Roof replacement comes at a significant cost, ranging from $4,000 to more than $45,000 with the typical cost being $5,000 to $12,000. The national average new roof cost is $8,000 to $10,000.
Costs for a new roof can vary widely depending on several factors, including your geographic location, the size of your roof, the style of roof, the roofing materials used, the brand, the condition of the roofing system and finally, the desired energy efficiency.
- Factors that affect new roof cost
- When you need a new roof
- Roof replacement cost by roof type
- Can you install a new roof yourself?
- Roof replacement FAQs
Factors that affect new roof cost
When contemplating a new roof, make sure you do your homework. Costs for a new roof vary widely, depending on the factors we discuss below.
Don’t forget to consider both the cost of materials and the cost of labor, and make sure your budget factors in the cost of removing and disposing of the old roof.
- Location: If your home is located in a high cost-of-living area, be prepared to pay more for both materials and labor. You may also pay a premium if you live in a place with extreme weather. Roofs that may need to manage heavy snow, hail or hurricanes may require more expensive materials.
- Time of year. Prices also may vary depending on the season or demand after a weather event. When roofing companies are slammed, you’ll likely need to pay more to hire a crew for your job. In addition, be aware of city or county permitting and inspection fees that can add to the price of your new roof cost.
- Size of roof: The larger your roof, the more you’ll typically pay. But don’t confuse the square footage of your home with the square footage of your roof. For example, the roof on a 2,000-square-foot multi-story home may only measure about 1,200 square feet after accounting for multiple stories and the pitch, or slope, of the roof. Be aware that contractors may measure in squares with one square equaling 100 square feet.
- Style of roof: The style of your roof will directly affect your new roof cost. The greater the pitch, or slope, of your roof, the greater the square footage and the harder it can be to install – driving up the price. A hip roof, dormers, chimneys, skylights, plumbing pipes and other special features on a roof will also add to the roof replacement cost.
- Roofing material: Asphalt shingles are the most common roofing material. They are lightweight and the least expensive to use on a roof replacement. Tile, wood, slate and metal are other commonly used materials on roof replacement projects but are more expensive. Clay tile and slate are heavier and could require reinforcement of roof supports, an additional expense, before installation.
- Brand: Different brands of asphalt shingles, clay tiles or other roofing materials may have different price points. Higher-priced brands often mean higher quality, but not always.
- Condition of roofing system: The cost to replace a roof may increase once your old roof shingles are removed and the roofing system is inspected. On older homes, in particular, rafters may need reinforcement or rotted wood may need to be replaced.
- Energy efficiency: New types of asphalt shingles have been developed to better reflect the sun’s rays. Sometimes called cool roofs, these shingles are more energy efficient. They may also be more expensive.
When you need a new roof
The age of your roof is a good first clue to whether you should repair or replace it. Roof lifespans vary widely: Lower-end asphalt shingle roofs typically last 20 to 25 years, while higher-end asphalt shingle roofs can last 40 to 50 years. Clay and slate tile roofs have significantly longer lifespans – as much as 80 to 100 years or more, with proper maintenance. Wood shake roofs can last up to 50 years but frequently need replacement much sooner if mold or termites are left untreated. Metal roofs have a roughly 50-year lifespan. If your roof is getting close to the end of its lifespan, you may want to consider replacing it.
Roofs with widespread damage may also be good candidates for replacement. Using binoculars, check your roof from all angles on the ground. Look for cracked, discolored, wavy or bald shingles. Bald shingles indicate the protective outer surface has been worn away. Discoloration may be an indication of mold, mildew or algae growth. You may also want to hire a vetted roofing contractor to climb up on the roof to inspect more closely.
However, if your roof is relatively new and just has an isolated leak, you’ll likely be able to repair the roof. A roofing contractor can help you decide which is the best route to take.
Roof replacement cost by roof type
New roof cost depends greatly on the type of roofing materials you choose, ranging from $4,000 for a mid-grade asphalt shingle roof to $27,000 or more for a high-end slate or clay tile roof. The national average roof replacement cost is $$8,000 to $10,000.
