How Much Does It Cost to Replace the Roof of a House?

Average range: $7,000 - $12,000
Low
$3,500
Average Cost
$9,000
High
$44,000
(Replacing a 2,000 sq.ft. roof with architectural shingles on a 2-story home)

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How Much Does It Cost to Replace the Roof of a House?

Average range: $7,000 - $12,000
Low
$3,500
Average Cost
$9,000
High
$44,000
(Replacing a 2,000 sq.ft. roof with architectural shingles on a 2-story home)

Get free estimates from roofers near you
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A healthy roof is integral to your home’s value, curb appeal, and proper function. Roofs not only crown the home, giving it its final appearance, they also help keep elements like wind, rain, hail, and snow out.

Roofs can be made of many different materials, with some materials lasting for decades without needing replacement. Others need to be replaced after a significant hail storm or after 10 or 20 years. Each roofing material, along with the shape and pitch of your roof, has a range of replacement costs and attributes to consider.

The national average range for replacing a roof is between $7,000 and $12,000, with most people paying around $9,000 for a 2,000 sq.ft. roof with architectural shingles on a 2-story home. The low cost for this project is $3,500 for replacing asphalt shingles on a 1,000 sq.ft. roof on a single-story home. The project’s high cost is $44,000 for installing slate shingles on a 2,000 sq.ft. roof with roof deck reinforcement on a 2-story home.

Roof Replacement Cost

New Roof Cost
National average cost$9,000
Average range$7,000-$12,000
Minimum cost$3,500
Maximum cost$44,000


Updated: What's new?

Roof Replacement Cost by Project Range

Low
$3,500
Asphalt shingles on a 1,000 sq.ft. 1-story roof
Average Cost
$9,000
Replacing a 2,000 sq.ft. roof with architectural shingles on a 2-story home
High
$44,000
Slate shingles plus roof deck reinforcement on a 2,000 sq.ft. roof of 2-story home

Average Cost to Replace a Roof by Size

The size of your home and roof play a major role in how much your roof replacement costs. Roofs come in many shapes and sizes, but the general rule is that your roof will be roughly 1.5 times your square footage. So, a 1,000 sq.ft. home will have a 1,500 sq.ft. roof. Roofing material is sold and installed by the square, which is 100 sq.ft. So if your roof is 1,350 sq.ft., you should purchase 1,400 sq.ft. of material on average. These figures are a guideline. Make sure you have your actual roof measured by a professional to get the exact dimensions.

The average cost range per roof square replacement is $350 to $600 per square, but some materials cost less or more, depending on your roof’s condition.


Cost to Replace a 1000, 1200, 1350, 1500, 2000, 2200, 3750, and 4500 Sq.Ft. Roof

Cost to Replace a 1000, 1200, 1350, 1500, 2000, 2200, 3750, and 4500 Sq.Ft. Roof


Roof SizeHouse SizeAverage Roof Replacement Cost
1,000 sq.ft.667 sq.ft.$3,500 - $6,000
1,200 sq.ft.800 sq.ft.$4,200 - $7,200
1,350 sq.ft.900 sq.ft.$4,725 - $8,100
1,500 sq.ft.1,000 sq.ft.$5,250 - $9,000
2,000 sq.ft.1,333 sq.ft.$7,000 - $12,000
2,200 sq.ft.1,467 sq.ft.$7,700 - $13,200
3,750 sq.ft.2,500 sq.ft.$13,125 - $22,500
4,500 sq.ft.3,000 sq.ft.$15,750 - $27,000


Cost of a New 1,000 Sq.Ft. Roof

The average cost of a 1,000 sq.ft. roof averages $3,500 to $6,000. A roof this size is found on a home that is approximately 667 sq.ft. in size. These costs assume that the home does not need roof reinforcement. It also assumes that the home has a normal pitch range that is between 4/12 and 8/12. This means that the roof rises between 4 and 8 inches for every 12 inches of roof. Roofs that have higher or lower pitches may have different costs.

