Cost to Replace Roof – Estimates and Prices at Fixr

How much does it cost to replace the roof of a house?

A healthy roof is integral to your homes value, curb appeal, and proper function. Roofs not only crown the home, giving it its final appearance, they also help keep elements like wind, rain, hail, and snow out.

If your roof is getting older it may begin to deteriorate. The shingles1 may break down, crack, fall off, curl, or develop other issues, which can lead to leaks. In turn, water infiltration through the roof can lead to other, ongoing issues such as wood rot, mold, and mildew growth in your home.

According to the National Roofing Contractors Association, a roof should be replaced when it begins leaking and when it cannot be easily repaired or the issues are widespread (involving more than one area of the roof).

While there are many different types of roofing material, the most commonly used is asphalt shingles. The average cost of these shingles installed on a 1,500 square foot roof is around $6,750, or $4.50 per square foot. Your costs may vary depending on your geographic location, the shingles you choose, and the pitch of your roof.

While roofs can simply age and lose some of their integrity through time, the bulk of the damage done to your roof will be caused by external factors. These include: snow, rain, wind, hailstones, tree limbs and other debris, heat, inadequate attic insulation, moss, excessive moisture, ice dams, and more.

Some of this damage may not be preventable; severe weather, for example, may damage your roof even after precautions have been taken. However, in general, there are ways to avoid some of the damage to your roof, such as:

If your roof has sustained an impact, has developed leaks, or shows signs of damaged shingles, such as curling, breaks, or missing sections, then it may be time to replace your roof, particularly if it is also reaching the end of its lifespan.

If you are unsure, have your roof inspected to find out more about its condition.

While getting your entire roof replaced is expensive, there are a lot of benefits to consider. The first is the fact that any and all potential issues can be corrected at one time. Repairing one area may leave another to begin leaking later, so in the case of a severely compromised roof, a replacement may actually save you money in the long run.

Roof replacements also allow you to upgrade your roof to UV-resistant shingles in hot areas or hail-resistant tiles in storm-prone areas. You can also improve the curb appeal of your home with a new roof if you intend to sell in a few years. Roofs are often a good investment in your home, particularly if the existing roof is older and your home may be going on the market soon.

Getting your entire roof replaced does have its downsides as well. The first is cost. If the majority of your roof is in good condition, roof repair or a partial roof replacement may address most of the issues for less.

Roof replacements can also be lengthy, noisy, and result in issues such as nails and debris in your yard afterward. While a reputable pro will spread tarps and clean up carefully when the job is complete to prevent these kinds of issues, not every company will take these steps.

In some cases, your current roof may also be under warranty and replacing it without having it inspected by the manufacturer first could mean that youre paying for a new roof for no reason.

Most reputable roofers will include the costs of underlayment2 and flashing3 with the cost of your new roof. In most cases, its assumed that your decking is in good condition and can be reused with little to no additional work.

This isnt always the case, however, and new decking may increase the total costs of your project by an additional $2 per square foot. This is particularly true if you are switching from a lightweight shingle to a heavy tile; in this case, your decking must be reinforced to hold the additional weight, which can lead to higher installation costs.

In most states, you are allowed to have up to two layers of asphalt shingles installed on your roof at a time. Roofing-over, or putting one layer of shingles over another, can save you significant amounts of money on your new roof, as the labor involved in removing the old shingles is avoided. Roofing-over costs around $2 to $3 per square foot, as opposed to the average full replacement cost of $4.50, so roofing-over a 1,500 square foot roof may only cost $3,000 to $4,500.

Roofing-over does present some issues, however. Putting one layer of shingles on top of another does not address any potential underlying issues with your roof deck or underlayment. It also doubles the thickness of your roof and means that the new shingles may not lay as flat. In turn, this can mean that the new shingles will lift off more easily and, if the underlying shingles have any kind of moisture problem, this can cause the new shingles to deteriorate more rapidly. This will ultimately mean in another roof project, and a full replacement this time, much sooner than if you had done it all at once the first time.

While many roofs are treated virtually the same despite visual differences, there are types that have different needs and that therefore have different associated costs as well.

Flat roof

($6,000)

Moisture pooling and UV rays

Moderately easy

A-Frame

($9,000)

Moisture or lifting shingles

More expensive and complex to build due to the many angles involved

Gable

($6,750)

Impacts, moisture, ice dams, and lifting shingles

Most common roof, easy to moderate to replace

Hipped

($9,000)

Impacts, moisture, ice dams, and lifting shingles

More expensive and complex to build due to the many angles involved

Butterfly

($9,000)

Moisture pooling, snow, lifting shingles

More expensive and complex to build due to the extreme angles and positions

Mansard

($10,000)

Impact, moisture pooling, high winds, and ice dams

Complex depending on whether or not the sections are flat or curved

In addition to different shapes and styles, roofs can also be found in a variety of materials. The material you choose will have a tremendous impact on the total cost of your roof, both for the materials and installation labor involved. Some heavy roofs require reinforcement of the deck while others may need specialty labor. Combined with the pitch and shape of your roof, your material will be a major driving force behind the total cost.

Asphalt

($6,750)

Common

Lots of choices

Fairly fast and easy to install

Lasts 15-18 years

Not as durable

May be damaged by impact or high winds

Architectural shingles

($10,000)

More durable

Resist impact better

May resist UV rays

Lasts 24-30 years

Expensive

More difficult to install

Clay tiles

($20,000-$35,000)

Durable

Many shapes and styles to choose from

Easily broken

Difficult to install and replace

Expensive

Composite

($7,000)

Durable

Can mimic many other roofing types and materials

Lasts 35-50 years

Harder to find

Difficult to install

Metal tiles

($15,000-$20,000)

Durable

Can mimic other tiles and materials

Lasts 30-45 years

Heavy

Expensive

May be difficult to install

Standing seam

($6,700)

Durable, lightweight, contemporary in style, lasts 30-45 years

Not a lot of style options

May rust or leak

Slate

($15,000-$20,000)

Durable

Attractive

Lasts upwards of 100 years

Heavy

Expensive

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Cost to Replace Roof - Estimates and Prices at Fixr