The Basics of Roof Replacement
Fascia boards run across the lower edge of a roof and serve as the support for your gutters as well as the lowest portion of your roofing material. Soffits, or the material that covers the underside of the overhang of your trusses or rafters, are often connected to fascia boards as well.
How much does a roof replacement cost?
It will cost anywhere between $6,000 to $9,000 to replace a typical 1,700 square foot asphalt shingle roof. Roofing companies charge an average of $3.50 to $6.00 per square foot for asphalt roof replacements.
There are a lot of factors that influence how much it will cost to replace your roof, including the type of roofing material, your home’s location, the size of your roof, the complexity of your roof structure, the height of your roof, and labor costs.
On this page:
- Roof replacement cost for different roofing materials
- Roof replacement labor costs
- Roof replacement cost by roof size, height, and pitch
- Roof replacement cost by location
- Roofing removal
- Additional roof replacement materials and features
- Contact a roofing contractor today for a roof replacement estimate
Roof replacement cost for different roofing materials
The type of roof material you are replacing plays a large role in the pricing of your roof replacement. Most roofing contractors will provide a quote with the cost per square of materials, where one roofing square is equal to 100 square feet. Different roofing materials all have a different price per square.
The following table outlines the roof replacement cost ranges for different roofing materials:
Table 1: Roof replacement costs by roofing material
| Roofing material | Average cost per square foot | Average total replacement cost* |
|---|---|---|
| Asphalt shingles | $3.40 – $5.95 | $5,840 – $10,100 |
| Metal roofing | $6.00 – $24.50 | $10,245 – $41,640 |
| Tile roofing | $6.30 – $12.30 | $10,665 – $20,900 |
| Wooden shakes / shingles | $6.00 – $9.15 | $10,230 – $15,500 |
| Slate roofing | $23.49 – $31.77 | $39,925 – $54,020 |
*Based on 1,700 sq.ft. roof.
Asphalt shingles
Asphalt shingles are the most common roofing material in the U.S. Not only are asphalt shingles durable, but they’re also the most affordable roofing material available, which is what makes them so popular among homeowners. You can expect to spend anywhere from $5,840 to $10,100 to replace your entire roof with asphalt shingles.
There are three different types of asphalt shingles, and each one comes at a different price point:
- 3-tab shingles have a national average cost range of $3.43 to $4.65 per square foot and are the most basic asphalt shingle option available
- Architectural asphalt shingles cost between $4.11 and $5.57 per square foot. The higher cost comes from their 30-year warranty, increased durability, and pleasing aesthetic
- Premium architectural shingles cost between $4.39 and $5.95 per square foot and are the strongest type of asphalt shingle, usually lasting 50 years.
Metal roofing
Metal roofing is considered a premium roofing product due to its long lifespan. Metal roofs also take up to three times longer to install than asphalt shingles, which increases the overall cost of the roof installation. You can expect to pay between $10,245 to $41,640 to replace your old roof with metal roofing.
There are three main types of metal roofing:
- Corrugated aluminum roofing costs between $6.03 and $8.15 per square foot, making it the most affordable metal roofing option.
- Metal shingles can cost between $7.69 to $10.41 per square foot. They allow you to achieve the look of shingles, with the durability of metal.
- Standing seam metal roofing materials cost anywhere from $18.11 to $24.50 per square foot to install. Standing seam roofs are known for being durable and weather-tight.
The cost of a metal roof can also fluctuate depending on the type of metal used. For example, aluminum roofing materials will be much cheaper than steel or copper roofing.
Tile roofing
Tile roofing is one of the more expensive roofing material options, but it does offer great noise isolation from elements like wind and rain. You can expect to pay between $10,665 and $20,900 to replace a tile roof.
The two most popular tile roofing materials are:
- Concrete tiles cost between $6.27 and $8.49 per square foot and are designed to look like clay tiles, but are much easier to install.
- Clay tiles are popular for their longevity and aesthetics, costing between $9.09 and $12.29 per square foot.
Clay tile roofs usually last between 50 to 100 years, so they won’t have to be replaced often. However, they can become very brittle towards the end of their lifespan, and become susceptible to damage from falling objects or any additional weight on the roof. This makes it important to get clay tiles inspected and replaced when they start to get older.
Wooden shakes and shingles
There’s a reason that other roofing materials try to achieve the look of wood shingles and shakes – they look fantastic. Usually, wooden shakes and shingles are made of either cedar, pine, or spruce – but you may find some other wood types on the market.
Wooden roofing materials are also relatively affordable, with the overall cost of a wooden roof replacement ranging from $10,230 – $15,500.
