Roof Replacement Cost: Average Price Per Sq.ft. - 2024 Year. Tytes Of Roof Materials, Labor Cost.
| Average cost | $15,000 |
| Medium | $13,000 - $17,000 |
| Low end and high end | $10,500 - $22,000 |
| Average cost | $15,000 |
| Medium | $13,000 - $17,000 |
| Low end and high end | $10,500 - $22,000 |
Is your house very old? If yes, you may need to replace your roof. These days, most people are changing their home's roof because it contributes to the home's value, function, and curb appeal. The roof not only enhances the house's appearance but also keeps the elements, such as hail, snow, wind, and rain, out of the house.
Roofs are often available in various materials; some last for years and years, while others may need to replace after every 20 years or after a natural disaster like a hail storm. The replacement cost and attributes of each type are different.
Since February, 2020, the cost of replacing a roof has increased significantly. According to the NRCA (National Roofing Contractors Association), costs increased by approximately 37.5% in December, 2023 and continue to increase in 2024. Unfortunately, the materials used to make the shingles and asphalt are facing shortages and fluctuating prices; therefore, it is expected to see a significant bump in the price of shingles throughout the year.
The average cost to replace the old roof ranges between $10,500 to $22,000. But most people often pay approximately $15,000 to replace architectural shingles of 2000 square feet on a 2-story house.
This cost can go as low as $4,500 for replacing asphalt shingles of 1,000 square feet on a single-story house. At the same time, it can cost as high as $48,000 to replace or install a slate or clay roof on a two-story house of 2,000 square feet with reinforcement.
The exact cost of roof replacement depends on various factors, such as the type and size of the roof. Like the size and design of your house, roofs come in various shapes and sizes. The size of your home's interior living area determines its square footage, whereas the roof's surface area determines its square footage.
More materials and effort are needed to replace some roofs than simpler ones like gable, such as hipped roofs. The cost of replacements only covers the cost of the shingles and underlayment; it does not cover the cost of reinforcement or new decking for sturdy materials.
Generally, the material used in the roof is measured and installed in a square foot. Although the average cost for the roof replacement is between $475 to $1,000 per sq. ft. however, it can increase or decrease depending on the type of material you are using. For example, the cost will be higher if you use high-quality luxury materials like clay or natural slate tiles. While for cheap or basic materials, the replacement cost will be lower.
The standard size of the roof usually installed in households is around 20 sq. or 2,000 square feet. $9,500 to $20,000 is the average cost to replace the roof of 2,000 square feet. Remember, this cost is for the basic materials, including:
Also, remember that the cost discussed above is only for replacing underlayment and roofing materials. It does not include the expense of roofing reinforcement or decking replacement needed for the heavier materials. It is assumed that the roof's pitch ranges between 4/12 to 8/12. The larger the roof pitch, the more expensive the labor of roofers. This is due to the level of safety of work and the use of special equipment.
Usually, it is considered the average size of a roof. The replacement process can be complex and simple, depending on the type of material the owner chooses. Roofs of such size may also come in sections to make the replacement job more complicated.
The type of material significantly impacts the total cost of the replacement project. Some materials are specially made for particular roof types, boosting the cost quickly. For example, a flat-topped home requires a specific material not needed in conventional slopes.
However, the majority of homes use special roofing materials like slate or cedar. The list of roofing materials used in most houses includes:
Following are the average expenses one has to bear for replacing a roof with each material. Remember, the size of the home is assumed to be 2,000 square feet, therefore you may have to bear the higher cost if your house extends this number.
Materials designed especially for flat roofs represent this installation, whereas the majority reflect the installation on a standard pitch. Keep in mind this cost assumes that you will replace the roof with similar to the existing one. It must not be heavier than the old roof; otherwise, you will have to bear some extra cost because a heavy roof requires reinforcement, which is a bit expensive.