1,200 Sq.Ft. Roof Cost

The average cost of a 1,200 sq.ft. roof is between $4,200 and $7,200. A roof this size would be on a home that is approximately 800 sq.ft. These costs assume that the roof would not require any reinforcement. They also assume that the pitch of the roof falls into the normal range of 4/12 to 8/12. This means that the pitch climbs between 4 and 8 inches for every 12 inches of roofing. If your roof is higher or lower than this pitch, it may have different costs.

Cost of a 1,350 Sq.Ft. Roof

The cost for a new 1,350 sq.ft. roof ranges from $4,725 to $8,100. A roof of this size, twould be on a home of approximately 900 sq.ft. These costs include the complete tear out of the old material and the installation of the new material. They do not include any reinforcement of the roof or replacement of the roof deck. They also assume that the pitch of the roof falls in the normal range of 4/12 to 8/12, meaning the roof rises between 4 and 8 inches for every 12 inches of roofing.

Cost of a New 1,500 Sq.Ft. Roof

The cost of a 1,500 sq.ft. roof is between $5,250 and $9,000. A roof this size would be on a home that is approximately 1,000 sq.ft. These costs include the complete tear out of the old roofing material and the new roofing installation. They do not include any reinforcements of the roof or replacement decking. These costs assume that the roof has a pitch that falls between 4/12 and 8/12. If the roof is higher or lower in pitch, the costs could be different.

2,000 Sq.Ft. Roof Replacement Cost

The cost of a 2,000 sq.ft. roof replacement averages $7,000 to $12,000. This roof will most likely be on a home that measures approximately 1,333 sq.ft. These costs are for a total roof replacement of the shingles 1 and underlayment. They do not include the costs of decking replacement or roofing reinforcement for heavier materials. They also assume that the pitch of the roof falls between the range of 4/12 to 8/12. Roofs with a pitch that is higher or lower than this could have different costs.

2,200 Sq.Ft. Roof Replacement Cost

The cost of a 2,200 sq.ft. roof replacement ranges from $7,700 to $13,200. A roof this size is found on a home that is approximately 1,467 sq.ft. These costs are for a full roof replacement. This includes the tear out and installation of the new roofing material. It does not include the replacement of the roof deck or roof reinforcement. If your roof has serious damage and needs either of these additions, your costs will be higher.

Cost of a 3,750 Sq.Ft. Roof

The cost of a new 3,750 sq.ft. roof is between $13,125 and $22,500. A roof this size will be found on a home that is 2,500 sq.ft. These costs are for a full roof replacement. This includes tearing off the old roof and replacing it with a new roofing material. Costs do not include the replacement of the deck or the roof reinforcement. If your roof needs this additional work, your costs will be higher.

Cost of a New 4,500 Sq.Ft. Roof

The cost of a new 4,500 sq.ft roof averages $15,750 to $27,000. A roof this size will be found on a home that is approximately 3,000 sq.ft. These costs are for a full roof replacement. This includes the tear off of the old material and the installation of new roofing material. Costs do not include any decking replacement or roof reinforcement. If your roof needs this additional work, your costs will be higher.


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New Roof Cost by Material

The material you choose has a tremendous impact on the total cost of your roof, both for the materials and the installation labor involved. Some heavy roofs require reinforcement of the deck, while others need specialty labor. Combined with the pitch and shape of your roof, your material is a major driving force behind the total cost.


Cost per Square Foot to Replace Roof by Material: Asphalt, Rubber, Metal, Concrete, Solar, Slate...

Cost per Square Foot to Replace Roof by Material: Asphalt, Rubber, Metal, Concrete, Solar, Slate...


