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A healthy roof is integral to your home’s value, curb appeal, and function. Roofs crown the home for its final appearance and keep elements like wind, rain, hail, and snow out.
Roofs can be made of many materials, with some lasting for decades without replacement. Others must be replaced after a significant hail storm or after 10 or 20 years. Each roofing material and roof shape and pitch have a range of replacement costs and attributes to consider.
The national average range for replacing a roof is between $7,000 and $24,000, with most people paying around $14,000 for replacing 2,000 sq.ft. of architectural shingles on a 2-story home. This project’s low cost is $3,500 for 1,000 sq.ft. of asphalt shingles on a single-story home. The high cost is $44,000 for installing 2,000 sq.ft. of slate shingles on a 2-story home with deck reinforcement.
|New Roof Cost|
|National average cost||$14,000|
The size of your home and roof influences your roof replacement costs. Roofs come in many shapes and sizes, but the general rule is this area is roughly 1.5 times your square footage. So, a 1,000 sq.ft. home has a 1,500 sq.ft. roof. Roofing material is sold and installed by the square, which is 100 sq.ft. If your measurement equals 1,350 sq.ft., you should purchase 1,400 sq.ft. of material. These figures are a guideline. Ensure a professional measures it for the exact dimensions. Costs for replacement are for the shingles 1 and underlayment 2 only and do not include new decking or reinforcement for heavier materials.
The average cost range per roof square replacement is $350 to $900 per square. This range encompasses most popular materials. Asphalt shingles are at the low end, aluminum and architectural shingles are mid-range materials, and concrete and metal shakes are at the high end. Flat roofs may have lower-cost materials, while some high-end materials like slate and wood shakes may have much higher costs.
|Roof Size||House Size||Average Roof Replacement Cost|
|1,000 sq.ft.||667 sq.ft.||$3,500 - $9,000|
|1,200 sq.ft.||800 sq.ft.||$4,200 - $10,800|
|1,350 sq.ft.||900 sq.ft.||$4,725 - $12,150|
|1,500 sq.ft.||1,000 sq.ft.||$5,250 - $13,500|
|2,000 sq.ft.||1,333 sq.ft.||$7,000 - $18,000|
|2,200 sq.ft.||1,467 sq.ft.||$7,700 - $19,800|
|3,750 sq.ft.||2,500 sq.ft.||$13,125 - $33,750|
|4,500 sq.ft.||3,000 sq.ft.||$15,750 - $40,500|
Your roof’s pitch also impacts the replacement cost. Pitch refers to how fast the surface rises from the edge to the top. This measures height gains for every 12 inches. Most people have a conventional pitch, which includes styles like gable, cross gable, hip, Dutch, dormer, shed, butterfly, and M. It also includes the top portions of gambrels and mansards. A pitch falling between 4/12 and 6/12 is considered conventional. Pitches falling between 0/12 and 2/12 are considered flat, while 2/12 to 4/12 is considered low. Most low-slope roofs are treated like flats in material and cost. High or steep pitches 3 are 7/12 and greater. These are seen on A-frame homes and the sides of a mansard and gambrel.
Below are the average cost ranges for the most common materials used on these roofs. Only conventional and steep roofs can use the most common materials, while flat and low-pitch areas need different materials. It is also important to remember there are other less-common materials available with higher costs.
|Pitch||Average Replacement Costs per Sq.Ft. (Labor Included)|
|Flat||$4.50 - $7|
|Low Slope||$4.50 - $7|
|Conventional Slope||$3.50 - $9|
|Steep Slope||$5 - $12|
The material has a tremendous impact on the total cost of the materials and labor. Some materials are exclusive to the roof type you have. For example, a flat-topped home uses specific materials that are not used on conventional slopes. However, most homes use asphalt shingles, metal panels, tiles or shakes made of several materials, or specialty materials like cedar or slate.
Each material has costs. The more features a material has, the higher its costs. For example, architectural shingles that help protect against hail damage have a higher cost than standard architectural shingles. Clay tiles cost more than concrete, while copper costs considerably more than aluminum. Rare materials like slate and copper cost more due to their availability. Materials that are harder to install, such as wood shakes 4 and some clay tiles, also have higher costs. Materials with additional benefits, such as energy efficiency, algae protection, hail protection, or rainwater management, also have higher costs.