Wooden shakes are slightly more expensive and cost between $6.47 to $9.12 per square foot, whereas wooden shingles typically range from $6.02 to $8.14 per square foot.
Keep in mind that wooden roofing materials require regular maintenance to keep up their appearance and integrity. If not properly cared for, you may experience rot or algae growth – and have to get a roof replacement sooner than you’d like.
Slate roofs
Slate tile roofs are the longest-lasting roof material available – they can have a lifespan of up to 150 years! If you have a slate roof, you likely won’t have to worry about getting a roof replacement. But, if you own an older home and your slate tiles are reaching the end of their life, you can expect to spend between $39,925 and $54,020 to re-roof with slate tiles.
While slate tiles roofs are on the high end for the cost of materials and installation, there are plenty of benefits. Slate tiles roofs have an extremely long lifespan and require little maintenance, meaning your roof will last for years to come – and look good, too.
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Roof material
Material sub type
Do you need new gutters?
Tear off, removal and dumping of old roof?
Number of stories
Skylights
Ridge vents
Dormers
Roof replacement labor costs
Labor typically accounts for 60% of the total cost of a roof replacement. So, if your roof replacement costs a total of $9,000, about $5,400 is likely for labor. The actual labor costs of your roof replacement will depend on the size of the crew and how much time your roof replacement takes.
Usually, roofers are paid at a rate of about $130 per hour and general roof laborers work for about $35 per hour.
With labor taking up such a large portion of the costs, it’s important to make sure you pick the right roofing company to get the job done. Here are a few things to consider when comparing roofing contractors:
- Company’s reputation. Does the company have good online reviews? Were they referred by a friend or family member? Were they happy with their work? There’s a reason why contractors have a certain reputation, so you should always keep this in the back of your mind when selecting a roofing contractor.
- Warranty. Roofing contractors will typically provide a labor and workmanship warranty, to help you in case there’s a mistake with the installation. A reputable roofing contractor will offer a 10+ year warranty on their work.
- Subcontractors. If you see that a roofing company uses subcontractors to complete their installations, you could run the risk of getting a subpar installation. Roofing contractors with their own installation teams usually provide high-quality workmanship.
- Cost. The cost of a new roof should not be the deciding factor when picking a roofing contractor. If the cost is too low, they might be using subpar materials or cutting corners with the installation. However, you don’t want to overpay either. That’s why it’s important to get multiple quotes from multiple roofing companies.
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Roof replacement cost by roof size, height, and pitch
The larger your roof’s square footage, the more it will cost to replace your roof. Not only does a larger roof mean more raw materials are needed – it means higher labor costs because of the extra time needed for the installation.
The total area of your roof is impacted not only by the size of your house but the pitch of your roof. The steeper the pitch, the larger the roof area and the more that needs to be replaced. You can use our roof pitch calculator to find the pitch of your roof.
The height and accessibility of your roof impact the price of a roof replacement. Installing a new roof on a two-story home will take longer to install than a single-story roof, as it takes more time to get materials to the roof. It also means roofers have to take additional precautions to ensure that they are completing the job safely.
Table 2: Roof replacement cost by roof size
| House by square foot | Roof replacement cost* |
|---|---|
| 1,000 | $4,452.50 -$6,034.17 |
| 1,100 | $4,897.75 – $6,637.58 |
| 1,200 | $5,343.00 – $7,241.00 |
| 1,300 | $5,788.25 – $7,844.42 |
| 1,400 | $6,233.50 – $8,447.83 |
| 1,500 | $6,678.75 – $9,051.25 |
| 1,600 | $7,124.00 – $9,654.67 |
| 1,700 | $7,569.25 – $10,258.08 |
| 1,800 | $8,014.50 – $10,861.50 |
| 1,900 | $8,459.75 – $11,464.92 |
| 2,000 | $8,905.00 – $12,068.33 |
| 2,100 | $9,350.25 – $12,671.75 |
| 2,200 | $9,795.50 – $13,275.17 |
| 2,300 | $10,240.75 – $13,878.58 |
| 2,400 | $10,686.00 – $14,482.00 |
| 2,500 | $11,131.25 – $15,085.42 |
*replacement cost based on the average price of architectural shingles on a single-story home with a 5/12 roof pitch.
Roof replacement cost by location
Where you live can also determine the cost of your roof replacement. For instance, if you are located in an area that experiences regular, heavy snowfall, you may need additional underlayment or ice barriers to protect your roof.
If you live in a warmer climate, on the other hand, you may not be able to install materials like asphalt shingles, which will crack more easily from drastic temperatures.