| Material | Cost per sq.ft. | Medium roof (1900 - 2100 sq.ft.) |
|---|---|---|
| Plastic | $3 - $6 | $5,700 - $12,600 |
| Asphalt | $4 - $8 | $7,600 - $16,800 |
| Composite | $7 - $13 | $13,300 - $27,300 |
| Steel | $7 - $17 | $13,300 - $35,700 |
| Aluminum | $9 - $17 | $17,100 - $35,700 |
| Wood (Cedar) | $6 - $18 | $11,400 - $37,800 |
| Concrete Tile | $12 - $20 | $22,800 - $42,000 |
| Natural slate | $17 - $30 | $32,300 - $63,600 |
| Clay Tile | $10 - $25 | $19,000 - $52,500 |
| Copper | $20 - $40 | $38,000 - $84,000 |
It's the cheapest material. But it has many cons. The average cost for replacing a plastic roof ranges between $3 to $6 per square foot. This means you are expected to pay to replace the plastic roof of a 2,000-square-foot house for $6,000 and $16,000. Generally, people prefer this roofing material because it is very durable and lightweight than the other available materials.
They come in various sections, which can easily be resembled. It's very large pros to such material. They are very lightweight, so they will provide a feel of high-end roofing material without any modification or deck reinforcement. This way, you can save a lot of money on installation and material. It's the best material for DIY roofing projects.
There are several manufacturers of a plastic roofs in the USA, including:
Please note that this list is not exhaustive and there may be other manufacturers not included here.
The average cost to replace a shingle roof ranges between $4 to $8 per square foot. Therefore you are expected to pay around $8,000 to $16,000 for replacing a roof of 2,000 square feet. Asphalt is the most demanding roofing material widely used to create a roof. Following are the qualities that make it every homeowner's favorite.
Also, it is available in a wide range of colors, attributes, and thicknesses. This makes it easy for the owner to choose according to the design and theme of their house. They also include the style such as:
You may be surprised that you can even install such roofing material on the existing roof, which will significantly lower the replacement cost. Each type of roof is different; some has a white cover to provide a cool environment, while other may have the ability to resist hail damage.
Some of the manufacturers of 3-tab shingles in the USA are:
There are several manufacturers of architectural shingles in the USA, including but not limited to:
Each of these companies offers a range of architectural shingle products with different styles, colors, and features to meet various roofing needs and preferences.
Concrete tile roofs are a bit more expensive than the other available materials. It costs around $12 to $20 per square foot, which is expected to cost between $24,000 to $40,000 for a 2,000-square-foot roof.
Often, roofing materials come in various designs and colors, making them suitable for all homeowners. Also, they can make fashioned tiles and curved clay tiles, which come in various styles and colors. Compared to other tile roofs, concrete is a more maintenance-free and durable roof material. The biggest disadvantage of this roofing material is its heavy weight. If your roof was covered with a lighter material before the reroofing, it may require a lot of expensive work to reinforce. In other cases reinforcing the roof may be necessary too, depending on the age and condition of your roof rafter system.
There are several manufacturers of concrete tile roofs in the USA. Some of the popular ones include Boral Roofing, Eagle Roofing Products, Hanson Roof Tile, MCA Clay Roof Tile, and Monier Roofing.
Galvanized steel roof ranges from $5 to $17 per square foot. This places the cost of replacing a 2,000-square-foot roof between $10,000 and $34,000. Steal is chemically linked to zinc to make it more corrosive-resistant and durable, known as galvanized steel.
These roofs are available in standard steel sheets for residential use as well as sheets usually used for sheds and standing-seam roofs. With minimal upkeep, this roofing lasts for approximately 50 years.
The finish coating of the metal significantly affects the cost. Paint for galvanized surfaces is expensive. The color also affects the price. The cost of dyes of different colors can vary significantly.
There are several manufacturers of galvanized steel roofs in the USA, including:
These are just a few examples, and there may be others available as well. It is always a good idea to compare different options and read reviews before making a final decision on which manufacturer to choose.
Cedar roofs cost between $6 and $18 per square foot. A replacement cedar roof for 2,000 square feet typically costs between $12,000 and $36,000. Shakes and shingles are two different types of cedar roofs.
Shakes are more irregular in both size and shape than shingles. When used on roofs, both kinds should be treated for being flame-retardant. To keep their integrity, cedar roofs need a lot of upkeep. Usually, no reinforcing is needed for cedar roofs.
The cedar roof allows you to give your home originality and naturalness. The disadvantage may be more frequent maintenance of the roof.