MaterialCost of Roofing Replacement per Sq.Ft.
Asphalt Shingle$2.50 - $4.50
Vinyl (PVC)$3 - $8
Bitumen$4 - $8
Rubber$5 - $10
Architectural Shingles$6 - $8
Metal$7 - $14
Cedar$8 - $12
Composite$8 - $15
Concrete Tile$9 - $18
Green$10 - $35
Solar$12 - $25
Clay$15 - $20
Slate$15 - $25


Cost to Replace an Asphalt Shingle Roof

The cost to replace an asphalt 2 shingle roof is between $2.50 and $4.50 a square foot. Asphalt shingles are one of the most commonly used types of roofing material. They are lightweight, inexpensive, and easy to install. They come in many different colors and with different thicknesses and attributes. Some are resistant to hail damage, while others are white in color for “cooling” roofs. Some asphalt shingles can also be installed over an existing layer, which reduces installation costs.

Vinyl Roofing Cost

Vinyl or PVC roofs range from $3 to $8 a square foot. This is one method for roofing a flat roof. Flat roofs have little to no pitch, so they have different needs than other roofs. Vinyl roofing helps meet those needs. This is a type of rolled roofing material that is spread over the roofs. The seams 3 can be sealed to help make the roof more water-resistant.

Bitumen Roofing Cost

Bitumen 2 roofing averages $4 to $8 a square foot. Bitumen is another material used for flat roofs. It is more difficult to install than vinyl and does not last as long. It is also black, so it can get hotter than other flat roofing materials. It does not have seams like other materials, which makes it slightly more water-resistant. It is most commonly used on sheds and small outbuildings.

Rubber Roofing Cost

Rubber roofing costs between $5 and $10 a square foot on average. Rubber is used for flat roofs. This is laid out in a membrane that stretches across the roof. It usually goes on in one piece, which has the benefit of having no seams. It is long-lasting and fairly easy to install and one of the more popular materials for flat roofs.

Architectural Shingles Roof Cost

Architectural shingles range from $6 to $8 a square foot on average. Architectural shingles are a newer type of asphalt shingle. They are sometimes referred to as laminated shingles. These are thicker shingles that are much longer-lasting than asphalt. They resist things like hail damage better than asphalt but are light enough not to need roof reinforcement. They are easy to install and come in a wide range of colors. This has made architectural shingles one of the more popular roofing materials for homes in recent years.

Metal Roofing Cost

Metal roofing has an average cost range of between $7 and $14 a square foot. Metal roofs come in several types, including standing seam roofs, corrugated tin roofs, and metal tiles. Metal roofs are very durable, long-lasting, and fairly low in maintenance. Depending on the type you choose, some require you to reinforce the roof deck before installation.

Cedar Roofing Cost

Cedar roofs range from $8 to $12 a square foot on average. Cedar roofs come in two types - shakes 4 and shingles. Shingles are more uniform in size and shape, while shakes tend to be more irregular. Both types must be treated to be flame-retardant when used on roofs. Cedar roofs require a great deal of maintenance to maintain their integrity. Cedar roofs do not usually require any reinforcement to be installed.

Composite Roofing Cost

Composite roofing costs between $8 and $15 a square foot. Composite shingles are made from a blend of materials, including fiberglass 5, paper, wood, asphalt, and laminates. They are durable, long-lasting, and attractive. They come in several types, colors, and styles. They are easy to install and do not require roof reinforcement.

Concrete Roof Tiles Price

Concrete roof tiles average $9 to $18 a square foot installed. Concrete roof tiles come in many styles. They can resemble curved clay tile roofs or be fashioned into flat tiles. Both come in several colors as well as subtly different styles. Concrete is more durable and lower in maintenance than other tile roofs. It may require roof reinforcement, depending on the age and structure of your current roof.

Green Roof Cost

Green roofs cost between $10 and $35 a square foot. There are a few ways to create a green roof. Some are more extensive and elaborate than others. For these, you may need to reinforce your roof to handle the additional weight. Flat roofs work well as green roofs, as do roofs with a moderate pitch. Those with more extensive pitches can be done in a green roof, but it may increase the cost.