When choosing a material, consider its costs, maintenance, and longevity. While slate is very expensive, it can last 200 years or more in the right circumstances with little maintenance. This can make it more of an investment than a less expensive material.
Below are the average costs for each material fully installed in a replacement project and a 2,000 sq.ft. replacement installation. Most reflect the installation on a conventional pitch, but materials designed for flat roofs reflect this installation. These costs assume that you are replacing your current roofing material with a material of similar or lighter weight. If you are replacing your current roof with a material that is heavier, you may have higher costs due to the need to reinforce the roof.
|Material||Cost per Sq.Ft. (Labor Included)||Cost for a 2,000 Sq.Ft. Roof|
|Asphalt Shingle||$3 - $6||$6,000 - $12,000|
|Vinyl (PVC)||$3 - $8||$6,000 - $16,000|
|Plastic||$3 - $8||$6,000 - $16,000|
|Bitumen||$4 - $8||$8,000 - $16,000|
|Concrete Tile||$4 - $20||$8,000 - $40,000|
|Metal||$4 - $30||$8,000 - $60,000|
|Rubber||$5 - $13||$10,000 - $26,000|
|Architectural Shingles||$7 - $15||$14,000 - $30,000|
|Cedar||$8 - $12||$16,000 - $24,000|
|Composite||$8 - $15||$16,000 - $30,000|
|Clay||$10 - $25||$20,000 - $50,000|
|Green||$10 - $35||$20,000 - $70,000|
|Solar||$12 - $25||$24,000 - $50,000|
|Slate||$15 - $25||$30,000 - $50,000|
While many roofs are treated virtually the same despite visual differences, some types have different needs and costs. The shape can impact more than how your home looks. It can also make it more or less difficult to install material on. Very common and popular roofs, such as the gable and hip, are the easiest to install material on because they have a moderate angle. Any variation on those, such as the bonnet or saltbox, have the same considerations and costs. More complex structures, such as the dormer or mansard, increase your costs because they are more difficult to work on. Some require more material, while others take more careful planning. Below are the average replacement costs per square foot, depending on the type, using the most common materials.
|Shape||Average Cost per Sq.Ft. (Labor Included)||Average Cost for a 2,000 Sq.Ft. Roof|
|Gable||$3.50 - $9||$7,000 - $18,000|
|Hipped||$3.50 - $9||$7,000 - $18,000|
|Dutch||$3.50 - $9||$7,000 - $18,000|
|Butterfly||$3.50 - $9||$7,000 - $18,000|
|Dormer||$4 - $10||$8,000 - $20,000|
|Flat||$4.50 - $7||$9,000 - $14,000|
|A-Frame||$4.75 - $31||$9,500 - $62,000|
|Mansard||$8.50 - $25||$17,000 - $50,000|
The roof material and shape are only two parts of the equation when it comes to replacing it. Labor also plays a large role in your total costs.
The costs of your labor vary depending on the material. Tile, slate, and wood shakes are more difficult to install than asphalt shingles. Your labor costs are also impacted by the pitch and shape. Roofs with very steep pitches, curves, or changes in angle are more complex and often require more material and time.
Most professionals charge roughly $75 an hour plus the material costs. A full replacement includes a tear-off. With asphalt shingles, you can do a roof-over, meaning installing one course of shingles over an existing set to save money. The table below includes a very rough cost breakdown for a full 2,000 sq.ft. replacement using architectural shingles on a gable roof.
|Project Area||Average Cost per Sq.Ft.||Average Total Costs|
|Tear-Off||$1 - $2||$2,000 - $4,000|
|Material||$2 - $7||$4,000 - $14,000|
|Installation||$3 - $4||$6,000 - $8,000|
These costs do not include new decking and assume a gable roof with a 4/12 to 8/12 rise. A roof that needs repairs to the decking or has a higher rise costs more.
Roofing is installed by the square or 100 sq.ft. The labor costs for each square range from $400 to $600 per square. Roofs with a very steep pitch cost more than those with a moderate pitch. Some materials are more labor-intensive to install, increasing costs. The below costs are for varying numbers of squares for a standard gable roof with a full architectural shingle replacement.
|Number of Squares||Average Labor Costs|
|10 Squares||$4,000 - $6,000|
|12 Squares||$4,800 - $7,200|
|15 Squares||$6,000 - $9,000|
|18 Squares||$7,200 - $10,800|
|20 Squares||$8,000 - $12,000|
|25 Squares||$10,000 - $15,000|
|30 Squares||$12,000 - $18,000|
|35 Squares||$14,000 - $21,000|
The average cost to tear off and replace a roof is around $7,000 to $24,000. This breaks down to roughly 60% of the costs in labor and 40% in material. The tear-off costs around $100 to $200 a square, depending on the pitch and material. The installation costs $150 to $500 a square, depending on the material and pitch. The roofing material averages $100 to $1,200 a square for most asphalt and architectural shingles, some tiles, and the most common metals. Shakes, slate, and clay tiles cost more in materials.