There are several manufacturers of cedar roofing products in the USA, including:
These companies offer a variety of cedar roofing products, including shingles, shakes, and other accessories. It's best to research each company to determine which one offers the specific product you need for your project.
An aluminum roof typically costs between $9 and $17 per square foot. Replacement metal roofs for 2,000 square feet typically cost between $18,000 and $34,000. The most typical metal used in residential structures is aluminum.
It is utilized in standing-seam and insulating standing-seam panels and sheet metal roofing. Aluminum roofing is strong and lightweight. It can also be painted in various hues, some of which give it the appearance of a copper roof.
The disadvantages of an aluminum roof include noise from rain and hail. The latter can leave dents in the roof panels, ruining the look of your roof. Often the work requires more special tools and roofer skills, which increases the cost of the work. Despite this, aluminum roofs are becoming more and more popular in the US.
There are numerous manufacturers of aluminum roofing in the USA. Some of the popular ones include:
Please note that this list is not exhaustive and there may be other companies that also manufacture aluminum roofing in the USA.
Stainless steel roofs are getting very popular these days; they cost between $7 to $20 per square foot. Therefore it will cost you around $14,000 to $40,000 for a roof of 2,000 sq. ft. generally; this roofing material comes in sheets and tiles.
It is among the most durable roofing materials lasting 100 years or more. Unfortunately, it starts losing its shine and becomes dull after some years. Although you can paint the steel roofing, the paint may also dull after some time and require frequent maintenance.
There are several manufacturers of stainless steel roofing products in the USA. Some of the major ones include:
Note: This list is not exhaustive and there may be other manufacturers as well.
Whether you select real slate, new slate roofing ranges from $17 to $30 per square foot. Slate roof replacement costs range from $34,000 to $60,000 for a 2,000-square-foot roof. One of the strongest and most long-lasting roof materials is natural slate.
In most cases, it can survive for over a century. Due to the weight of the slate, roofs must be reinforced. Older buildings with damaged roofs require additional support, which could be more expensive than building a new house. One affordable substitute that doesn't need to be reinforced is synthetic slate because it is lighter.
There are several manufacturers of slate roofing material in the USA. Here are some of the most well-known brands:
A square foot of composite roofing costs between $7 and $13. A replacement roof covering 2,000 square feet with composite roofing typically costs between $15,000 and $26,000. Paper, fiberglass, laminates, wood, and other materials are combined to create composite shingles.
They are gorgeous, strong, and long-lasting. They come in a variety of shapes, hues, and fashions. They don't need roof reinforcement and are simple to install.
Chemical additives protect the coating from sunlight, algae, and moss.
There are many manufacturers of composite roofing materials in the USA. Here are some of the most well-known brands:
A clay tile roof costs between $10 and $25 per square foot. Clay tile roof replacement typically costs between $20,000 and $50,000 for 2,000 square feet. The most conventional forms of tile roofs are clay tile. They come in a variety of forms and looks. When maintained correctly, they can even last for many years. But, if not handled properly, they are brittle and readily shattered. To install this type of roof, you might need to reinforce the roof, depending on your previous roofing material. Clay tiles are lighter than cement tiles but heavier than metal roofing.
If you're looking for a manufacturer of clay tile roofs in the USA, there are several options to choose from. Here are a few manufacturers that you may want to consider:
When choosing a manufacturer, be sure to consider factors such as quality, durability, warranty, and customer service. It's also a good idea to ask for samples and read reviews from other customers to get an idea of the product's performance and overall satisfaction.
One of the materials with the longest lifespan is copper, which may easily last 200 years or more. A copper roof typically costs $20 to $40 per square foot. A replacement copper roof for 2,000 square feet will cost between $40,000 and $80,000.
As copper has a live finish, it gets a patina over time. The copper is protected from corrosion and has a longer lifespan thanks to its patina. Copper roofs come in sheet, standing seam, or shingle forms. Copper installation expenses are frequently greater than other materials due to the material's softness.
But if you want a luxury and exclusive home, then a copper roof is a must!
There are several manufacturers of copper roofing in the USA, including:
These companies offer a range of copper roofing products and services, including installation, maintenance, and custom fabrication. It's important to research each company and its offerings to determine which one is best for your specific needs.
