurance companies don't cover a roof that is 20 years or older. If your roof is getting to that age, you should start thinking about replacing it. Contact your insurance company to check on what is and what isn't covered. Most policies won't pay to repair an old roof; however, you can get some information on what you need with a new roof to maintain insurance coverage.
Protect the Air Quality in Your Home
A well-maintained or new roof keeps moisture out of your house and helps control the climate within the house. When your roof is old, you may experience leaks and water damage getting into the home. These leaks can cause an environment where mold grows and other allergens enter. Getting a new roof helps to protect the quality of the air and makes it safer for your family and others inside.
Signs You Need a New Roof
Since you know that your home's roof won't last forever, you can keep your eyes open to obvious signs that you may need a new roof. Here are a few.
Your Energy Bill is Going Up
When you see your energy bill in any season go up, this could indicate that your roof is aging out. Over time, there may be deterioration or issues that cause the roof to leak and the comfortable air leave the inside of the house and move outdoors. This, of course, will cause your energy bills to increase.
There is Widespread Damage
When your roof is showing damage in many different places, it could be time to get a new roof. Over time, harsh weather and the elements will cause the roof shingles to become damaged such that you have many repairs and patched areas. When this happens, you should think strongly about replacing the entire roof.
The Roof is Old
When your asphalt shingles roof is 20 years or older, it is about time to replace it. All the shingles and materials used will deteriorate in this many years such that you will gain more benefits by replacing the entire roof than just repairing different places.
There are Moisture Issues
When you see evidence inside that there are places where moisture and water are coming in from the ceiling, you should look at getting the roof replaced. If the waterproofing system is breaking down and compromising the integrity of your house, you should replace the entire roof. Signs of water damage can be damaged or sagging sheathing (plywood foundation of the roof) that is visible from the attic, ceiling stains, and mold or mildew on the interior of your home.
Light Shines Through the Attic Space
When you see light shining through the ceiling in the attic, you should strongly consider replacing your roof. Any space that lets light in is an opening through the roof where critters can encroach and water can infiltrate. More than likely, you need a new roof when you see light coming in.
Roof Replacement Cost Factors
There are several factors that affect the cost of replacing a roof. Here are a few:
The cost of the materials used in replacing a roof is a majority of the bill. The following are some average costs per square foot of specific materials:
- Vinyl (PVC) - $3 to $5
- Bitumen - $3 to $5
- Asphalt Shingles - $3 to $7
- Rubber - $3 to $8
The cost of labor is another large percentage, 50% to 70%, of the total expense of replacing your roof. Roof work is a specialized skill and requires workers who have experience and knowledge. Labor is more expensive for a metal roof than a shingle roof. Roofers typically charge by the square with one roofing square equal to 100 square feet. Note also that old roof removal adds $1 to $5 per square foot, depending on the material.
Here are some average costs of labor per square foot of roof size:
|Roof Size (square foot)||Labor Cost for Shingle Roof||Labor Cost for Metal Roof|
|1,000||$2,000 - $3,500||$4,000 - $8,000|
|1,500||$3,000 - $5,300||$6,000 - $12,000|
|2,000||$4,000 - $7,000||$8,000 - $16,000|
|2,500||$5,000 - $8,800||$10,000 - $20,000|
|3,000||$6,000 - $10,500||$12,000 - $24,000|
|3,500||$7,000 - $12,300||$14,000 - $28,000|
Roof Size and Pitch
A lower-pitched and smaller roof costs less to replace than one that has a higher pitch and is larger. Lower pitch involves fewer materials, as does a smaller roof, so they are less expensive to replace. And, a steeper roof requires more safety measures, like using harnesses and typing off, for the installers to take when working. These factors make the labor and time cost higher.
Roof complexity increases the cost of replacing. But, a roof that is complex is more interesting and has a higher value than just the normal gabled roof.
A complex roof is one that may have these aspects:
- Long rafters
- Multiple peaks
Removal of Old Roof
Removing the old roof is done before any work begins to install the new roof. This is an additional cost that is itemized and added to the total expense of replacing a roof. By removing the old roof, the contractor can find hidden damage that may exist on the roof deck. Removing a roof involves using special shovels to tear off the shingles on the old roof. Starting from the top, the workers move to the bottom and the sides, being careful to remove all the fasteners that can get in the way of installing the shingles for the new roof.
Types of Roofing Materials and Their Costs
Different types of roofing materials have different costs. Here are some of the most common.
Asphalt shingles are the most popular roofing material in the United States due to their low cost and ease of installation. However, they have the shortest lifespan of all the roofing materials listed here, typically lasting between 15 to 30 years. They are also prone to damage from high winds and severe weather. The average cost of asphalt composite shingles is $1.50 to $4.50 or more per square foot.