Solar Shingles Cost

Solar shingles average $12 to $25 a square foot installed. Solar shingles are a unique way to get solar energy for your home. Rather than large panels, these are shingles that install seamlessly with your roof. While it is possible to use them alone to cover your entire roof, many people mix them with other materials since the sun does not often hit the entire roof. They can be easily mixed with asphalt, composite, and architectural shingles to give your home a more subtle and natural appearance, while helping lower your energy bills.

Clay Tile Roof Cost

The cost of a clay tile roof is between $15 and $20 a square foot. Clay tiles are one of the more traditional tile roof types. They come in a wide range of shapes and styles. When properly maintained, they can last for many years. They are fragile and easily broken if not treated correctly, however. Depending on your home, you may need to have your roof reinforced to install this roof.

Slate Roofing Cost

The cost of a new slate roof ranges from $15 to $25 a square foot on average. Slate is one of the most durable and longest-lasting roof materials. It can last well over 100 years in most settings. Slate is a natural material and comes in a few different shades and color patterns. Slate is heavy and requires some roof reinforcement. Older homes and roofs that are not in good condition will need additional reinforcement and may have higher costs than newer homes.

Average Cost of a New Roof by Type

While many roofs are treated virtually the same despite visual differences, some types have different needs and associated costs. Roofs that are flat, have a very high pitch, or have many hips, valleys, or curves have different costs than other roofs. The higher the pitch, the more material you typically need to cover it. In addition, the labor can also be higher. Below are the average roof replacement costs per square foot, depending on the roof type.


Cost per Square Foot to Replace a Flat, Gable, Hipped, Butterfly, Mansard, or A-Frame Roof

Cost per Square Foot to Replace a Flat, Gable, Hipped, Butterfly, Mansard, or A-Frame Roof


TypeAverage Roof Replacement Cost
Flat Roof$3 - $10/sq.ft.
Gable$3.50 - $6/sq.ft.
Hipped$3.50 - $6/sq.ft.
Butterfly$3.50 - $6/sq.ft.
Mansard$6 - $11/sq.ft.
A-Frame$6 - $11/sq.ft.


Flat Roof Replacement Cost

The cost to replace a flat roof is between $3 and $10 a square foot. Flat roofs are generally easy to work on. Any roof that is less than 3/12 in pitch is considered flat. Flat roofs tend to become more expensive the higher the number of stories. While this is true for all roofs, flat roofs tend to be much more expensive the higher they are, while other roofs only go up slightly. Costs for a flat roof also vary depending on the material type.

Gable Roof Cost

The cost to replace the shingles on a gable roof averages $3.50 to $6 a square foot. Gable roofs are one of the most common roof types in the U.S. This roof assumes the front of the home comes to a peak, and the roof extends down to each side. Most gable roofs fall between 4/12 and 7/12 in pitch, making them fairly easy to work on. They can handle any type of roofing material and do not impact the labor cost. If you choose a heavier roofing material, you need to reinforce these roofs.

Hipped Roof Cost

The cost to replace the shingles on a hipped roof ranges from $3.50 to $6 a square foot on average. Keep in mind that a hipped roof requires more square footage than a gable roof on a home of the same size. This is because with a hipped roof, the roof extends out to the four sides of the home, rather than to just the front and back. So while the cost per square foot is the same, you have more square footage with this roof. Hipped roofs generally fall between 4/12 and 7/12 in pitch. They are easy to work on and can handle most roofing materials.

Butterfly Roof Cost

The cost to replace the shingles on a butterfly roof is between $3.50 and $6 a square foot. Butterfly roofs slope up from the center of the home, rather than down. While this gives them a unique appearance, they do not differ much in terms of replacement. Their pitch is usually 4/12 to 6/12, and they are easy to work on. They do not need more square footage or shingles than a traditional gable roof. They can also handle most shingles and roofing material. These roofs are most common on contemporary homes.

Mansard Roof Replacement Cost

The cost to replace the shingles on a mansard roof averages $4 to $7 a square foot. Mansard roofs have a change in pitch about mid-way down each side. The higher pitch on the lower half means that this portion of the roof is more difficult to work on than the upper portion. Mansards often need additional square footage to cover them. So, their costs will be higher both in labor and in the number of shingles you need to complete the job. With a higher pitch, these roofs work best with lighter roofing materials.