In addition to the material and size of the roofing, the total cost of the project is influenced by:
Like any job, roof replacement can lead to overhead costs that are not available to estimate at the initial stage of work. This is usually due to hidden wood elements of the roof, which can be damaged by rot and leaks. After all layers of the old roof have been removed, the contractor will check the decking. If there are many old, rotten planks or other wooden roofing elements that need to be replaced, the total cost will increase.
Materials are the primary factors that affect the total cost of roof replacement. Each roofing material has a different installation process and cost. Even the complexity of each material is also different. For example, architectural and 3-tab shingles are effortless to install, whereas composite materials range from easy to moderate.
Similarly, metal roofing is moderately hard to install, whereas copper roofing is the most complex. Therefore the type of material you are using can affect the cost. If you use basic materials, then you are likely to pay less. However, if you use heavy or expensive material, you must pay more.
Not every house has a strong roof to support heavy roofing materials such as tiles. Therefore heavy materials like slate and concrete tiles may need additional deck reinforcement or replacement before the new roof installation process. Unfortunately, they can increase the project's cost by hundreds or even thousands of dollars.
If the condition of your old roof is very bad, it may require reinforcement or deck replacement, regardless of what type of roof is being installed. Remember, if the roof is too old and has major structural repairs, you must pay more for the replacement process.
Note that the owner of a private house in a large or coastal city will pay more than the owner of the same house in the outback. The price difference can be up to 100%. If the cost of the cheapest roof replacement project in the country is $ 360 per square, then in cities such as Los Angeles, Boston or Chicago, the contractor may charge up to $ 720 per square for the same work.
On the Florida coast, the cost of steel roofing can be more than $ 15 per sq. ft. It is also not surprising that Florida has the most strict roofing codes due to storms and hurricanes threatening Florida's coastline. Each asphalt shingle should be nailed with six nails every 4 inches without damaging the waterproofing and felt. Be prepared, the inspector will meticulously check if the roof meets local standards.
The cost depends on the competition and the number of contractors serving the customer's area.
Although contractors charge the highest price in major cities in the northeast or west coast, this does not mean, for example, that quote being $ 380 per square to replace roof is not available to a customer in Chicago. And for expensive Seattle, the price of $ 1000 per square to remove the old roof and install IKO 30-year shingles is too expensive a quote. Although if the re-roofing work was done off-season or the project was small or one was difficult to obtain, the price would be higher.
The pitch, shape, stories shape, and complexity of your roof can affect the project cost. For example, roofs like gambrels and mansards change pitch sharply, which is much more expensive than other roofs like gables.
Sheet metal materials are not very suitable for the complex shape of the roof, because up to 15% is obtained when cutting sheets.
Although the government of most states does not require permission to replace the existing roof, you may need a permit to change the roof's structure and things beyond covering. Also, there can be various small municipality fees that can increase your project cost. Usually, the permit cost is between $400 to $1,000.
Clean-up and material disposal feels are also required in some areas. Such places vary from one state to another and sometimes by country. The disposal fee is charged based on ton, load, or pound, which can serve as $50 to $400. You can also take to your installer to learn about available disposal options.
Is your roof too old or leaking? If yes, then investing in replacing a roof would be a great choice. It's important to remember a few things. A roof with a leaking problem can decrease your home's value significantly. Therefore, it is essential to replace the roof to maintain the house's value. even you can increase the home value by installing the roof with the following qualities.
Everyone should always install high-quality roofing materials because low-quality materials only last up to 20 years. Heavy roofing materials last 30 to 70 years, even up to 100 years, if maintained properly. Investing in roofs like slate or copper is worth investing in because they last 200 years and significantly increase the home's value.
However, architectural shingles that last 20-30 years, and protection against hail, can be a great choice for some areas with particular climatic conditions. Below are the things to remember while selecting a roofing material.
Your overall cost will be heavily influenced by labor. Labor costs might range between $40 to $80 per hour, depending on the material. On a typical roof, labor costs make up 52% of overall costs, while material prices only average 48%. Costs of labor and materials are greater for higher-end and expensive materials. The complexity and material of your roof will affect the overall labor costs.
The most expensive states are New York, New Jersey, and Minnesota. The most cheaper states are South Dakota, Mississippi, and New Mexico (source).