Metal roofing is an increasingly popular option, especially for homeowners looking for durability and energy efficiency. It has a lifespan of 50 years or more, making it a long-term investment that can significantly reduce your recommended winter maintenance and replacement costs over time. There are two types of metal roofs: standing seam metal roofs and metal shingles. The cost of a standing seam metal roofing material is $10 to $16 per square foot, while the average cost of metal shingles is $8 to $16 per square foot.
Wood Shakes and Shingles
Wood roofs are very attractive but are more expensive than asphalt shingles. These are not a good choice for areas that get lots of moisture or where wildfires are a danger. These shingles can be made from natural wood such as cedar or redwood. There is a difference between shakes and shingles. Shingles are usually thin, wedge-shaped slabs of wood that are produced by precise sawing. Shakes are produced by splitting wood and are thicker wedges with a rougher texture. The average cost of wood shingles is $4.50 to $9 per square foot and for wood shakes s $6.50 to $14 per square foot.
Many luxury homes have slate shingles. It is very attractive and lasts a very long time. Many slate roofs last 75 to 150 years. A slate roof is made of very thin sheets of real stone. The average cost of slate shingles is $10 to $30 per square foot.
Clay tile is made from earthen clays that are molded into rolled or interlocking shapes and fired for hardness. It is a good roofing material for hot climates or where salt air is present. That is why clay tiles are often seen in Southern coastal regions and desert regions. Clay lasts the longest of all roofing materials, usually lasting more than 100 years. The average cost of clay tiles is $10 to $18 per square foot.
Concrete tiles are an alternative to clay tiles and use similar installation techniques while being less costly than clay tiles. Concrete is a very heavy and durable roofing material so it is a good choice in regions that experience a lot of high winds. The life expectancy is 50 years or longer.
How to Estimate Roof Replacement Costs
Some essential components will affect the cost to replace a roof. Some of these are outside of the homeowner's control, including geographic location, weather, and the size of the roof. Other items, such as materials, can make a massive difference in the overall cost and are within the homeowner's control.
Calculating Roof Size and Pitch
The size and pitch of your roof directly impact the cost of replacement. These factors affect the amount of materials and the labor required in putting on a new roof. Roof pitch is a measure of the roof's steepness--how much it slants upwards. The main reason roofs are designed to be angled is water drainage. A high-pitched roof has steep slopes that guide rain or melted snow off the roof quickly to prevent pooling and leaks.
Roof pitch is calculated by dividing the roof's vertical rise from its horizontal run. This number is usually seen in inches per foot. A roof that rises 6 inches for every 12 inches of run has a pitch of 6/12. Pitch is often expressed as a fraction based on 12s. Anything under a 3/12 pitch is considered a low pitch while anything above a 6/12 pitch is considered to be a high pitch.
Estimating Material and Labor Costs
In the process of calculating the project budget and reviewing estimates, the unfamiliar term “roofing square” is likely to come up. This is a unit of measure unique to roofing that makes it easier for roofers to calculate ordering and material costs. A roofing square is a 10-foot by 10-foot section of the roof or 100 square feet. When discussing the price per square foot, the number usually includes the cost of the roofing material, supplies, protective elements, waste removal, and labor. Some roofers still use a per-square-foot measure, so homeowners will want to be clear about the units the contractor uses while discussing the cost. If it's helpful, homeowners can refer to an online roof replacement cost calculator for a rough estimate.
How to Account for Roof Complexity
The more complex the design of your roof is, the higher the costs will be. Roofers account for difficult areas of concern such as dormers, hips, valleys, gables, and so forth when measuring and costing out a roof replacement job.
Hiring a Roofing Contractor
There are several things to consider when hiring a roofing contractor. It is best to interview at least two, and preferably three, in order to get their estimates and how they do the work.
Here are some of the most important things to find out and take into account when looking for a roofing contractor:
- How long have they been in business?
- Do they have references you can contact?
- Are they licensed, bonded, and insured?
- Who takes care of the roofing permits?
- Do they provide a quote in writing?
- What are their working times?
DIY vs. Hiring a Professional for Roof Replacement
Your roof is one of the most important parts of your home. Installing a new roof is a job that requires knowledge and skill from people who do it every day. It is not a do-it-yourself job you can tackle on a weekend. You may be tempted to go the DIY route because of the cost, but this project needs to be done by a professional due to the exact precision required and the safety risks.