A-Frame Roof Cost

A-frame roof replacements cost between $6 and $11 a square foot on average. A-frame roofs have very steep pitches 6 because the roof extends all the way to the ground on either side. Essentially, this is a gable roof with a steeper pitch, so the home resembles the letter “A.” These roofs have a pitch that varies from 9/12 to 12/12. This makes them difficult to work on and raises their costs. In addition to having higher costs per square foot, these roofs generally have more square footage than a gable roof.


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Cost of a Roof by Location

While the roof of your home is the most common area to need a roof replacement, it is not the only place that may need one. Any type of building or area that has a roof may need it replaced at some point. This includes things like porches, sheds, garages, and even RVs. Each area may have its own set of costs, dictated in part by its size, material, and how that particular area is roofed.


Average Cost to Replace a Roof by Location: Garage, Mobile Home, Shed, Porch, Barn...

Average Cost to Replace a Roof by Location: Garage, Mobile Home, Shed, Porch, Barn...


LocationAverage Roof Replacement Cost
Bay Window$150 - $1,500
Shed$800 - $1,350
Porch$1,000 - $1,500
Greenhouse$1,400 - $3,500
Mobile Home$2,000 - $5,000
Garage$2,700 - $4,750
Barn$3,000 - $5,100
Patio$3,000 - $15,000
RV$7,000 - $12,000
House$7,000 - $12,000


Bay Window Roof Replacement Cost

The cost to replace the roof above a bay window 7 costs between $150 and $1,500, depending on the size and material. Bay windows often have their own small roof that is separate from the rest of the home. This roof is most commonly done in shingles or some type of metal like copper as an accent. Bay windows and their roofs come in several sizes. Therefore, costs can have a wide range as a small roof with asphalt will cost considerably less than a larger roof of copper. The height from the ground also influences the total cost.

Shed Roof Replacement Cost

The cost to replace the roof on a shed averages $800 to $1,350. Sheds come in many different shapes and sizes. Most have a gable roof, although they can have flat roofs as well. The roof size and materials used influence the final costs. If your shed is larger than average or uses an usual material like tin, you may have different costs for this project. If your shed is unusually tall, this can influence the costs as well.

Porch Roof Replacement Cost

The cost to replace the porch roof ranges from $1,000 to $1,500. 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 that much larger porches have higher costs. Porches tend to have low-pitch roofs that are easily accessible. This makes the roofing easy to work on and replace, which keeps costs low.

Greenhouse Polycarbonate Roof Price

The cost of replacing a greenhouse polycarbonate 8 roof is between $1,400 and $3,500. Polycarbonate is a common material for use on greenhouses. It is a plastic that lasts longer and is more durable than glass. It can be used on many different types of greenhouses. Greenhouses themselves come in a wide range of sizes and shapes. This influences the total cost of the project because greenhouses with unusual pitches or amount of roof can raise the total cost.

Mobile Home Roof Replacement Cost

The cost to replace the roof on a mobile home averages $2,000 to $5,000. In most cases, mobile homes can be roofed over if there is a single layer of roofing. This is the most common method of dealing with a mobile home’s roof. If you do this, your costs are lower than a full roof replacement. But this can only be done once. If you have two layers of roofing, you must remove them both to install another layer. The total size of your mobile home plays the biggest role in the total cost of this project.

Garage Roof Replacement Cost

The cost of a garage roof replacement is between $2,700 and $4,750 on average. Garages are typically roofed using the same materials as the home. This is particularly true for attached garages but can be true of detached as well. Ideally, the garage and home will match for the most cohesive look. Most garages have roofs pitched between 4/12 and 8/12, which makes them easy to reroof. The total cost is mostly dependent on the garage size.