Many homes have an existing roof of asphalt shingles. These are durable and lightweight, but some want to change the shingle type for a different look. In addition, many newer materials last much longer than asphalt while looking better. For this reason, many people reroof with another material, even if that was what was originally installed. The exact cost to reroof with another material depends on the material. Your costs could range from $6 to $25 a square foot for tear-off and installation plus the material costs, which can range from $1 to 15 a square foot for many common materials. Many materials are heavier than asphalt shingles. Concrete, tile, and slate require reinforcing your roof to ensure it can withstand the weight. This is done by adding additional rafters and joists to your roof’s frame. So, you have an additional $1,000 to $2,000 in reinforcement costs.
When going from a heavier material like tile to a lighter material like architectural shingles, there is no need to change the frame, and your overall costs are lower.
The cost to reshingle a roof ranges from $7,000 to $24,000 for a 2,000 sq.ft. project. This assumes you use asphalt or architectural shingles, and you completely remove the old material. If you are roofing over the old shingles - which can only be done with asphalt shingles on a home with a single layer of asphalt shingles - the costs are roughly $5,000 to $7,000 for the project.
If your roof is larger or smaller, has a complicated design, or requires new decking, the cost to reshingle could be different.
You can install many materials on your home. They may have different costs, appearances, and attributes, making one a better fit than another. The tables below compare the most popular materials in several areas for a better idea of which one best suits your home.
The ease or difficulty of installation impacts your final costs. The harder something is to install, the more your contractor will charge. For example, asphalt and architectural shingles are easy to install, while composite ranges from easy to moderate, depending on its type. Metal can be moderately difficult to install, while solar is one of the most complicated installations, raising costs. Below are the most popular materials, ranked from easy to difficult.
|Material||Difficulty of Installation|
All materials installed on the exterior are exposed to the elements and need some maintenance to look and perform their best. When considering which material is best for your project, consider how much upkeep - and the cost of that upkeep - each material needs. Of the various popular materials, metal is the lowest maintenance, requiring very little from homeowners. Solar shingles often need the most because they must be kept clean and clear of snow or debris to function properly. Below are the most common materials ranked from low to high maintenance.
|Material||Difficulty of Maintenance|
Roofing materials can impact how well your home performs energy-wise. Materials like solar shingles help your home generate electricity, which can lower your energy bills. Other materials, such as architectural shingles, are thick enough to be moderately insulating and have “cool-roof” features to prevent attic superheating. Many metal roofs can even be insulated to improve your home’s efficiency. Below are the various popular materials ranked from high to low in energy efficiency.
The durability of the material influences how long it lasts. Roofing materials can last from 20 to 200 years, depending on the material and how they are installed. Asphalt shingles have the shortest lifespan of the most popular materials, while metal lasts the longest. Typically, architectural and composite roofs have fairly long life spans because they are thicker and designed for longevity. Below are the average durability scores of each material ranked from high to low.
If you are concerned with the sustainability of the materials, consider materials that contain recycled material, that can be recycled, or both. Metal roofs are the most sustainable by far because they contain recycled material and can be recycled. Other materials vary depending on their makeup. Most materials are a conglomerate of things, causing sustainability to vary by brand. Below is the ranking of the most popular materials from the most to the least sustainable.
While the roof of your home is the most common area to need a replacement, it is not the only place that may need one. Any building or area with a roof may need it replaced at some point. This includes porches, sheds, garages, and even RVs. Each area may have its own set of costs, dictated by size, material, and how that area is roofed.
|Location||Average Replacement Cost (Labor Included)|
|Bay Window||$150 - $1,500|
|Shed||$800 - $1,350|
|Porch||$1,000 - $5,500|
|Greenhouse||$1,400 - $3,500|
|Mobile Home||$2,000 - $8,000|
|Garage||$2,700 - $10,750|
|Barn||$3,000 - $7,100|
|Patio||$3,000 - $25,000|
|Townhouse||$5,000 - $12,000|
|RV||$7,000 - $12,000|
|House||$7,000 - $24,000|
The cost to replace the roof above a bay window is between $150 and $1,500, depending on the size and material. Bay windows 5 often have their own small roof separate from the home. This is most commonly done in shingles or some type of metal like copper as an accent. Bay windows come in several sizes. Costs have a wide range as a small roof with asphalt costs considerably less than a larger one made of copper. The height from the ground also influences the total cost.