Asphalt shingle roof replacement cost
Asphalt shingle roof replacement is the most common type of roofing material and is your least expensive option, ranging from roughly $4,000 to $10,000 on a 1,200-square-foot roof surface using mid-grade materials. Pricing is highest in big cities and high cost-of-living areas of the country.
Among asphalt shingles, you have three main choices: 3-tab, dimensional and premium or luxury. Three-tab shingles are the least expensive and typically have a 25-year warranty. Dimensional shingles, which are sometimes called architectural shingles, have a more varied look. They are more expensive than 3-tab and often come with a 30-year warranty. Premium or luxury shingles may also be referred to as architectural shingles and are made of the highest-end materials. They are the most expensive asphalt shingle and usually come with a 50-year warranty.
Slate roof replacement cost
Slate roof replacement is one of the most expensive options, but it’s a long-term investment: A slate roof may last 100 years or more. Slate roofs are also noted for their resistance to water and wind damage. The cost of a new slate roof will typically range from $15,000 to $27,000 for a 1,200-square-foot roof surface, depending on location. Again, expect to pay more in high-cost areas of the country.
Slate roofs are most commonly found on larger homes in high-end areas, which can push the final price of installation as high as $45,000 or more.
Wood shake roof replacement cost
Wood shake roofs are a mid-range option, with the typical replacement cost on a 1,200-foot roof surface ranging from $9,000 to $17,000, depending on your geographic location. That’s more than the national average new roof cost of $8,000 to $10,000.
Wood shake roofs are most commonly found on Cape Cod-style homes and may last up to 50 years. They’re also more environmentally friendly than other types of roofing since they are made of natural wood. However, they are prone to termites and mold, requiring considerable maintenance. They also can be considered a fire hazard and may not be permitted in certain locales.
Metal roofing replacement cost
Metal roofing replacement cost ranges from $13,000 to $25,000 for 1,200 square feet of roof surface. Expect to pay toward the higher end in big cities and expensive areas of the country. That’s considerably higher than the national average new roof cost of $8,000 to $10,000.
Metal roofs, known for the noise they create during rain or hailstorms, may last as long as 50 years and are often found on flat roofs. Metal roofs, which are made of steel, aluminum and copper, are considerably more expensive than asphalt roofs but less than clay tile and slate roofs. Oftentimes, metal roofs are manufactured from recycled materials.
Tile roofing replacement cost
Clay tile roofs are among the most expensive to replace, ranging in price from from $16,000 to $27,000 for 1,200 square feet of roof surface, depending on where you live. That’s considerably more than the national average of $8,000 to $10,000 for new roof cost.
Clay tile roofs, most commonly seen in shades of terra cotta color, are aesthetically beautiful and may last as long as 80 years. They provide superior insulation in hot climates and are considered more environmentally friendly since they are made of natural materials.
Can you install a new roof yourself?
Rarely, if ever, should a homeowner tackle a roof replacement job on their own. Roof replacement is generally considered a job for the pros.
Professional roofers have the experience, knowledge and proper safety equipment to work on roofs, particularly those on multi-story homes with severe pitch or slope. A professional roofer is also more able to spot and repair any structural weaknesses in your roofing system when the old roofing materials are removed. Proper disposal of old roofing materials is an additional bonus to hiring a pro.
FAQs About Roof Replacement
How long does a roof last?
A roof replacement will last between 25 and 100 years, depending on the materials used. The least expensive asphalt shingle will likely last about 25 years, with higher-quality asphalt shingles lasting 30 to 40 years. With proper maintenance, wood shake shingles may last 50 years while clay tile and slate roofs will likely last 80 to 100 years or longer.
Is a new roof a good investment?
A new roof is considered an excellent investment, especially when selling an older home. A new roof gives buyers confidence in their purchase and can be a big motivator to make an offer. A new roof also can save you from expensive secondary repairs that result from a roof leak, such as ceiling repairs, patching and painting, floor repairs and replacement of personal belongings.