A tear-off is part of a complete replacement. You may perform a roof-over or install one level of shingles over an old set of shingles, with asphalt shingles and some forms of metal roofing, to save money. However, especially in some climes, this may not always be advised. Tear-offs are more expensive but increase the roof's longevity.
These expenses assume a simple roof with a 4/12 to 8/12 rise and do not include the labor costs to install new decking. More labor costs are associated with roofs requiring decking repairs or elevated rises.
Roofing is installed in 100 sq. ft. or square foot for easy roofs with a medium pitch, and labor expenses per square range between $225 to $500. Higher labor expenses are associated with complex or steeply pitched roofs. Certain materials require more installation labor, driving expenses to $700 or more per square.
The labor cost for roof deck replacement or reinforcement can increase by $300 to $500 per square. If a roof deck needs to be reinforced or whether a heavy material like slate or a soft one like copper is used, labor expenses for high-end materials may rise significantly. They take longer to install and are more expensive than usual.
In many states, homeowners are permitted to have up to two layers of asphalt shingles installed on their roofs. This process, known as "roofing-over," can be cost-effective since it eliminates the need for labor-intensive removal of old shingles.
By avoiding tear-off costs, homeowners can reduce their expenses by $1 to $2 per square foot. However, roofing-over is only suitable for some standing-seam metals and asphalt shingles and can cost between $6,000 to $8,000 for a typical 2,000-square-foot home.
While roofing over can save money, it can also lead to certain issues. Installing new shingles over old ones fails to address underlying problems with the deck or underlayment. Additionally, the added shingles can cause new shingles to sit unevenly, leading to an increased risk of lifting and potential deterioration.
Moisture problems in the underlying shingles can also lead to premature wear and tear of the new shingles. As a result, roofing-over can lead to the need for a full replacement sooner than if the entire roof had been replaced initially.
While the most accurate way to determine if your roof needs replacing is to schedule a professional roof inspection, homeowners can also perform some basic checks to assess the condition of their roof. Leaks are a common sign of roof damage, but even if you detect a leak, it may not necessarily indicate that a roof replacement is required.
Leaks can sometimes be fixed without replacing the entire roof, and a roof may outlast its predicted lifespan. To better understand your roof's condition, start by examining its surface from the ground level.
Look for any broken, curling, or missing shingles or any signs of cracked or missing flashing. These are all potential indicators that your roof may need to be replaced. Additionally, inspect your rain gutters for small pieces of shingles and granules, as these are common signs of a failing roof.
Another important step is to check the underside of your roof deck from inside your attic. If you notice water moisture, stains, or signs of mildew or mold, these are strong indications that your roof is beginning to fail and should be replaced as soon as possible. Waiting too long to address these issues can lead to more costly damage, so acting immediately is important.
The answer to this question depends on the material you have installed in your house. Often the roofing materials have a lifespan of 15 to 200 years. The quality of the material impacts the roof's lifespan significantly. For example, if you invest money in high-quality material, then you get more longevity. This is why it is always suggested to buy a high-quality material.
The lifespan of basic asphalt shingles is between 15 to 20 years, while on the other hand high, quality shingles last up to 30 years, which is insane. However, if you buy material like slate, then it can even last up to 100 years with proper maintenance.
It is not always essential to replace the entire roof, especially in the case of multi-stories homes and homes with complex roofing. If only one side of the roof is damaged, then do not invest the money in replacing the entire roof. However, replacing it would be the best choice if more than 50 percent of the roof is damaged.
Partial roof replacements may be appropriate in certain situations where there is only one layer of material, the existing shingles can be matched in color and type, and there are no underlying issues that are invisible.
However, underlying issues can be uncovered by a professional roofer during the replacement process. If your roof has two layers of shingles, a partial replacement is not feasible as it would result in a height discrepancy between the replaced and remaining shingles.
Furthermore, in regions such as Massachusetts with stringent underlayment codes or with an older roof, a complete roof replacement may be necessary to meet regulations and ensure safety.
However, if none of those mentioned above issues apply and the material can be matched, opting for a partial roof replacement can save you money while preserving the overall structural integrity of your roof.
Neglecting a damaged section can cause problems to spread, compromising other sound sections and can lead to leaks. Replacing only the affected areas will help maintain the health of your entire roof and potentially save you thousands of dollars by reducing the overall project expense.