Barn Roof Replacement Cost

The cost of a barn roof replacement ranges from $3,000 to $5,100. Barns use a wide range of roofing materials but are commonly done to match the nearby home. Most barns have a roof that is pitched between 4/12 and 7/12 to accommodate storage beneath the roof. This makes the barn roof fairly easy to work on, which keeps costs low. Total costs are mostly dependent on the barn size and material type. Larger barns have higher costs.

Patio Roof Replacement Cost

The average cost of a patio roof replacement is between $3,000 and $15,000. 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, although in some cases, it may be an extension of the home’s roof. 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.

RV and Travel Trailer Roof Replacement Cost

The average 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, the way that it is applied is different than on a home. The RV is usually 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 the full replacement, including the roofing material and under material.

Average Cost to Reroof a House

The average cost to reroof a house is between $7,000 and $12,000. Homes come in many different shapes and sizes and so do their roofs. Homes can also be roofed with many different materials, each of which also has its own cost. If your home has a very high pitch or unusual roofing attributes, you could have much higher costs. If you choose a heavier material, you may have additional costs to reinforce the frame of your roof or your roof deck. Most homes with roofs between 4/12 and 8/12 in pitch will be fairly easy to reroof and not have many extra associated costs.

Labor Cost to Reroof a House

he roof material and style are only two parts of the equation when it comes to replacing it. Labor also plays a big 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 roof pitch and shape. Roofs with very steep pitches, curves, or changes in angle are more complex and often require not only more material but also a longer time to reroof.

Most roofers charge roughly $75 an hour for their work, plus the cost of the materials, which translates to roughly 60% of your total costs for labor and 40% of your total costs for material. A very rough cost breakdown for a 2,000 sq.ft. roof replacement using architectural shingles includes:

  • Cost of the material - $4,000 ($2/sq.ft.)
  • Cost of the tear off - $2,000 ($1/sq.ft.)
  • Cost of installation - $3,000 ($1.50/sq.ft.)

These costs do not include any new decking and assume a gable or hip roof with a 4/12 to 8/12 rise. A roof that needs repairs to the decking or has a higher rise will cost more to reroof.

Roofing Labor Cost per Square

Roofing is installed by the square, or 100 sq.ft. The labor costs for each square range from $150 to $300 per square, depending on whether there is a tear off and on the amount of rise on the roof. Roofs with a very steep pitch cost more to roof than roofs with a moderate pitch. Some roofing materials are more labor-intensive to install, which can increase your total costs.


Flashing Installed Over a New Metallic Roof


Average Cost to Tear Off and Replace a Roof

The average cost to tear off and replace a roof is around $7,000 to $12,000. This breaks down to roughly 60% of the costs in labor and 40% in material. The tear off itself costs around $100 to $150 a square, depending on the pitch and material. The installation costs $150 to $200 a square, depending on the material and pitch of the roof. Roofing material itself averages $100 to $250 a square for most asphalt and architectural shingles. Shakes, slate, and tiles cost more in materials.


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Cost of a New Roof and Gutters

Replacing your roof is also a good time to replace your gutters. Your gutters help protect your home and foundation by directing rainwater. Gutters are also a good indicator of the health of your roof. Large amounts of granules in your gutters can indicate the need for a roof replacement.

The cost of a new roof averages $7,000 to $12,000, while the cost of new gutters averages $900 to $5,000. This makes the total average range for a new roof and gutters between $7,900 and $17,000.

Cost to Redo a Roof with a Different Type

Many homes have an existing roof of asphalt shingles. These are durable and lightweight, but some people want to change the type of shingles 1 to create a different look for their home. The exact cost to reroof with another type of material depends entirely on the material because materials have varying costs. Your costs could range from $6 to $25 a square foot for tear off and installation. Keep in mind that many types of roofing material are heavier than asphalt shingles. Concrete, tile, and slate all 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 in addition to the costs of the roof replacement, you will also have an additional $1,000 to $2,000 in roof reinforcement costs added to your final bill.

When going from a heavier material like tile to a lighter material like architectural shingles, there is no need to change the frame of your roof, and your overall costs will be lower.


