How Much Does it Cost to Replace a Roof?
Replacing your roof is one of the most unglamorous home remodeling projects, but you would be hard-pressed to find one more vital to your home’s well-being: Your roof protects you from the outdoors, protects your foundation, and helps insulate your house. If it were to leak or get damaged, you could find yourself in a scenario without a roof over your head—literally.
Knowing when to replace your roof is easy, but knowing how much you should pay to replace your roof is anything but. That is why we have simplified the process for roof installation or replacement. Read on to learn more about the average price to replace a roof, including the dominant factors that can increase or decrease the overall replacement cost.
According to our roof installation cost estimator, the average price to install or replace a roof is $5,951. There are many factors that influence the final cost of a roof installation. Many of them vary over time and across locations, making them difficult to predict. For this reason, there is a wide range of possible prices.
At the high end, people pay as much as $11,000; at the low end, they may pay as little as $3,000. Because there are so many price factors at play, all homeowners have the flexibility to make thoughtful and cost-effective choices, reducing your overall replacement cost.
Factors Affecting Roof Replacement
Sadly, there’s not much room for negotiation when it comes to material costs, but different materials have different standard costs per unit. Nonetheless, there are a handful of other elements that will certainly increase or decrease the overall price.
1. Roof Pitch
A roof’s pitch is the slope of your roof. Unless you have a flat surface for a roof, your roof has a pitch. As you might expect, pithed roofs cost more than flat roofs. Not only do they cover more surface area—more materials—but they are also harder to install. As you can imagine, there is an added danger element to a pitched roof compared to a flat roof. Sophisticated styles such as Colonial or Victorian are steeper, which partly explains why their prices tend to be similarly steep.
Other than looks, there are numerous other advantages in adding a pitched roof.
- Pitched roofs last longer
- Pitched roofs react better to inclement weather
- Pitched roofs are easier to inspect from ground level
- You can add an attic to a pitched roof
2. Roof Size
Like any project you remodel, the size of the roof plays a key role in the overall cost. As you may have guessed, the bigger the home, the bigger the bill. More parts, longer installation time, and more workers all equal more money. Since you can’t change the size of your home, this factor is largely fixed for many roof replacements.
The type of roof material you choose can greatly affect the overall replacement cost. However, you might be delighted to hear that homeowners have a wide array of options when it comes to roofing materials. Each comes with its own set of advantages and disadvantages in terms of lifespan, design, and cost. Below are some of the most popular options across the U.S.
- Asphalt Shingles: Asphalt shingles are perhaps the most popular option, largely due to their low costs, resiliency, and easy installation. More than 75 percent of U.S. homes use asphalt shingles on the roof. Beware, they do have a short lifespan compared to other options on the market.
- Wood Shingles: Wood shingles come in cedar, pine, and other woods. Cedar is the most costly when it comes to wood shingles. While more costly upfront, wood shingles have a lifespan of approximately 30-50 years. As expected, they tend to have poor fire ratings and can be subject to mold and rot.
- Metal Roofs: Metal shingles are becoming a popular option for homeowners, as they often utilize a high percentage of recycled materials and are very durable. They are also much lighter than many other roofing materials and are resistant to inclement weather.
- Tiles (Clay, Concrete or Slate): Homes will need extra framing to install tiles because they are very heavy. Clay and concrete tiles are fire-resistant and come in a variety of colors, some of which have the ability to reflect the sun, resulting in lower energy costs. Clay and concrete can last 50 years or more and slate can last well over a 100. However, slate is not recommended for hot climates due to their dark color.
While it may not be the most attractive remodeling project, your roof is a vital part of your home. While cheaper materials and decisions seem logical today, those options may end up costing more in the long run if significant repairs are needed. Furthermore, expensive materials can increase a home’s value and even lower insurance premiums.