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How Much Will It Cost to Replace My Roof?

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Sometimes, a roof can get in such a bad condition that a roof repair here and there just won’t do the job. Unfortunately, in these cases the entire roof must be replaced. Whether there is damage from nature or just age, you don’t want to wait long to replace your roof so you don’t damage the rest of your home.

Shingle Type

Most shingles are made from asphalt, but there are also other options such as wood, slate and tile shingles. Choosing the right shingles for your roof is an important decision that you’ll have to make depending on your budget as well as the style of your house.

Asphalt shingles are currently the most economical shingle choice. However, you also will need to determine how long you want this roof to last. Typical 3-tab asphalt shingles last around 20 years, but other dimensional asphalt shingles can last up to 40 years before needing replacement. Obviously, the longer the lifespan, the higher the initial cost, but this is a choice you’ll need to make before replacing your roof.

Square Footage

Certainly, the size of your roof will factor into the overall price of roof replacement. The cost per square foot usually ranges between $5 and $8, but this can vary depending on the unique circumstances of your roof. According to Angie’s List, “a standard 2200-to-2600 square foot roof will cost homeowners between $1,000 and $4,000 to fully replace; professionals will charge $,2000 to $8,500.”

While it may be simple to calculate the square footage cost according to your shingle choice, the cost of labor for roofing replacement can vary among professional roofer contractors depending on where you live in the United States and the quality of the contractor. It is good to compare several estimates to understand the different levels of service you will receive before making your decision.

The Number of Layers

While some roofs need to be totally stripped down and replaced, others can sometimes have new shingles mounted directly on top of the existing shingles. Most building codes allow for 2 layers of shingles, depending on how much weight the roof can bear. This has some cost-saving advantages because it saves on the immediate labor cost of removing the existing roof as well as installing new feltpaper, weather protection and even renting a dumpster. However, anyone making this choice should also understand that mounting shingles on top of an existing roof usually reduces the lifespan of the new roof by about 20%.

A reliable roofer should be able to do just as good of a job when installing new shingles over old shingles as they would for a full roof replacement. As long as the installment is done right and there are no existing infrastructure issues with the roof frame, shingling over an existing roof can offer some quick savings.

However, if you cannot install any more shingles on top of your current roof due to building codes or other reasons, you will have to get the old shingles removed first. Depending on the existing number of shingles installed on your roof, the cost will increase for each layer of shingles that need to be removed.

Pitch (Steepness)

The pitch, or steepness, of a roof will affect the overall cost of the roof for several reason. For one, if the roof is especially steep, it is not considered “walkable” by roofing standards and so extra staging and precautions must be put in place in order for roofing contractors to be able to replace the roof.

Besides safety, the pitch of the roof will determine how many layers are required in the underlayment system. Both steep and flat roofs will need different levels of underlayment to meet fire code and to protect the interior from moisture entering the house.

Height (In Some Cases)

Overall, the cost to replace your roof will be determined by the cost of labor of your chosen roofing contractor. The more difficult your roof is to access, the more equipment necessary and more effort taken to work on your roof. These factors do not always change the price of a roof replacement largely, but if you have an especially tall roof or one that is difficult to maneuver, you should expect higher overall costs for your roof replacement.

Select a Roofing Shingle Type

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Before selecting a roofer, it helps to know what kind of shingle you want to use for your roof.

Most shingles are made of asphalt, and of these, there are two major types:

  • Three-tab shingles
  • Dimensional shingles (also referred to as laminated shingles or architectural shingles)

Traditional three-tab shingles are evenly spaced and have a flatter look to them.  These shingles typically last around 20 years.

Dimensional shingles, which have become more popular in recent years, have a more three-dimensional appearance (hence the name) because they have two layers, which makes them heavier and more resistant to wind damage.  These shingles typically last around 30 or 40 years, and have longer warranties than regular shingles, but they also tend to be more expensive.

Additional popular types of shingles include:

  • Wood and wood shake shingles (typically made from cedar)
  • Slate shingles
  • Tile

For a more complete list, see Wikipedia’s list of commercially available roofing material.

By selecting the type of shingle you want, you’ll be able to more appropriately budget for your new roof, and you can begin researching which local roofers install the type of shingle you want, especially if you choose something other than three-tab or dimensional shingles.

At this point, however, you don’t necessarily need to select a specific product or color.  This is something that your roofing contractor might be able to advise you on and assist you with, but you should ask first.  Many roofers work with specific brands or types of shingles (typically in order to ensure quality), and can provide you with samples or a catalog of options.  Some roofers might be willing to install a product of your choosing, but this could negatively impact the cost and quality of the roof you get.

About the author:  EMA Construction is a Cincinnati roofing company with more than 20 years of experience in roof installation, roof repair, seamless gutters, gutter guards, vinyl siding, and window installation.