Brown Corrugated Metal Roof Installed


Removing Old Roofing vs Roofing-Over

In most states, you are allowed to have up to two layers of asphalt shingles installed on your roof at a time. 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 costs around $2 to $3 per square foot, as opposed to the average full replacement cost of $4.50. So, roofing-over a 2,000 square foot roof may only cost $4,000 to $6,000 instead of the $9,000 average.

Roofing-over presents some issues, however. Putting one layer of shingles on top of another does not address any potential underlying issues with your roof deck or underlayment 9. It also doubles the thickness of your roof and means that the new shingles may not lay as flat. In turn, this can mean that the new shingles will lift off more easily, and if the underlying shingles have any kind of moisture problem, this can cause the new shingles to deteriorate more rapidly. This means that the next roof project will require a full replacement and much sooner than if you had done it all at once the first time.


Roofer Repairing a Roof that Has Some Pieces Missing


Typical Repairs Done During Roof Replacement

Most roof repairs are actually done to help prevent a roof replacement. Repairs help stop the damage from spreading so that the roof can be maintained rather than needing to be replaced.

If you have a replacement, the most common repair is done to the roof deck. If you let the damage sit for too long, water could have infiltrated it for an extended period. This can cause water damage to the roof deck, which means the plywood 10 needs to be replaced in those areas. This costs around $70 to $100 for each piece of replaced plywood. By taking care of roof repairs regularly, you can delay the need for a roof replacement in many instances. You can also avoid the damage to your deck that may prevent extra costs during a roof replacement when the need arises.

Cost to Redeck a Roof

The cost to replace the sheathing on a deck is between $70 and $100 per piece of plywood. 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 would add another $7,000 to $12,000 to the final costs.

Asbestos Roof Removal Cost

Asbestos 11 fibers were added to many materials used in and around the home for many years. When left alone, these materials are perfectly safe, but when they begin to crack, crumble, or break down, they can be hazardous to your health. If you suspect that you have asbestos roofing 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.


Modern Metal Brown Installed in a Large Home


Pros and Cons of Roof Replacement

While getting your entire roof replaced is expensive, there are many benefits to consider. The first is that any issues can be corrected at one time. Repairing one area may leave another to begin leaking later, so in the case of a severely compromised roof, a replacement may actually save you money in the long run.

Roof 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 the curb appeal of your home with a new roof if you intend to sell in a few years. Roofs are often a good investment in your home, particularly if the existing roof 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 your roof is in good condition, roof repair or a partial roof replacement may address most of the issues for less.

Roof replacements can be lengthy, noisy, and result in issues like nails and debris in your yard afterward. While a reputable pro will spread tarps and clean 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 that you are paying for a new roof for no reason.


Hire a roof replacement contractor in your area

Enhancement and Improvement Costs

Gutter Cleaning

Backed-up gutters can be responsible for forcing water beneath your shingles. Over time, this can cause them to deteriorate more quickly, while also causing leaks. Having your gutters cleaned once or twice per year, for around $150, helps prevent these issues from occurring.

Framing Repair

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.

Roof Inspection

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, the roofer looks at all areas of the roof, including the underside, to determine its condition. Typical inspection costs are around $350.

Skylight Replacement

When working on your roof, it is also a good idea to consider other projects in this area. This includes skylight replacement or installation. The average cost of skylight installations is around $1,500, while a replacement costs between $850 and $5,000 on average.

Cost to Install Flashing on a Roof

When you have your roof replaced, all the flashing 12 around skylights, chimneys, vents, and other protrusions is also replaced. If you need additional flashing at any time, this can be easily added. The cost to add flashing is around $300 to $600 on average.

