What Does a Roof Replacement Cost?
July 28th, 2023
How Much Does It Cost To Replace a Roof?
What does a roof replacement cost? Replacing or fixing a roof can be pretty expensive and time-consuming. Find out how much a roof replacement will cost and why you may need a replacement.
Replacing your roof is one of the most expensive home renovation projects every homeowner typically dreads. According to Forbes, a total roof replacement can cost anywhere from $6,700 to $80,000. In comparison, the average-sized home is approximately $11,500.
Although costly, replacing your roof is vital and should be a top priority. The last thing you want in your home is a leaky or unstable roof that could cave in at any point. When replacing your roof, please don't forget to skip any corners to make it more affordable or put off getting it done. Delaying your roof replacement or avoiding it together could result in future or permanent damage.
In this article, we will explain how a roof replacement could be more affordable when you should replace your roof, as well as the overall cost of materials and labor. Let's go ahead and get started.
Chapters
The Overall Cost to Replace a Roof
As of 2023, the national average to replace a roof is $11,500. However, the price can vary depending on the materials used, the size of the roof, and the design. The standard roof is between 1,000 and 3,000 square feet. Each square foot could cost you anywhere from $4 to $40. However, the average is $7. This equals $400 to $4,000 per roofing square and $700 for widespread materials.
When estimating the cost of replacing your roof, you also need to factor in the cost of labor. It is said that up to 60% of your total price will account for labor. The labor cost includes removing and disposing of the old roof and materials, installing the new roof, and cleaning up.
The service rendered costs between $2 and $7 per square foot, and your contractor may charge between $40 and $60 per house for the work. Removal typically costs between $1 and $5 per square foot if you use a professional and up to $600 if you do it yourself.
Take a look at the average cost per square foot:
| Roof size in square feet | Average cost |
| 1,000 | $7,000 |
| 1,100 | $7,700 |
| 1,200 | $8,400 |
| 1,500 | $10,500 |
| 1,600 | $11,200 |
| 1,700 | $11,900 |
| 1,800 | $12,600 |
| 1,900 | $13,300 |
| 2,000 | $14,000 |
| 2,500 | $17,500 |
| 3,000 | $21,000 |
Materials Used to Replace a Roof
After factoring in roughly 60% of your costs for labor, the other will go towards materials. Materials can include shingles and shakes, nails, tools, ladders, and any other equipment required in the process.
Materials can include:
Underlayment
Underlayment is the water-resistant or waterproof barrier installed before new shingles are installed. This is necessary within materials and costs because contractors may need to repair any damage underneath the old roof before installing the new one.
Shingles
There are many shingles, but the most common are Asphalt or composite shingles. They are the most inexpensive, lightweight, and easy to install. Asphalt shingles typically cost $4.25 per square foot, and premium shingles can cost up to $8.25.
Soffits
A soffit is the underside of an architectural structure such as an arch, a balcony, or overhanging eaves. It's essential to get a soffit repaired or replaced to prevent moisture and issues with ventilation. Replacing a soffit can cost anywhere from $6 to $30 per linear foot, but the average is $17.
Drip edge
Drip edges are metal sheets, usually shaped like an "L," installed at the roof's edge. They are responsible for directing water off the top and into the gutters. Drip edge installation costs approximately $1 to $3 per linear foot.
Flashing
Roof flashing is a thin material, usually galvanized steel, that professional roofers use to direct water away from critical areas of the roof, wherever the roof plane meets a vertical surface like a wall or a dormer. When it comes to replacing a roof, flashing costs $400 to $1,000, which includes resealing and replacing the surrounding shingles.
Many other materials are used or can be used o replace a roof, but these are the most common elements. Here are a few aspects that may need to be repaired and their cost.
- Underlayment replacement: $2 to $3 per square foot
- Roof water damage restoration: $400 to $1,700
- Repair or replace roof trusses: $500 to $5,000
- Roof insulation replacement: $1,000 to $2,500
- Vent repair: $75 to $250
- Repair or replace fascia: $450 to $4,000
- Ridge cap repair or replacement: $200 to $750
When Should You Get Your Roof Replaced?
Staying up-to-date on your roof repairs is essential to avoid any future damage. One of the most common things home buyers look at is the roof's age, not only because it's expensive to replace but because they want to make sure they are not purchasing a home with structural issues. The roof's age is particularly important if you are buying an old house.
If you ever suspect a problem with your roof, a professional roof inspection's always a good idea. The cost of $125 to $325 to hire an inspector is much less than paying for a complete replacement if you avoid the problem for too long.
There are various reasons to indicate when you should get your roof replaced
- The roof has reached its "age."
- Loss of shingles
- Cracked shingles
- Curling of shingle edges
- Water leaks
- Pooling water on the roof
- Damage to the roof deck
- Structural damage
- Improve your home's energy efficiency
- You want to add value to your home before selling
If you notice that the edges of the shingles are curling, it may be a sign of a more significant issue, like leaking. Shingles can curl if they are not lined up properly, they're old, they need to be installed correctly, there is poor ventilation in the attic, or if you have a layered roof. Be sure to get your roof inspected as soon as possible if you see curls.