The cost to replace the roof on a shed averages $800 to $1,350. Sheds come in many shapes and sizes. Most have a gable roof, but they can have flat ones. The size and materials used influence the final costs. If your shed is larger than average or uses a common material like tin, you may have different costs. If your shed is unusually tall, this can influence the costs.
The cost to replace a porch roof ranges from $1,000 to $5,500. Porches come in a wide range of sizes, from small porticos to enormous verandahs. The larger the porch, the more roof space it has. This means much larger porches have higher costs. Porches have easily accessible low-pitch roofs. This makes the work easy, keeping costs low.
The cost of replacing a greenhouse polycarbonate roof is between $1,400 and $3,500. Polycarbonate 6 is a common material for greenhouses. It is a plastic that lasts longer and is more durable than glass. It can be used on many greenhouse types. Greenhouses come in a wide range of sizes and shapes. This influences the total cost because greenhouses with unusual pitches or large areas can raise the total cost.
The cost to replace the roof on a mobile home averages $2,000 to $8,000. In most cases, mobile homes can be roofed over if there is currently only a single layer. This is the most common method for mobile homes. If you do this, your costs are lower than a full replacement. But this can only be done once. If you have two layers, you must remove them to install another layer. The total mobile home size heavily influences the project costs.
The cost of a garage roof replacement is between $2,700 and $10,750. Garages typically use the same materials as the house. This is particularly true for attached garages but can be true of detached ones. Ideally, the garage and home match for the most cohesive look. Most garages are pitched between 4/12 and 8/12, making them easy to reroof. The cost mostly depends on the garage size.
The cost of a barn roof replacement ranges from $3,000 to $7,100. Barns use a wide range of materials but are commonly done to match the nearby home. Most barns are pitched between 4/12 and 7/12 to accommodate storage. This makes the barn fairly easy to work on, keeping costs low. Total costs are mostly dependent on the barn size and material type. Larger barns have higher costs.
The average cost of a patio roof replacement is between $3,000 and $25,000. Patios can have a much wider range of roofs than other buildings and areas. The roof is often stand-alone or different from the home, but it may be an extension of the home’s roof in some cases. Most patios have roofs made of materials like wood, glass, and insulated aluminum. The material and patio size and shape determine the cost. Most patio roofs are flat enough not to raise labor costs extremely high.
The average cost to replace the roof on a townhouse is $5,000 to $12,000. While townhouses are usually connected in rows, they can often have separate roofs. This often means you can use different materials from your neighbors. Townhouses can use all the same materials as single-family homes. The only real difference is the roofs tend to be smaller on a townhouse. This translates to lower total costs.
The cost to replace the roof on an RV or travel trailer averages $7,000 to $12,000. RVs and travel trailers have flat roofs. Therefore, they typically use a flat roofing material. However, it is applied differently than on a home. The RV is typically taken to a shop for this project, and the costs are usually charged by the linear foot rather than by the square. This is an expensive process and usually involves a full replacement, including the roofing material and the under material.
The average cost to reroof a house is between $7,000 and $24,000. Homes come in many shapes and sizes and so do their roofs. Homes can use many materials, each of which has its own cost. If your home has a very high pitch or unusual attributes, you could have much higher costs. If you choose a heavier material, you may have additional costs to reinforce the frame or deck. Most homes with pitches ranging from 4/12 and 8/12 are fairly easy to reroof and do not have many extra costs.
Replacing your roof is also a good time to replace your gutters. Your gutters protect your home and foundation by directing rainwater. Gutters are also a good indicator of your roof’s health. Large amounts of granules in your gutters can indicate the need for a replacement.
The cost of a new roof averages $7,000 to $24,000, while the cost of new aluminum gutters averages $900 to $5,000. This makes the total average range for a new roof and gutters between $7,900 and $29,000.