Financing Options for Roof Replacement
Replacing a roof can be a large expense but it is a job that must be done. If you can't pay out of pocket or want to keep your cash reserves intact, there are options for financing the work. If you are getting a roof due to an insurance claim because of a specific event that is covered by insurance, insurance will pay. However, if you need to replace your roof due to normal wear and tear, you will cover those costs yourself. You can get personal loans, home equity lines of credit, home equity loans, and use a credit card to pay for your roof replacement.
How to Save on Roof Replacement Costs
The good news is that there are ways you can save on the costs of replacing your roof. When getting estimates, ask if there are any incentives or off-season discounts. Here are a few:
Schedule Your Appointment During the Off Season
Roofers have certain times during the year when they are the busiest. In many areas, like New Jersey, it is during the spring, the end of summer, and the fall. If you can schedule during a time when the weather is pretty good, but not their busiest time, then you may get a better price.
Don't Accept the Lowest Contractor Quote First
Even though you may be inclined to go with a lower bid, resist that temptation. You may find that the best work is more expensive. With a roof, you do not want to get an inferior job that will cost you more money in the long run, not to mention headaches and stress.
Ask If Old Materials Can Be Used
This may sound a little off, but sometimes old materials can be used in roof replacement. Be sure to ask your roofing contractor if this is a possibility. If so, it may reduce the cost of the work.
Frequently Asked Questions
How Often Should I Replace My Roof?
If a roof has been installed correctly with durable high-quality materials, it can last from 20 – 30 years or even longer. The type of shingles and materials used are also factors in how long a roof will last. For example, asphalt shingles can last 15 – 30 years, wood shingles can last 20 – 25 years, rubber roofs can last 30 – 50 years, and metal roofs can last 50 – 75 years. Read our comprehensive guide on shingle lifespan to learn about the different types of roof shingles and how long each one should last on your home.
Can I Install a New Roof Over an Old One?
Yes, you can install a new roof on top of an old one. This is called re-roofing or a roof overlay and is less expensive. An overlay is one option you can look at to lower the cost. You can only install new shingles over asphalt shingles that meet the re-roof conditions and you can't mix materials. In other words, you can't install shingles over wood shingles or shakes or over slate. It is recommended that you replace the roof instead of re-roofing it if the roof is old. By taking off the old roof, you are able to fully see what condition under the shingles is in.
How Long Does a Roof Replacement Take?
The length of time that it takes to replace a roof depends on the size, pitch, materials, and complexity of the roof. Weather can also be a factor in how long it takes to install a new roof. On average, your typical residential home has an area of 1600 - 1700 square feet. It will more than likely take 1 - 2 days to replace a roof using asphalt shingles for this size house.
On average, the following shingles can be finished in this amount of time:
- Wooden Shingles: 3 - 4 days
- Slate Tiles and Shingles: 6 - 7 days
- Asphalt Shingles: 1 - 2 days
- Concrete Tiles and Shingles: 8 - 9 days
What Should I Do if I Discover a Leak in My Roof After a Replacement?
If you find a leak after your roof has been replaced, first check your roof warranty paperwork. If the leak is caused by improper installation, the roofer's workmanship warranty should cover it and you shouldn't have to pay for the repair. If you made a bad decision in selecting a roofing contractor, the contractor may or may not honor the warranty. You can also rely on the material warranty you received from the manufacturer if it is a problem with the materials. If there is a defect or a malfunction with the materials, the manufacturer should pay to replace them.
What Warranties and Guarantees Should I Expect From My Roofing Contractor?
Both a workmanship and material warranty should be on your estimate from the roofing contractor. The majority of the roof warranties come from the manufacturer of the materials used. Some of the top roofing companies, like Allied Roofing, offer the Owens Corning Platinum Protection warranty. Additionally, contractors may offer some sort of coverage for workmanship. Each contractor has their own so a warranty from one contractor may be different as compared to another. To get a clear understanding of contractor warranty coverage, you can:
- Request a written explanation of what is covered and what is not. If the contractor can't provide this, you should look for another contractor.
- Ask whether the warranty covers workmanship, materials, or both. In most cases, a contractor's warranty will only cover workmanship.
- Research the credibility of a warranty by looking into the contractor's history and track record.
We hope this information has been helpful in answering your questions about getting a roof replaced. In the end, if you understand the process and these essential facts, you will be able to make the best decision to address your specific needs.
Call Allied Roofing Solutions for a Free Estimate
If you think you may need to replace your roof, contact us. Our team of professional roofers can perform a roof inspection to see the work that will be involved. Whether you need a roof repair or replacement, we will provide a premium level of service. Call us at (201) 773-0633 or complete the free estimate form to schedule an appointment.