How much does a new roof cost

Regardless of how extravagant or simple your house is, one indispensable part of it is the roof. You have to be aware of any repairs it might need and make those repairs on time. When the time comes, you have to replace the roof too. If this is your first time replacing a roof, it might seem like a daunting task with thousands of things to look out for. However, it’s not as complicated as it sounds.

First and foremost, you’ll want to know how much a new roof costs. On an average, the cost of replacing the entire roof lies in the ballpark of $7,000 and above. This is the cost for replacing the roof on an average house, which is about 2,000 square feet.

Hold on, that’s not all! The calculation for the actual cost of a roof replacement might be slightly more complicated. There are multiple costs to consider while you figure out how to go about the replacement. So, here is a breakdown of all the expenses involved with getting a new roof for your house.

Materials Required To Replace A Roof

Before we get into the cost of everything, it’s important that we understand what all goes into the replacement of a roof. This is a multi-layered task and requires the attention of an expert. While this is not something that can turn you into a roof-scholar, it will definitely help you understand what to look out for.

Shingles

As obvious as it may sound, shingles are one of the costliest part of a roof replacement. It’s very important that you look into the type of shingles being used. They can be made of different materials like asphalt, wood, clay, etc. The material and quality of shingles is the biggest driver of their costs.

Nails

Another item in this list that’s rather obvious. However, replacing a roof requires a lot of nails. In fact, it typically requires about two boxes of nails to get through one roof. So, it’s very easy for the cost of nails to add up.

Underlayment

This is a layer that goes directly under the shingles. It protects your home against water damage and consequent mold, leaks, etc. Remember that underlayment is a code requirement. So, make sure that your contractor does a proper job installing it.

Ice And Water Barrier

An ice and water barrier is what keeps all the water from getting inside your house. Even if you stay in an area with heavy rains and/or snowfall, a good quality barrier will provide an extra layer of protection, above the shingles, to keep any water and moisture from seeping underneath. We recommend two layers of good quality ice and water barrier. These barriers are also code requirements. So, make sure you keep an eye out to see the proper installation. Also these has to be kept in mind when you are hurricane proofing your house.

Starter Shingles

Starter shingles are very similar to the usual roof shingles. However, they are a necessary piece in the roofing process to make sure that water doesn’t accumulate on the top of your roof. They go below the main shingle and direct water off of the roof instead of letting it seep into the roof and eventually entering your house.

Ventilation

Your roof needs ventilation in order to let all the hot air in the attic be let out as well as the heat in the roof itself. This helps the roof avoid issues like mold and rotting. Not just that, it will increase the overall life of your roof by a few years. Some contractors might try and skip out on ventilation altogether. So, make sure you get it installed or replaced properly.

Roof Flashing

Roof flashing is the process used to make sure all the joints in your roof are sealed. It’s mostly used around the area where the roof meets the chimney. More often than not, roof flashing requires you to ask for a separate estimate since it’s a rather long and complicated process.

Drip Edge

This is the area of the roof that extends a little beyond the end of the roof. A drip edge is installed in order to give the water that is directed off the roof a proper way to flow into the gutters. Not having drip edges will not just cause some water to stagnate on the roof, but also make it a haven for all sorts of dirt and insects.

How Much Does A New Roof Cost?

Given the fact that in the US, a house is about 2,000 square feet, the cost of the roofing will lie anywhere between $5,900 and $13,104. This includes layers of the old roof and installing shingles on your roof. While there’s no way to break the costs down to the T, we have managed to give you some estimates based on size and type.

Based On Size

Naturally, the cost of the roofing will go up with factors like size, quality of materials, and the time provided to complete the task at hand. Here’s a table to help you out there!

Roof Size Roof Type Low-End High-End
1,000-2,000 sq ft All roof types $5,900 $8,444
1,500-1,200 sq ft All roof types $6,000 $9,553
2,300-2,700 sq ft All roof types $6,100 $10,312
2,700-3,000 sq ft All roof types $6,200 $13,104
3,000+ sq ft All roof types $7,800 $14,001

Based On Type

While there are more than a few types in all the different things that a roof consists of, this table is only for the types of the top-most layer (where the shingles are placed) that you can use for your roof. However, before you decide on a type of roofing, make sure it suits your needs, climatic conditions, and budget.

Type Of Roof Low-End High-End
Asphalt Shingle $8,700 $22,000
Wood Shake Shingle $20,000 $40,000
Tile Roofing $9,500 $40,000
Metal Roofing $20,000 $50,000
Stone/Slate Roofing $32,000 $50,000

Please note that the costs mentioned in the tables above are averages taken across types of shingles available within the mentioned categories.

Cost Breakdown For A New Roof

All the costs considered here are for the roofing of an average-sized house in America. For a house of that size, the average cost of roofing falls in the bracket of $5,900 to $15,000 when you account for all the costs involved, including raw materials and labor costs. Here’s a list of all the costs that will affect the total cost of replacing a roof.

Removal Of Old Roof

This is the first step in the process of replacing a roof. Typically, this step costs about $1 to $5 per square foot.

Roof Repairs

Roof repairs while replacing a roof consist of changing rotted timbers or adding new supports to the already existing structure. Typically, this step can cost anywhere between $400 to $2,000.

Redoing The Roof With Different Materials

This is a complex and time-consuming task. It requires the contractor to rip all the layers off and start anew. This process generally costs anywhere between $12,000 to $27,000.