In addition to the climate, your state or local jurisdiction may have certain requirements that affect the cost of your roof. There may be certain permits, materials, or installation methods needed to ensure that the roof replacement is up to code, all of which can change the price.
Roofing removal
Removing and disposing of your existing roofing material can cost between $0.40 – $2.00 per square foot. The actual cost to tear off your current roofing material will depend on many factors, including the material you have and the characteristics of your roof. But, on average, you can expect to pay anywhere from $665 to $3,343 in total for roofing removal and disposal.
Most roofing contractors will include the price of removal in their quotes.
Table 4: Roof removal and disposal costs for different roofing materials
| Roofing material | Removal cost per square foot |
|---|---|
| Asphalt shingles | $0.39 – $0.53 |
| Metal roofing | N/A |
| Tile roofing | $1.45 – $1.97 |
| Wooden shakes/shingles | $0.50 – $0.68 |
| Slate roofing | $1.21 – $1.63 |
Depending on the material, you might not have to remove your existing roof, which can save you a pretty penny on installation costs. Instead, the new shingles can be installed directly on top of the old shingles. Most cities and county building codes will allow two or three layers of shingles to be installed on top of one another.
Keep in mind that while this will save you money now, eventually those layers will have to be removed, so subsequent roof replacements will cost more. It’s also important to remember that if you install over your existing roofing material, the roofing contractor won’t be able to inspect your roof’s underlayment or decking for signs of damage. If that’s the case, you may have to perform roof repairs or even get another roof replacement in the near future.
Additional roof replacement materials and features
When you replace your roof, you may find you need to repair more than just your shingles. Here are a few things that might increase the cost of replacing your roof:
Decking
Your roof’s decking is what your roofing material is installed on. Usually, decking is made of plywood or oriented strand board that is placed over your rafters. If your roof is damaged or has leaked, then your decking may need to be replaced. Replacing or repairing roof decking will cost between $2.20 and $3.00 per square foot.
However, your contractor won’t be able to tell if there is damage to your decking until after your existing roofing material is removed. A decking replacement will be added to the cost of your re-roofing project after you’ve already received a quote.
Underlayment
The underlayment of your roof helps protect your roof decking against water damage. So, if your shingles crack and water gets through them, the water will hit the underlayment and won’t rot your entire roofing system. Most underlayment materials used today are made with a synthetic felt that is then covered in asphalt.
In many places, underlayment is required for your home to be up to code and must be replaced as part of your roof replacement. New underlayment costs between $1.50 and $2.10 per square foot.
Ice and water barrier
Ice and water barriers are another added layer of protection for your roof. Typically, ice and water barriers will be installed on top of your decking on areas of your roof that are more vulnerable to damage by water or snow, such as the edges, ridges, and valleys of your roof.
Replacing ice and water barriers may cost between $1.87 and $2.53 per square foot, not including installation costs.
Fascia and soffit replacement
Fascia boards run across the lower edge of a roof and serve as the support for your gutters as well as the lowest portion of your roofing material. Soffits, or the material that covers the underside of the overhang of your trusses or rafters, are often connected to fascia boards as well.
Because fascia and soffit materials are on the edge of your roof, they are susceptible to water damage and rot. Both your fascia and soffit boards might need to be replaced at the same time as your roof roofing material.
The cost of installing new fascia boards will cost between $4.25 and $8.62 per linear foot, and replacing your soffits will cost between $2.80 and $5.28 per linear foot.
The good news is that replacing fascia and soffits is a DIY-friendly project, so replacing them yourself is an easy way to save on your roof replacement cost.
Roof flashing and pipe boots
Roof flashing is installed in vulnerable areas, like around the base of chimneys or skylights, to make sure they are watertight. Flashing is typically a thin plate of galvanized steel and costs between $9.00 and $11.00 per foot.
Pipe boots, which are usually rubber, are installed at the base of any pipes in your roof to protect the roof penetration and prevent leaks. Pipe boosts cost between $63.00 and $85.00 each.
Signs you need a roof replacement
Getting a roof replacement is more than just a home improvement project – it’s about keeping a roof over your head. It’s a good idea to inspect your roof at least once a year to make sure it’s in the best condition to protect your home.
Environmental damage
If you see widespread curling, cracking, rust, or other visible damage to your roofing material, it may be time to get a roof replacement. Another sign that you need a roof replacement is evidence of water damage, such as leaks or dripping in your attic.
Age
The age of your roof is another key indicator that you may need a roof replacement. For example, if your 3-tab asphalt shingle roof is 20 years old, it’s probably time to get your roof replaced. Read our guide on how long roofs last for more information about your roof type and its lifespan.
