Roof Replacement Cost

How much does it cost to have roofing replaced?

While a complete roof replacement project is actually somewhat simple in its requirements, most homeowners will opt to hand over the responsibility of it to a seasoned professional. Why? There is a great deal more to the process than removing old shingles and laying down new ones. There could be a need to replace plywood, flashing, and cement. There might also be a call for the repointing of a chimney, repair of gutters, or resealing of skylights. All of these things are usually noted right away by the roofing professional.

For the purpose of this discussion we will explore the costs and materials needed for an asphalt shingled roofing replacement project. The average size of the modern home is 2200 square feet and it is usually comprised of two stories. This assumes a "footprint" of approximately 24'x45', and a roof pitch of 6/12 (meaning that the roof rises six inches every 12" it runs). We can assume that this roof (without various valleys or dormers) is going to cover approximately 1300 to 1500 square feet.

Cost breakdown

The average materials and prices for this project would include:

  • The Preparation: most roof replacement projects require a bit of preparation. This usually involves the removal of all pre-existing shingles 1, an assessment of the conditions of the plywood 2 and any flashing 3 or seals, and proper disposal of all debris. This is usually rolled into the "per square foot" price of the project;
  • The Materials: the average sheet of roofing quality plywood 2 that measures 5/8" thickness is roughly $20. For this project it is going to require around 40 sheets for a cost of $800. Squares of shingles 1, with a minimum forty year guarantee, average between $80 and $100 each and this project is going to demand approximately 13 to 15 for a total of roughly $1500. There is also going to be the need for roofing nails, and a standard roll of 1 1/4" galvanized nails costs $65. Lastly, there is the need for roofing cement, which is costs approximately $22 per gallon; and
  • The Labor: a roofing contractor will charge around $3 per square foot for all aspects of the work, making this project run at a cost of $4500. This will tend to take around 2 to 3 full business days to complete.

Enhancement and improvement costs

  • Skylights: during a roofing replacement it is an ideal time to handle any skylight leak issues. The contractor will have cleared away the shingles 1, and this is the best time to have them install new flashing 3 surrounding the fixture(s). Most roofing experts put a price of around $450 for materials and labor on this relatively small area.
  • Solar: if you are considering adding solar panels to your home water heating or electrical supplies, roof replacement is the recommended period of time in which to install the mounts 4 for them. Even if the homeowner is not yet financially able to install a solar array, while their roof is off, and the joists are exposed, it is the perfect opportunity to mount the brackets 5 that hold any of the most common fixtures.
  • Roof sealant: applying sealant is a great option for preventing future leaks. This typically costs $850-$1000 for a standard roof.

Additional considerations and costs

  • Underlayment 6 is a waterproofing membrane always recommended to prevent the ingress of moisture and other elements. It also provides weather-proofing until the roof is installed. This can be found at approximately $61 per square or more depeding on its brand and quality. It is required depending on the type of roofing material and slope. Check local codes for requirements. 
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Remodeling Terms Cheat Sheet

Definitions in laymen's terms, cost considerations, pictures and things you need to know.
See full cheat sheet.
1 Shingles: A smooth, uniform, flat piece of construction material, available in a wide variety of materials and laid in a series of overlapping rows, used to cover the outside of roofs or walls to protect against weather damage and leaks.
2 Plywood: An engineered construction material manufactured from thin slices of wood glued together in alternating grain patterns for strength
3 Flashing: Pieces of sheet metal used on roofs to cover joints, such as where the roof meets the wall, or around a chimney or skylight, to protect them and prevent water leaking through
4 Mounts: A support on which something is attached or hung
5 Brackets: A support that projects outward from one surface to hold another surface to it, such as attaching a shelf to a wall or piece of furniture. Brackets can also be used to strengthen joins between two materials
6 Underlayment: Roofing material laid underneath roofing tiles to seal the roof, preventing leaks

Cost to have roofing replaced varies greatly by region (and even by zipcode). To get free estimates from local contractors, please indicate yours.

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