The majority of repairs are made to delay replacement. To prevent the roof from needing to be rebuilt, repairs can stop the damage from getting significant. The deck may need to be repaired, or a section of curling, cracked, or broken shingles that are allowing moisture in needs to be replaced. You could require a repair if you see leaks or leaky indications, including sagging ceilings.
The flashing, valleys, rooftops, ridge tops, or ice shields are examples of sections that may need repairs besides the shingles or the deck. Repairs to these places can extend the lifespan of your roof by averting leaks and other issues.
You need to replace your roof in full or at least a portion of it if the damage is more than 100 square feet of roofing. As soon as you spot an issue, it's critical to call to arrange for repairs. The longer you wait, the more probable it is that the problem will need to be replaced rather than fixed.
Suppose you see problems like standing water in the valley, mold growing in your attic, or evidence of wood deterioration on the bottom of your deck. In that case, the problem probably cannot be fixed, and a replacement may be necessary.
A replacement may be required if you observe obvious damage to the roof following a storm or notice a sudden spike in your energy costs without a rate increase. A replacement roof is typically a good option to prevent more problems if your roof is experiencing problems, no matter how slight, and is nearing the end of its expected lifespan.
If there is a skylight when replacing the roof, it makes sense to consider replacing it as well. The average cost you are expected to pay for the skylight replacement is between $1,300 to $3,000.
Everyone knows that the chimney sticks on the roof of our house. If you are replacing or repairing a roof, then it is the best time to install a new chimney. For the installation of the chimney with 30 masonries, you are expected to pay between $4000 to $8,000.
UV-resistant shingles are another material to consider while replacing a roof. It includes both cool shingles as well as the one specially designed to void the direct UV lights. They are often architectural shingles or composites, one can also find them in metal. In every case, the installation cost for such shingles ranges between $7 to $15.
If you are replacing a roof, then first you should call your insurance agent. This is because many homeowners insurance covers roof damage and replacement cost. Doing this can save you lots of money. But this imposes restrictions on the cost of work and material.
Installation on residential houses requires that all roofing materials have a Class A fire rating. Some substances, such as cedar shingles, are not naturally flame-resistant, they are treated to guarantee they do not provide a risk. But still, we suggest you always go for high-quality shingles because they are resistant to fire.
The average cost of installing solar shingles ranges between $12 to $25. These days, the majority of homeowners are shifting towards these shingles, especially those who do not like the looks of large solar panels on a roof. You can use it to cover the entire roof or mix it with other materials because it is very rare for light to hit the complete roof.
For this, special software is used that can calculate the amount of energy received on average per year. The calculation takes into account factors such as the slope of the roof, the direction of the world, and the area of solar panels. Installing such a roof may require additional work by an electrician and obtaining appropriate permits from the city authorities.
The maintenance cost for each material is different. For example, metal roofing materials need the least maintenance. But at the same time, the solar shingles roofing materials need more maintenance because they need to keep in a clean and safe environment. Also, clearing debris or snow to make them function properly is necessary.
In many cases, the existing roof is in the warranty period. Therefore, if you are replacing a roof without getting inspected by the manufacturer, you are paying for the new roof without any reason. While replacing a roof, it is necessary to check its warranty period to ensure your payment is worth it.
Many materials used within and around the house for many years contained asbestos fibers. When these materials are not disturbed, they are completely safe, but they can be dangerous to your health when they start to fracture, break, or crumble. Before building new roofing, consult an expert to remove any suspected asbestos. The price per square foot for asbestos roofing removal ranges from $50 to $120 on average. You will most likely pay more for renting a dumpster if it is for hazardous waste.
Usually, most construction companies provide free inspection facilities to their clients or include the inspection fees in the package. However, some contractors can ask for roof inspection fees additionally, which can cost you around $200 to $400, depending on the contractor you select.
Does your old roof become too old? If yes, it may be time to replace it with the new one. Various roofing materials are available on the market for homeowners to choose from. We suggest you invest some time in finding the right material within your budget. It is always recommended to buy a high-quality material because it lasts up to 100 years if maintained properly. Also, each type of rooting requires different materials, which can significantly add to your project.