Contact a roofing contractor today for a roof replacement estimate
If you notice any of these signs, you should start contacting roofing companies to get roof replacement estimates. To ensure that you’re getting a high-quality roofing installation at the best possible price, you should get multiple roof replacement quotes from different roofing contractors.
The Basics of Roof Replacement
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Lee has over two decades of hands-on experience remodeling, fixing, and improving homes, and has been providing home improvement advice for over 13 years.
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Kelly Bacon is a licensed general contractor with over 40 years of experience in construction, home building and remodeling, and commercial building. He is a member of The Spruce Home Improvement Review Board.
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Roof replacement is one of the most important of all major home repairs. You have many things to consider when replacing a roof, but you never want to let an old roof fail; water can destroy the inside of your home, from the attic insulation down through the painstakingly remodeled kitchen, right on through to the basement family room with a big-screen TV. Fewer home problems can be more disastrous than a failed roof.
Roof replacement is not something to take lightly, nor is it a repair you should delay. It’s not too difficult to replace or repair a single shingle, but if one shingle fails, it’s a good idea to inspect your roof to check the rest of its integrity.
You might also need a permit in your state or locality to repair a roof, depending on the size of the area and the type of repairs. A permit may also be required when reroofing. When you sense that your roof is nearing the end of its useful life, brush up on these basics before soliciting bids from roofing contractors.
Roof Replacement Cost
How much it costs to replace a roof in your state depends on your choice of roofing materials (ranging from cheaper three-tab asphalt shingles to architectural shingles or slate). The roofing contractor you choose, the pitch (steepness or your roof), and the square footage of your roof are other factors that affect the cost.
Rock-bottom, a three-tab composite roof for a small home may cost as little as $6,000, according to Angi. Replacing a typical roof using architectural asphalt shingles costs between $3 and $6 per square foot nationally, including demolition, permit fees, waste disposal, and cleanup. Not everyone gets asphalt shingles; other materials vary. The national average for roof replacement ranges from $4 to $11 per square foot.
Typical average costs of different roofing options include:
| Material | Average Cost |
|---|---|
| Three-tab asphalt shingles | $6,000 to $13,000 |
| 30-year shingles | $9,000 to $15,000 |
| 50-year shingles | $11,000 to $20,000 |
| EPDM rubber | $8,000 to $14,000 |
| TPO or PVC membrane | $10,000 to $15,000 |
| Wood shingles | $14,000 to $25,000 |
| Steel shingles | $14,000 to $25,000 |
| Aluminum shingles | $15,000 to $28,000 |
| Standing-seam steel roofing | $23,000 to $30,000 |
| Natural slate | $25,000 to $50,000 |
| Concrete tile | $20,000 to $40,000 |
| Clay tiles | $25,000 to $50,000 |
The Basic Roofing Materials
Choosing roof replacement options often depends on your locality and your preference. For example, metal roofing is a standard selection in some regions due to its fire resistance. In contrast, the predominant home styles in other areas might call for a Spanish-influenced tile. Roof pitch (angle) also affects the roofing materials you can use. For example, wood shake shingles can be used for steeper-pitched roofs but are unsuitable for flatter, low-pitched roofs.
The most common choices for residential roofing include:
- Asphalt composition shingles: These are cheap and easily obtainable but less attractive than other options due to their flat appearance. This roofing type is by far the most popular roofing material.
- Wood shakes or shingles: These are pricey but attractive shingles. They have excellent durability but aren’t a good choice in regions with fire danger.
- Metal Roofing: Metal roofs made of steel or aluminum have become more prevalent in recent years due to their durability and fireproof durability. These expensive roofs require specialty contractors for installation, but they may be cost-effective over the long run due to their long life. Several types of metal roofing systems are available, including raised-seam panels and products that mimic the look of composite shingles.
- Slate roofing: This is a desirable, high-end roofing option, but it is expensive and heavy. Slate roofs are extremely slippery to walk on and difficult to repair when damaged.
- Composition slate: These synthetic tiles made from 95 percent recycled materials, including rubber, are gaining popularity. They closely resemble slate and other forms of stone tile but are much lighter and less susceptible to damage.
- Clay or ceramic tile: Long the most predominant image in Southern California and Florida, the Spanish-style red tile roof is still common but gradually replaced by metal and composite materials that mimic the Spanish tile look. Other roofing materials that meet ceramic tile’s fire retardant ability are now available, with much less weight put on the roof. This type of shingle is called the “half-barrel” because it is essentially a cylinder cut in half length-wise, roughly 16 inches long.
According to the National Association of Home Builders, costlier slate, copper, and tile roofs last over 50 years. Wood shake roofs endure about 30 years, fiber cement shingles have a life of nearly 25 years, and asphalt shingle composition roofs last about 20 years.
