Roof Replacement Cost 101: How It Can Vary and Why

a stack of dollar bills

Whether you’re approaching the end of your roof’s life cycle, or simply suffering from leaks, investing in a new roof can be a lucrative purchase. Replacing your roof is not a small consideration. A roof system protects your building from the elements, contributes to a visitor’s first impression, and is an important determinant of overhead costs. While the benefits of investing in a quality roof are apparent, one question is not: How much does it cost to replace a roof? In this article, you will find that the roof replacement cost is not a standard one. It may vary, depending on several factors.

What Is the Average Cost to Replace Roof Systems?

The total roof replacement cost varies, but an average homeowner spends between $6,000-$12,000. Several factors, such as the size of your building, the pitch, and structural concerns contribute to the total cost. While size determines the amount of materials necessary, pitch often determines which materials to use and the baseline for labor costs. For example, although a steeper pitch may drain water more quickly, increasing the longevity of your roof, it can also be difficult to reach and may cost more initially.

The total roof replacement cost is very dependent on which material you select. For example, asphalt shingles cost typically $2-$4SF. If you decide to purchase an upgraded material, such as wood shakes, the price triples to $6-$12SF. Materials also have varying life cycles. For example, although the initial cost of metal roofing is high, ranging from $3.50-$11SF, its life cycle is double that of asphalt options. This increased longevity decreases the long-term cost of the project.

Investing in a quality professional can eliminate any confusion about your roof replacement cost. Furthermore, professional can assist you in choosing the best product.

Pros and Cons of Roof Replacement

a house with its roof under construction

Advantages of Replacing Your Roof

1. Property Value

If you’re replacing the roof of your home, the greatest advantage may be monetary. According to Home Advisor, replacing your roof can improve your home’s value by an average of about $12,000. If you’re planning on reselling your house in the future, consider that the average return for replacing your roof is 71 percent.

2. Curb Appeal

An outdated roof with curled shingles and mildew growth is unattractive. Whether you’re considering selling or updating your home, replacing your roof is an excellent idea.

3. Reassurance

Sometimes a leak is impossible to locate. Even if you manage to stop an interior leak, there may be damage to the roof’s decking that isn’t as easy to see. Replacing your roof allows you to get to the heart of the problem and replace damaged materials that eventually cause extensive issues. Your new roof will also be under warranty, easing any worry of future issues. A manufacturer’s defect warranty usually lasts between 10-25 years, while a labor warranty is about two years.

4. Energy Efficiency

Cool roof design is a new concept that strives to reflect more light and absorb less heat. Investing in an energy efficient roof can decrease your overhead costs and improve the comfort level of the building’s inhabitants. One can purchase a cool roof for virtually any pitch or material, even asphalt shingles.

Disadvantages of Replacing Your Roof

1. Initial Investment

Although replacing your roof adds value to your property and offers an impressive return on investment, the initial cost can be steep. Three-tab asphalt shingles and architectural shingles are great solutions for low-budget, standard pitched projects. When considering a flat roof replacement, a modified bitumen installation can save a considerable amount of money when compared to rubber.

2. Not Always Necessary

A leaking roof doesn’t necessarily mean that replacement is imminent. A specialist can identify and easily fix common roof issues, such as a damaged flashing, missing shingles, or small leaks. However, if you’re getting close to your roof’s retirement date, you notice peeling or cracked shingles, or if your house suffers from significant, multiple leaks, it’s time to schedule an appointment with a roofer.

What to Expect from Your Roof Replacement

two men building a roof

Finding a professional to determine your project’s needs is paramount to assessing the total roof replacement cost. A quality roofer should be able to answer important questions, such as how often should a roof be replaced, which materials are appropriate for the climate and structure, code requirement considerations, and a fair estimate of the total roof replacement cost.

Ask your roofer about overlaying. Some professionals recommend overlaying your new roofing material over the existing shingles. In some situations, this can save 25 percent of your total installation cost. However, this method is not without risks. When overlaying, a roofer can’t assess the condition of the roof deck underneath and will not be able to warrant the quality of the previous installation.

You should discuss your contractor’s qualifications. A roofing professional should have insurance. Moreover, he should receive a bond and a certification that match the local and the state’s standards. Quality roofers will be able to provide stellar referrals, an excellent BBB rating, and include warranties on their workmanship.

Experts highly recommend obtaining written estimates from at least three professional roofers. An estimate provides a written record of your correspondence, the company’s warranties, and exactly what you will be paying for.

There is no flat cost to replace roof systems. Your project, just like your real estate, is unique and has many variables. Your roof’s material, size, and pitch contribute the final roof replacement cost. It is crucial to connect with a qualified professional to assess these factors. In addition, a professional offers years of experience and insight to determine the best product for your needs. With a little research and professional help, you can easily turn your roofing project into a profitable investment.

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