Additional Considerations and Costs

  • You may need to pull a permit for the new roof, including building, tear off, or dumping fees. Permits typically cost around $550 on average.
  • Your homeowners insurance may cover roof damage that is not caused by neglect. Call your adjuster first before proceeding to find out more.
  • Roofers may have different costs and tariffs associated by region, which means that your costs may be higher or lower than the national average, depending on where you live.
  • Get a written contract for your roof replacement, which should specify all agreed-to details, including materials and costs.
  • Make sure that your new roofer is fully licensed and insured.
  • Ask your contractor about how they will clean nails off your property. Many have a magnet on wheels that help grab dropped fasteners before they do damage to you or your property.
  • You may be able to save money by purchasing your own materials.
  • It is best to have your roof replaced during good weather, such as in the summer months, because weather delays or the need to remove snow from the roof could increase costs.
  • Proper roof maintenance, including inspection and repair, help you delay or prevent the need for a roof replacement.

FAQs

  • How often should a roof be replaced?

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 a roof inspector.

  • How long do roofs last?

Roofs may last anywhere from 10 to 100 years or more, depending on the material, climate, and maintenance. To find out how much longer your roof should last, speak to a roof inspector.

  • How much is it to replace a roof on a 1,500 sq.ft. house?

The average 1,500 sq.ft. home has a roof that is about 2,250 sq.ft., which would cost between $7,875 and $13,500 to replace on average.

  • How much does it cost to replace a roof on a 2,200 square foot house?

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 $19,800 to replace.

  • How much would a new roof on a small house cost?

The cost of the roof will be tied to its size, pitch, and material type. Assuming an 800 sq.ft. home, your costs would be between $4,200 and $7,200. If your home is larger or smaller than this, your costs will be different.

  • How much does a roofer charge per square?

The average cost of labor per square is between $150 and $300 for a tear off and roof replacement. If you have less work done, your costs per square could be lower.

Remodeling Terms Cheat Sheet

Definitions in laymen's terms, cost considerations, pictures and things you need to know.
See full cheat sheet.
glossary term picture Shingle 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.
glossary term picture Bitumen 2 Asphalt: (Also known as Bitumen) A viscous, black mixture of hydrocarbons often used for roofing and waterproofing. It is also used in asphalt for paving roads
3 Seams: A fold, line, or groove where two pieces of material join together
glossary term picture Shake 4 Shakes: A rugged flat piece of wooden construction material with at least one grain-split face, generally made of either redwood or cedar, laid in a series of overlapping rows and used to cover the outside of roofs and walls to protect against weather damage and leaks
glossary term picture Fiberglass 5 Fiberglass: Plastic that is reinforced with glass fibers. The fibers may be mixed randomly throughout the plastic, or come in the form of a flat sheet, or be woven into a fabric
6 Steep pitches: Pitch of a roof having a vertical rise of 3 inches or more for every 12 inches of horizontal run
7 Bay window: A set of 3 or more windows that projects beyond the outside wall of a building. These are great for allowing light into a room
8 Polycarbonate: Thermoplastic polymer with high impact strength used in a variety of applications such as compact disks and bulletproof windows
9 Underlayment: Roofing material laid underneath roofing tiles to seal the roof, preventing leaks
glossary term picture Plywood 10 Plywood: An engineered construction material manufactured from thin slices of wood glued together in alternating grain patterns for strength
11 Asbestos: A group of fire-resistant silicate minerals found in construction materials including paint, particularly in older homes. When the asbestos deteriorates, particles can become airborne and this is a serious health hazard.
glossary term picture Flashing 12 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

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

Updated:
The information provided by our cost guides comes from a great variety of sources, including specialized publications and websites, cost studies, U.S. associations, reports from the U.S. government, contractors and subcontractors, material suppliers, material price services, and other vendor websites. For more information, read our Methodology and sources
Professional Roofer Replacing Roof Shingles Using a Nail Gun
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Cost to have roofing replaced varies greatly by region (and even by zip code). To get free estimates from local contractors, please indicate yours.

The information provided by our cost guides comes from a great variety of sources, including specialized publications and websites, cost studies, U.S. associations, reports from the U.S. government, contractors and subcontractors, material suppliers, material price services, and other vendor websites. For more information, read our Methodology and sources