Labor

This is the most expensive part of the process. In fact, labor costs make up almost 60% of the total cost. Moreover, this is also the only part where the basis of cost is intangible. So, make sure you have hired a reputable contractor in order to get the best quality of work. Typically, hiring a professional should cost anywhere from about $75 to $200 per hour.

Roof Material

The cost of materials for your roof will influence about 40% of the overall cost of replacing it. To give you a scale, the materials will cost anywhere between $150 to $1,500 per square foot.

What To Look For In A New Roof

Regardless of what you try to look for, the first thing you are going to notice in a new roof is the amount of money. After you get over the initial shock, you’ll see that the money spent is worth the job well done.

However, as a homeowner, it’s also your job to make sure that the quality of the work done is good. The best way to ensure the same is to keep an eye out while the contractor is actually working on your roof.

The other way to make sure that the quality of your roof is top-notch is to look for the rating of the material being used on your roof. A lot of materials, be it insulation, building material, timber, or shingles, come with safety and/or weather rating. Talk to your contractor to ensure that the proper types of materials are being used.

Other than that, you can see some evidence of a good job over a long period of time. These are factors like durability, protection, efficiency, and change in home value.

Do’s And Don’ts For Getting A New Roof

Certainly, like everything else in life, even the roof of your house has some do’s and don’ts. While they are fairly straightforward and easy to understand, it’s important that you remember them. Here’s a small list of things you need to keep in mind when getting a new roof installed.

Roofing Materials

Do Consider Different Materials: If you think that your current roof is problematic in any way, you can ask your contractor for options regarding the materials used in construction and devise a plan according to the climate and your budget.

Don’t Defy The HOA: Some HOAs have rules and regulations that bar certain colors, styles, or even materials. Make sure you abide by the regulations of the HOA, otherwise you might end up having to start over on your newly-finished roof.

Do Check The Fire And Wind Ratings: Most of the materials used in construction, let alone roofing, carry ratings regarding protection from weather and fire. As some manufacturers do not submit their products for testing, we suggest you check for ratings before settling on a product.

Don’t Add Layers Without Checking Structural Integrity: Make sure that your house, as well as the roof, is structurally sound to take the load of a new roof. This increases in importance if your house is a little older. If you go for a multi-layered roof while leaving some of the old roof below the new one, you might want to be a little more careful.

Roofing Contractor

Verify Contractor Reputation: You can access the internet or check in with people who have had work done from the same contractor before hiring them. After all, the best evidence of quality is the word of other customers.

Request A Detailed Estimate: As soon as you decide on a job, get all the details like materials, time, and labor written down to the last detail. This will help you avoid any confusion on either end, potentially saving you from a few headaches.

Don’t Agree To Shortcuts: Some contractors will try to lower costs, or building time, by suggesting a shortcut. Most of the time, a shortcut is a very good recipe for a shabby job or a potential disaster.

Roofing Preparation

Protect Your Yard: While most contractors will make sure to put up tarps and other protective materials when working on a roof, there’s always the chance of a mishap. Make sure you move all breakables to a safer place and protect the shrubbery with some sort of covering.

Don’t Allow Children Or Pets Near The Work Site: We don’t think this requires a lot of explanation. So, take this as a reminder to make sure to keep an eye on children and pets when your roof is getting worked upon.

Also See: DIY Backyard Ideas

Roof Inspection

Make Sure Right Materials Are Being Used: While we do not intend on discrediting anyone, it’s a good idea to make sure that the roofing material being used is what you have requested and paid for. Usage of inferior material will not just cost you unjustly, but also affect the life and quality of your roof.

Don’t Allow Ventilation To Be Blocked: While your roof gets worked on, make sure you keep an eye on the ventilation systems inside your house. This includes windows, HVAC, and chimneys. Otherwise, your new roof might end up becoming a heat trap or might not get the chance to get rid of ice when it accumulates. You may also visit our article on Attic Remodeling Ideas.

Conclusion

While installing a new roof, the costs might seem steep at that point. However, it’s an investment that confirms the quality, comfort, and aesthetic of your house for the next 20 years. A new roof can also significantly affect the value of your house.

Once you do decide to get a new roof, you might get overwhelmed when you understand all the decisions that are to be made for one process. Take one thing at a time and make sure of every decision before you settle on it. All the best!

FAQs On How Much Does A New Roof Cost?

When Do I Need To Replace My Roof?

Usually, roofs last for about 20-25 years. However, you might change the roof on your house when you see any of the warning signs like leaks, flashing chimney, winter damage, pooling water, or mold.

Why Is Roofing So Expensive?

The materials used in roofing are made of raw materials that are expensive to begin with. For example, asphalt is a product of crude oil. So, a rise in oil prices can directly impact the price of asphalt.

Can I Pay For My New Roof In Monthly Payments?

Some roofers do offer payment plans that allow you to pay for your new roof in instalments. Confirm with your contractor if that is an option before making a deal.

Also Read: Tips to cut cost on remodeling home

Written by


Rostislav Shetman is the founder of 9Kilo Moving. He has been in the moving and relocation industry for more than 25 years, making him an expert in his field. Rostislav started as a helper, dispatcher and driver and has worked his way up to owning his own company. He takes great pride in his work and enjoys helping people relocate across the United States of America. When he's not working, Rostislav enjoys spending time with his family and friends. They are the light of his life and bring him happiness every day.