In most states, you can have up to two layers of asphalt shingles installed on your roof. Roofing-over, or putting one layer of shingles over another, can save you significant amounts of money on your new roof because you avoid the labor involved in removing the old shingles. Roofing-over does not have tear-off costs, lowering the project’s cost by $1 to $2 a square foot. However, only asphalt shingles and some types of standing-seam metal can be used to roof over an existing set of asphalt shingles. This makes the cost range from $6,000 to $8,000 to roof-over most 2,000 sq.ft. homes.
Roofing-over presents some issues, however. Putting one layer of shingles on top of another or putting metal panels over existing shingles does not address potential underlying issues with your deck or underlayment. It also doubles the thickness of your roof and means the new shingles may not lay as flat. This can result in the new shingles lifting off more easily, which can cause the new shingles to deteriorate more rapidly if the underlying shingles have moisture problems. The next project will require a full replacement much sooner than if you had done it all at once the first time.
While having your entire roof replaced is expensive, there are many benefits to consider. The first is that issues can be corrected at once. Repairing one area may leave another to begin leaking later, so in the case of a severely compromised roof, a replacement may save money in the long run.
Replacements allow you to upgrade your roof to UV-resistant shingles in hot areas or hail-resistant tiles in storm-prone areas. You can also improve your home’s curb appeal with a new roof if you intend to sell in a few years. They are often a good investment in your home, particularly if the existing one is older and your home may be going on the market soon.
However, having your entire roof replaced has its downsides. The first is cost. If most of it is in good condition, repair or a partial replacement may address most of the issues for less.
Replacements can be lengthy, noisy, and result in issues like nails and debris in your yard afterward. While a reputable pro spreads tarps and cleans up carefully when the job is complete to prevent these issues, not every company takes these steps.
In some cases, your current roof may also be under warranty, and replacing it without having it inspected by the manufacturer first could mean you are paying for a new roof for no reason.
Chimneys are protrusions in the roofing surface of your home. Therefore, when installing new roofing, it is a good time to put in a new chimney at the same time. The average cost for chimney installation is $4,000 to $8,000 for a 30’ masonry chimney.
In rare cases, the frame of your roof will need repair. This may also be the case if you are switching to a heavier shingle. Slate or tile may require frame reinforcement. Costs for frame repair generally vary from $300 to $800.
When purchasing a home or if you are unsure of whether your roof needs replacing in the near future, opt for a roof inspection. During an inspection, a professional will look at all areas of the roof, including the underside, to determine its condition. Typical inspection costs are around $100 to $600.
When working on your roof, it is also good to consider other projects in this area. This includes skylight replacement or installation. The average cost of skylight installation is around $1,500, while a replacement costs between $850 and $5,000 on average.
The cost to replace the sheathing on a deck is between $70 and $100 per piece of plywood 7. In most cases, you do not need to replace all the sheathing at once unless there is serious damage. One sheet of plywood covers about 32 square feet. For a typical 2,000 sq.ft. roof, this costs $4,375 to $6,250. These costs do not include the cost of the shingles and their installation, which adds another $7,000 to $12,000 to the final costs.
Asbestos 8 fibers were added to many materials used in and around the home for many years. When undisturbed, these materials are perfectly safe, but they can be hazardous to your health when they begin to crack, crumble, or break down. If you suspect that you have asbestos material, you must call in a specialist to remove it before you can have new roofing installed. The average cost of asbestos roofing removal is between $50 and $120 per square foot.
New roof installations have a wide range of costs, depending on the size and material. Expect to pay from $5,000 to $30,000.
Not necessarily. This depends on the condition of the fascia and soffit, the material they are made from, and whether they are impacted by the project. Sometimes, they can be left intact or reused.
Roofs can last anywhere from 10 to 100 years or more, depending on the material and maintenance. If you want to know the approximate age of your roof and how long it should last, hire an inspector.
The average 1,500 sq.ft. home has a roof that is about 2,250 sq.ft., which averages $7,875 to $28,250 to replace.
The average 2,200 sq.ft. home has a roof that is around 3,300 sq.ft. in size, which would cost between $11,550 and $29,800 to replace.
The cost of the roof is tied to its size, pitch, and material type. Assuming an 800 sq.ft. home, your costs would be between $4,200 and $9,000. If your home is larger or smaller, your costs will be different.
The average cost of labor per square is between $300 and $900 for a tear-off and replacement. If you have less work done, your costs per square could be lower.