If you see signs of leakage, your roof must be inspected immediately. A leaking roof could lead to more significant issues, just as structural damage.
Essentially, anything that looks suspicious or broken on your roof calls for a consult. You'll save yourself money in the long run if you get it inspected rather than waiting and leading to structural or water damage.
How often should you replace a roof?
Even if you haven't noticed any signs of damage or structural issues, replacing your roof on time is essential. When or if you need to replace your roof widely depends on the materials used. Look at this chart to see when you should have your roof replaced.
| Roof Material | Years |
| Composition shingles | 12-20 years |
| Asphalt shingles | 15-30 years |
| Wood shingles | 20-25 years |
| Rubber roofs | 30-50 years |
| Metal roofs | 50-75 years |
Roof Replacement vs Repair
In some circumstances, you will not need a total roof replacement, so how much does it cost for a quick repair? It is said that if less than 100 square feet of your roof requires minor repairs, that is more than likely that you can avoid a total replacement.
On average, a roof repair costs anywhere from $150 to $7,000, but the current national average is $950. You may be able to get away with a repair if:
- Your asphalt shingle roof is fewer than ten years old
- Your roof is made of highly durable materials, such as metal, slate, or tile
- There is minimal damage
- If you plan to live in your current home for a while and don't need to upgrade your roof
Common roof repairs include gutter cleaning, patching small leaks, replacing cracked or missing shingles, fixing a puncture, getting rid of pooled water, or flashing.
Major repairs include electrical wiring issues, extensive water damage, mold treatment, gas, roof shrinkage or sagging, chimney repair, and total flashing replacement.
How to Lower the Cost of Your Roof Replacement
As said beforehand, the cost of your replacement widely relies on the materials used, specifically shingles. The price of shingles is quoted on a per-square-foot basis or a roofing square foot (100 square feet)
Insurance
Before committing to the roof replacement cost, consider contacting your homeowner's insurance provider to determine if your sub is covered by insurance. Before you reach out to your provider, please know the extent of the damage and cause. If an insurance claim is possible, it will significantly decrease the replacement cost.
Multiple Quotes
Going with the first contractor you speak to is sometimes the best decision. It is highly recommended that you speak with at least three reputable roofers before committing to one. When speaking with the roofers, look for red flags. One highly different than the others may be a cause for concern, especially regarding price.
Do your research
Word of mouth may be your best friend. It's likely that a friend, neighbor, or family member has had their roof replaced in the past and may either have an excellent recommendation or someone to avoid using. When researching roofers, you should always ask for bonding, licensing, and insurance proof.
Discount
A discounted price doesn't always mean sub-par work. Waiting for roofers during the slower season (if possible) may be able to get you a lower price. It is said that the busiest season for roofers is summer and fall, so if you can wait, try to schedule your replacement or repair for the early/late winter or spring.
FAQs
How long does a roof last in North Carolina?
Depending on the materials used, for example, if you have a high-quality metal roof, the lifespan of your roof can reach up to 100 years. If other less durable materials are used, you may need to replace them within 12 years.
How much does a metal roof cost in North Carolina?
On average, a multi-rib metal roof will cost you $27,000, and a standing seam metal roof is roughly $84,000. While metal roofs are more expensive, they will save you money in the long run by avoiding replacement costs.
What is the cheapest roofing material?
The cheapest material to use on your roof is Asphalt shingles. These will last you between 15 to 30 years and is an excellent option for those facing budget concerns.
What materials are used to replace your roof?
According to Bill Ragen Roofing Company, the nine materials included with your roof replacement are:
- Roof decking
- Roof flashing
- Underlayment
- Drip edge
- Ice and water shield
- Asphalt shingles
- Ridge capping
- Roof vents
- Pipe boots
How Much Does it Cost to Replace a Roof - Final Thoughts
A roofing problem does not fix itself. That said, it is essential for you to stay up to date on how old your roof is, continuously check for any damages, and have it inspected if you see any causes for concerns.
Roof replacements can be extremely costly. It's one of the most tedious and daunting tasks for a homeowner. Staying vigilant and ensuring your roof is always in good condition can save you money and make it to where it will only need to be replaced every 20 years on average.
If you have any other questions or are interested in real estate in the area, contact the experts at Raleigh Realty Homes.
Ryan Fitzgerald
Hi there! Nice to 'meet' you and thanks for visiting our Raleigh Real Estate Blog! My name is Ryan Fitzgerald, and I'm a REALTOR® in Raleigh-Durham, NC, the owner of Raleigh Realty. I work alongside some of the best Realtors in Raleigh. You can find more of my real estate content on Forbes, Wall Street Journal, U.S. News and more. Realtor Magazine named me a top 30 under 30 Realtor in the country (it was a long time ago haha). Any way, that's enough about me. I'd love to learn more about you if you'd like to connect with me on Facebook and Instagram or connect with our team at Raleigh Realty. Looking forward to connecting!
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