Tear Off or Second Layer?
It was once common to lay a new shingle roof over the preexisting layer at least once or sometimes even twice. This roofing practice is no longer allowed in some jurisdictions, where complete tear-off of the previous roofing is now required. Even where layering is allowed, applying a new layer of shingles over the old should be carefully considered based on its pros and cons:
- Weight: The main argument against laying additional layers of asphalt shingles is that the roofing materials can get too heavy for the underlying roof framing. Excessive weight can cause structural problems, especially for older houses. A triple layer of asphalt shingles is often equal to a single layer of slate shingles—an exceedingly heavy material.
- Telegraphing: Another problem with shingling over existing shingles is repeating some surface irregularities that may already be present. If you’re contemplating putting on a new roof, there’s probably a good chance you may have bubbles, bumps, and waves that should be remedied. Putting new shingles over existing problems can leave you with a rather unattractive new roof. One way to minimize this problem is to go over the old roof and correct as many issues as possible before re-roofing. It doesn’t take much more than a hammer, some roofing nails and a handful of shingles to correct bumps, gaps, and protruding nails.
- Work and waste reduction: The primary advantage of layering is that it reduces the work involved. Stripping off the existing layer and then laying down a new layer adds more work to the process. Time isn’t a problem if roofing professionals tackle the job because they can strip most roofs in the morning. But if you’re doing the job yourself, it can be a strong argument for roofing over the old roof.
- Manufacturer’s warranties: Some types of roofs and manufacturers require that roofs under warranty be stripped entirely to comply with the rules and restrictions of the warranty. If the roof is currently under warranty, check what the warranty requires.
Consider Off-Season Roofing Work
While in most parts of the United States, the optimal roofing season is from late spring to early fall, skilled crews can extend the work season, sometimes even roofing when snow flurries are threatening.
There is no reason not to hire a skilled crew to roof your home during off-season periods. You may get lower prices at these times since the labor demand is low. The trick behind getting your roof job shoehorned into the offseason is having a large team of professional roofers who can knock out the work in hours instead of days, thus taking advantage of dry periods.
Understand the Roofing Process
If you understand the steps to replacing a roof and the jargon used in the roofing trade, you’ll be able to make an informed decision when hiring a roofing crew. A moderately-sized, professionally-installed roofing job might take only three or four days.
Here’s the usual process:
- Remove all existing shingles; deposit them in a roll-off dumpster: Damaged or old valley flashing and drip edging are also removed at this time. A good crew will use tarps to protect foundation plantings and shrubs during tear-off and will use magnetic tools to pick up nails and metal objects from the lawn.
- Make minor repairs on the roof if it is in good condition: If not, replace bad wood with new plywood sheathing or 1 by 6 sheathing boards. Whichever applies to your type of roof.
- Install ice dam protection in regions that require it: The ice guard membrane is a synthetic waterproof barrier material designed to prevent melting ice from backing up under the shingles and penetrating through the sheathing, where the moisture can cause severe damage.
- Lay down asphalt roofing paper over the roof sheathing: The layer of roofing paper creates an inner barrier against water penetrating the house. Rows of roofing paper are overlapped as they progress upward toward the peak and are normally tacked or stapled in place.
- Apply metal drip edging around the roof’s edge, both the eave and gable sides: The metal drip edge is nailed over the roofing paper or ice guard.
- Where necessary, apply a new valley flashing along with areas where two roof planes meet: The valley flashing is typically nailed to the roofing deck and sealed with roofing caulk.
- Apply the tab shingles, starting at the eaves and working upward toward the peak: Where roof vents are being installed, tab shingles are installed starting from the bottom, moving upwards.
- Apply the flashing around all areas where leaks might come into the house—against the chimney, around skylights and stack vents, etc.:Flashing installation may happen as part of the roofing installation, occurring as the rows of shingles progress upward on the roof deck.
- Install the ridge vent: This continuous vent along the roof’s peak will help the air circulation in the attic space and can be integral in exhausting hot air and preventing winter ice dams. Ridge vents may not be included on older roofs, but installing them is a good idea whenever a house is re-roofed. If ridge vents are not practical, other types of roof or gable vents should be installed to provide air circulation in the attic space.
- Complete the final cleanup and haul the debris away: Have a building inspector inspect and approve the installation.
The roofing business uses some special terminology when estimating materials for a roofing job.
- The term “square,” when used in the roofing business, is a unit of area. One square equals 100 square feet.
- Shingles come in “bundles.” Three or four bundles of shingles typically will cover a square of roofing area.
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