Calculating roof replacement cost is not as easy as it might sound.
There are many factors that go into calculating a roof replacement cost like material, size, and complexity of your roof. But to provide a general range, the national average roof replacement cost in America is around $8,000. However, the range of a new roof can be anywhere from $5,000 up to $40,000+. The fact is it’s expensive.
But while a roof replacement will be one of the biggest investments you make in your home, it’s also an investment that pays back for decades upon decades.
Considering the money you’ll save on repairs and maintenance with a brand new roof, plus the intended lifespan of 20+ years and the value it adds to your home, are all huge benefits to a roof replacement.
But what determines roof replacement cost?
This depends on many factors, such as:
- The size of your house
- The roofing material used
- The pitch of your roof
We’ll get more into that in this cost guide, plus list the average cost of the most common types of roofing materials. That way, you can make the most informed decision for your new roof replacement.
Top Factors That Determine Roof Replacement Cost
When you’re making such a big investment, you want to know why and what you’re actually paying for. When it comes to your roof or any home renovation, the size of the project is the biggest determining factor, but also:
- Condition of the existing roof
- Roofing materials
- Roofing penetrations (chimney, skylight, boots, vents, etc.)
Now, let’s get into each of these factors in more detail so that you’re armed with all the info you need to make an informed decision.
How accessible is your roof? The more complex or difficult it is to reach your roof to replace it, the more it can drive up labor costs and increase the timeline of getting it done. A standard roof with open space on either side leaves plenty of room for an extension ladder or scaffolding to easily get up and down and makes hauling materials easy.
The Condition of Your Current Roof
A complete roof tear-off is required when you do a roof replacement, so when your shingles are removed, you can then inspect the condition of the underlayment and roof deck. The underlayment will often be replaced, but the roof decking should be a good shape to have new shingles applied on top.
If you see any signs of sagging, water damage, leaks, holes, or other damage, the roof decking will have to be repaired before moving forward. This can be a massive undertaking (and expensive) and stall the whole process. So it’s imperative to regularly maintain your roof and check for any signs of damage to avoid this and catch leaks or damage before they get worse.
Cost of Labor
The cost of labor makes up at least 60% of the total project cost. In 2023, the labor cost for a roofing job ranges from $150 to $300 per roofing square (100 sq. ft.). But this can vary depending on the working conditions and the type of roof material being installed. Some materials take more effort and expertise, thus upping the labor cost for that custom installation.
Where You Live
Location, location, location. Depending on which state or city you live in, the average cost of a roof replacement can be higher or lower than the national average. This can be due to frequent natural disasters and the likelihood of storm damage, or even a higher cost of living. Plus, in places where it may be more challenging to get materials shipped or more populated areas where there’s more competition, you might see higher costs for materials and labor.
The Pitch or Slope of Your Roof
The steeper the roof, the tougher the job. Or in other words, the more challenging it is to work on, the more it will cost. That being said, a roof that’s too steep presents a safety hazard for the workers, so they’ll take extra care while working, which can add time (and money) to the job.
The Roofing Materials You Chose
Asphalt shingles are the most popular type of roofing material used on homes today and also one of the most affordable. Its affordability makes them a prime choice for the average homeowner. But, more premium options that last longer and are more durable will be more expensive. Below, we’ve listed the average cost to install certain materials on an average 1,800 sq. ft. sized home.
- Asphalt shingles: $6,000-$19,000
- Concrete tile: $8,000-$15,000
- Cedar shake: $8,000-$20,000
- Clay tile: $15,000-$30,000
- Metal roof: $15,000-$35,000+
- Slate tiles: $14,000-$40,000+
How Many Roof Penetrations You Have
And lastly, the more roofing components you have to install around, the longer it takes, and the more cutting, resizing and flashing required to make a tightly sealed roof. Roofing vents, plumbing boots, skylights, chimneys— all of the above need to be worked around and extra attention to detail to ensure no water leaks occur after the roof replacement.
How Do You Know It’s Time to Replace Your Roof?
Sometimes repairs will suffice for roof damage or making minor adjustments to an existing roof. But sometimes the damage is so severe, or your roof is just too old for more repairs, and a replacement is recommended. Ultimately, a professional roofing inspection will determine this for sure, but there are some tell-tale signs it’s time to replace a roof.
