The national average cost of a roof replacement is around $8,000. But many factors can sway that amount. So, how much does it really cost to replace your roof?
The answer varies depending on the material you choose, the size of your roof, and even the state you live in. So today, we’ll break down the specifics to help you plan for your 2022 roof replacement budget.
There are four major factors that affect how much a roof replacement may cost: roofing materials, roof size, roof slope and accessibility, and labor costs.
Some roofing materials cost more to make than others and require more premium installation techniques and expertise that can drive up costs. Asphalt shingles are probably one of the more affordable roofing materials, which is a big reason why they’re also the most commonly used roofing material in America.
More premium materials include:
These materials require a more substantial amount of expertise to install and maintain—thus why they cost a bit more. They are also more complex to manufacture and last a lot longer, so you get more bang for your buck with those as well.
All are viable options, but depending on your budget and your specific roofing needs, it can drastically affect which type of material you choose. We’ll get more into the specific costs of roofing materials later on.
Your roof’s size obviously plays a big factor in the cost of a roof replacement strictly due to the amount of material you need and the time it takes to install. A large roof with multiple peaks and valleys requires more material, which means a higher cost. And larger roofs tend to take longer because of the time it takes to tear off and replace the roof, so there’s also an increase in labor costs as well.
Average cost of various roof sizes:
1,000 square feet: $3,500-$9,000
1,500 square feet: $5,000-$13,000
2,000 square feet: $7,000-$18,000
2,500 square feet: $8,000-$19,000
3,000 square feet: $10,000-$30,000
4,000 square feet: $15,000-$40,000+
The roof’s slope can complicate installation by making it more tedious to both stand up on the roof and haul materials up. The steeper the slope, the more it’ll cost you.
If your roof is easily accessible, that means there’s less time and labor necessary to complete the job. That’s why roofs on one-story homes are generally cheaper to replace than two-story homes—it’s a lot easier to access and navigate.
Different contractors may have different labor costs. But for the most part, the average cost of labor for a roof replacement is between $1.50 and $3.00 per square foot, or $150 to $300 per roofing square (100 sq ft). Labor costs can make up nearly half of the entire cost of a roof replacement, so be sure to look into that when searching for the right contractor.
While this could be bundled into increased labor costs, the accessibility of your roof can really complicate installation and increase both the length of time it will take to finish, and the labor costs for the additional work necessary just to haul materials up to the roof.
The harder it is to navigate your roof, the more ladders or scaffolding a team will require to easily (and safely) replace your roof. Don’t be surprised if there are additional fees for a tough-to-reach roof.
If you’re getting your roof replaced and when the old roof is torn off it reveals a roof deck in need of repairs, this can be a big issue. Not only does this halt the new roof replacement, but will add on more cost in order to repair your roof deck or other parts of your home in order to have a solid base for your new roof. Water damage can cause rotting or sagging that is hidden underneath your existing roof until it’s too late.
Now that we know some of the factors that go into roof replacement costs let’s look at the average cost for each type of material. The average roof size in the United States is 1,700 square feet—which we’ll use to determine our costs per material.
Asphalt shingles are the most commonly used material for residential roofs in America today and probably one of the cheapest.
Asphalt shingles are made from a combination of inorganic and organic materials like cellulose or glass fibers, which makes them relatively inexpensive to make compared with other roof types. Asphalt is a decent option if you live somewhere that gets regular rain or snow throughout the year because it’s fairly resistant to wear and tear.
Asphalt shingles are also quick to install, which means labor costs are lower for this material. One downside, however, is asphalt roofs don’t last very long—typically around 15-20 years, depending on your location and weather. So you’ll be paying the price of a new one more than once if you stay in your home for 30+ years.
Architectural shingles are a premium option for asphalt shingles—they are more durable, versatile, and stylish.
Also known as dimensional shingles, architectural roofing shingles are among the highest-quality roofing materials available. Their composition of embedded fiberglass and ceramic-coated mineral granules make for strong, water-resistant asphalt shingles. They are definitely a more premium option, but if you like the look of asphalt shingles but want added durability, these are a great option.
Cedar shake is a beautiful shingle option for those who want a natural product that will age gracefully for years to come. Cedar shake roofs are made from split cedar shakes, which gives them a rustic look that can’t be replicated with other materials.
Cedar shake roofs are also durable and long-lasting—they can last up to 50 years if properly maintained. The only downside is they require more maintenance than other roofing materials, such as regular inspections and treatment of the wood.
We are getting more into the higher end of roofing materials with clay tiles. Clay tiles can last 50-100 years. So despite costing more upfront, they are an excellent investment for anyone looking towards the long haul.
Composite shingles are made of asphalt and rubber or wood fiber, making them less expensive to construct than other options. These are great for homeowners who want the benefits of premium roofing materials without the high cost. Composite shingles can be manufactured as faux metal, clay, or even slate shingles.
Concrete tiles are incredibly cost-effective—their price range is vast due to various manufacturers and getting more stylized options. But the benefits of concrete tile make them a great investment from their durability, low maintenance, and easy installation to their long lifespan of 50+ years.
Green roofs are a more premium option for residential homes and are more commonly found on multi-family residential buildings or commercial structures. Either way, green roofs are an incredibly sustainable option for roofing material but do come with a cost.
The good thing, though, is with the proper plants and greenery installed, that roof becomes a self-sustaining ecosystem that requires little to no maintenance. They also offer great water absorption and can even help offset carbon emissions in urban areas.
Residential metal roofs vary significantly in both cost and design. You’ll find metal panels like aluminum or standing seam metal roofs on the lower end. On the higher end, you’ll find metal shingles in that $50,000 range which are a beautiful addition to anyone looking for a highly durable, low-maintenance roofing option. Metal roofs are growing in popularity among homeowners because they are such a great investment and have begun to be manufactured to look like regular old shingles but with the strength and longevity of steel.
Slate roofs are one of the oldest used roofing materials in the world. This material has been coined the “forever roof” because this natural stone can last nearly forever when appropriately installed. Slate roofs are typical in Europe, and many of the roofs you’ll see there are indeed 100+ years old.
Slate is not always an ideal choice for aesthetics in today’s modern home nor for anyone on a budget, but the benefits are great, and the investment will pay back tenfold because you’ll never need another roof again.
And last but not least, solar tiles. Solar tiles on residential homes are a relatively new concept, and as such, the price range is still quite high. But with the advancement of solar technology and continued drops in cost, it’s only a matter of time before solar roofs become the norm. Solar tiles are installed similarly to traditional roofing tiles, but they have miniaturized solar cells embedded within them that convert sunlight into energy.
Getting a new roof can be stressful if it comes out of nowhere—but knowing your payment options can make it easy. From insurance to loans, there is more than one way to pay for your new roof, so you don’t have to worry about anything. Some tips for paying for your new roof include:
All of this information is a great jumping-off point, but if you’re still curious about your roof replacement cost, you can use a tool like our Roof Replacement Calculator. To use it, you’ll need to know a few things:
You can then get a pretty accurate estimate— one low range and one high range— to plan for your roof replacement. And you don’t have to wait till the last minute when you need to replace your roof. Getting an estimate early can help you save and plan for the big cost of a new roof. And the tool is useful to compare different material costs if you want to upgrade to a more premium option.
If you’re in the market for a roof replacement, rely on Dreamworx Exteriors. We can work with you to find suitable material for your home and your budget. We can’t wait to get you the roof you always wanted. Contact us to get started!
“Living comfortably at home means living in a safe, cozy house that protects you from outside elements.” -Dreamworx Co-Owner, Charlie Anderson