- You had extensive storm damage to a large roof portion
- Your roof is over 20 years old (or past its intended lifespan)
- You have multiple or lingering water leaks
- You have recurrent ice dams every winter
- Your utility bills continue to increase
- Shingles are curling or cracked
- You have rotted shingles or roof decking
- The roof is sagging
- Severe discoloration or algae growth
Some of these may be signs you need repair, but the older your roof is, and if you find yourself making repairs regularly— it’s time to consider a replacement.
Tips for Paying for Your New Roof
Ideally, you have thought about your roof replacement for a while and are prepared to make the upgrade. But unfortunately for many, it’s unplanned and unexpected, thanks to a big storm damaging your roof. Either way, if you’re wondering how to finance your new roof, here are some tips:
Save Up Over Time
Start saving now if you know your roof is nearing the end of its life and needs to be replaced. This way, you can avoid going into debt or having to finance the entire project.
File an Insurance Claim
If your roof was damaged by a severe storm or another type of natural disaster, you might be able to file an insurance claim. This will help pay for at least a portion of the replacement cost. Check out these tips for getting insurance to pay for your roof replacement.
Financing Through Your Roofer
In some cases, your roofing contractor may offer financing directly. This could be a great option because you’re already working with them, and they likely have established relationships with lending institutions that offer good terms for home improvement projects.
Pay In Cash
If you have the cash available, this could be the best route. This way, you avoid paying any interest on a loan and can start your roof replacement right away.
Take Out a Personal Loan
If you need your roof replaced immediately, don’t have the funds, and don’t have financing options, taking out a personal loan is an option. Unfortunately, it does mean you’ll end up paying more after interest rates, but you also mitigate any damage to your home, leading to more issues in the future.
Additionally, if you’re replacing your roof to sell your home for more money, you could pay off that loan pretty quickly with the funds you get from the sale.
Home Equity Loan
Another financing option is to use the equity you’ve built in your home by taking out a home equity loan. This could be a great option because the interest rates are often lower than other types of loans, and you can write it off on your taxes as well (consult with your tax advisor first).
Low-Interest Credit Card
If you have a credit card with a 0% APR offer, this could be an option— although not the best one. You don’t want to get stuck in a cycle of debt by only making minimum payments, so use this method with caution.
How Long Should a Roof Last on Average?
The expected lifespans of roofing materials are dependent on their durability and how well it’s maintained. Poor maintenance or lousy installation can cause your roof to age faster and fail more often. But for the most part, you can expect your roof to last any of the following amounts of years:
- Asphalt shingles: 15 to 30 years
- Cedar shake: 30 to 40 years
- Metal roof: 40 to 70 years
- Clay tile: 50 to 100 years
- Concrete tile: 50 to 100 years
- Slate tiles: 75 to 200+ years
When considering which type of roof to go with, look at things other than price. While a premium roof like metal or tiles will cost a lot more upfront compared to asphalt shingles, you also get a longer lifespan, more durability, fewer replacements, and more value added to your home.
And, of course, you need to maintain your roof to uphold its integrity and keep it functioning for as long as you own your home. We have a few vital tips for ensuring it lasts.
Roof Maintenance Tips
As a homeowner, it’s vital that you maintain your roof to keep it in good condition and ensure your home is protected for decades to come. Ignoring the warning signs of damage or deterioration, neglecting to make timely repairs, and never maintaining your roof will only cost you more money down the road.
To truly protect your investment, you need to regularly maintain your roof. Here are some great tips for simple roof maintenance.
- Keep your roof clean and free of debris. Use a hose or soft washer to clean it each spring. Pressure washers can cause damage, so avoid those.
- Get regular roofing inspections every few years.
- Prevent fallen branches or trees by trimming overhanging trees or branches on your property.
- Don’t ignore any damage! If a strong storm comes through and you suspect damage, get an inspection to be sure.
- Ensure your attic is well-insulated and ventilated. Without it, you risk having excessive moisture in the attic, which can rot wood, cause mold growth, and affect your roofing materials.
- Clean out your gutters regularly. If gutters back up, that water has nowhere to go but into your attic or roof. It’s also an opportunity to check for any shingle granules in the gutters, which means you might have compromised shingles.
Protect Your Investment With Durashield
A roof is only as good as its installation and the team that gets it done. At DuraShield, we strive to provide quality workmanship, industry-leading materials, and unparalleled customer service. Plus, you can rest easy knowing our workmanship and warranties are backed by the best material manufacturers in the country.
If you’re ready to invest in your roof, contact the team at Durashield today.