Material and labor costs to install a new roof
Materials and labor costs account for a significant amount of a roofing project. The price of material can vary widely depending on the type, with copper, slate and wood shake being the most expensive. On the low end are rubber and asphalt shingle, while metal and tile fall in the middle-end category. Similarly, labor costs may vary largely depending on the local contractor rates and the length of the project. Construction companies charge their rates guided by various criteria — hourly, project-based, or fixed. Their experience and location may also determine how much they quote their services.
Here’s a look at the replacement costs for different roof types:
| Roofing type | Average material cost | Average labor cost |
|---|
| Asphalt shingle | $5,019-$6,809 | $7,108-$7,500 |
| Copper | $40,099-$80,149 | $18,033-$21,480 |
| Metal | $5,799-$8,168 | $13,771-$13,881 |
| Rubber (EPDM) | $4,235-$7,095 | $9,685-$11,485 |
| Slate | $27,989-$54,547 | $24,257 |
| Tile | $7,902-$17,265 | $14,012 |
| Wood shake | $30,813-$38,293 | $12,701-$13,241 |
*All figures represent costs for 2,500-square-foot roofs. Source: Xactware
Total roof replacement cost by material
| Roofing type | Average total cost |
|---|
| Asphalt shingle | $12,129-$14,313 |
| Cedar shake | $43,526-$51,552 |
| Copper | $58,132-$101,631 |
| Metal | $19,570-$22,068 |
| Rubber (EPDM) | $14,165-$18,825 |
| Slate | $52,286-$79,148 |
| Tile | $21,914-$31,277 |
*All figures represent costs for 2,500-square-foot roofs. Source: Xactware
Asphalt shingle roof cost
Replacing asphalt shingles costs on average $12,129-$14,313. Materials can cost about $5,019-$6,809, while labor costs average $7,108-$7,500. On average, you can expect to spend $4.85-$5.73 per square foot.
Asphalt shingle remains the most popular roofing material. Perhaps its cost is the main reason for its popularity. It’s on the lower end of the cost scale, yet it’s still a durable material. The price varies depending on the quality of the shingle, so you might want to spend more if you prefer the high-end as opposed to the low- and mid-range category. Copper roof cost
A copper roof replacement costs about $58,132-$101,631. Materials cost an average of $40,099-$80,149, while labor costs average $18,033-$21,480. The estimated cost per square foot is about $23.25-$40.65.
Copper is one of the most expensive roofing materials out there, but it offers durability and excellent energy efficiency. Given the high price tag, the roof slope (dome, mansard or any other non-flat style) may impact what you spend on the project. Metal roofs cost, on average, $19,570-$22,068 to replace. The average material price is $5,799-$8,168, and labor costs about $13,771-$13,881. The price per square foot is about $7.83-$8.83. Metal roofs fall in the mid-range category, making them relatively expensive compared to asphalt shingles. Various factors may affect the overall cost of metal roof installation. For instance, would you prefer a standing seam or a shingled design? Should the fasteners be visible or concealed? Also, if you coat the metal to prevent wear and tear, the cost can add up.
Rubber roof cost
On average, a rubber EPDM roof replacement costs $14,165-$18,825. The average material cost is $4,235-$7,095, while labor costs about $9,685-$11,485. You should expect to spend about $5.67-$7.53 per square foot. Rubber roofing, which is often made from recycled material, is one of the cheapest roofing materials you can find on the market. The overall cost you spend on this type of roofing may vary depending on the type of membrane material you use. Each of the various membranes (EPDM, TPO and PVC) has differing characteristics, hence their unique prices. Slate roof cost
A slate roof replacement costs about $52,286-$79,148. The average cost for materials is $27,989-$54,547. Labor costs average at $24,257, while the expense per square foot is about $20.91-$31.66.
A slate roof is not only beautiful aesthetically, but it’s also long-lasting — which explains its mid- to high-range price. Generally, slate is a heavy material, so the structure of your home should be able to hold the roof weight. Otherwise, you may need to retrofit it to withstand the weight. Also, slate can be tricky to install. Protect your investment by hiring a roofing contractor who has plenty of experience installing slate roofs. Tile roof cost
A tile roof replacement averages $21,914-$31,277. Materials alone cost about $7,902-$17,265, while labor costs an average of $14,012. The installation expense per square foot is, on average, $8.77-$12.51.
A tile roof is commonly made out of clay or concrete. The design and style of the tile roof may influence the overall costs significantly. For instance, a simple gable roof would require less effort to install, while a more complex style with steeper slopes and multiple valleys may cost more due to the increased details.
Cedar shake roof cost
Replacing a cedar shake roof costs $43,526-$51,552 on average. The cost of materials is about $30,813-$38,293, while labor costs average $12,701-$13,241. The average price per square foot is in the range of $17.41-$20.62.
Similarly, the roof slope and design complexity may affect this project's overall cost. The material also varies in quality, so you should expect to spend more for a higher-quality selection.
Oftentimes, roofing companies use roofing squares as a measurement to help calculate the cost of your roof replacement project. A roofing square represents 100 square feet of the roof.
Below are the per-square-foot cost estimates for different roofing materials:
| Roofing material | Average cost per square foot* |
|---|
| Asphalt shingle | $4.85-$5.73 |
| Copper | $23.25-$40.65 |
| Metal | $7.83-$8.83 |
| Rubber (EPDM) | $5.67-$7.53 |
| Slate | $20.91-$31.66 |
| Tile | $8.77-$12.51 |
| Wood shake | $17.41-$20.62 |
Roof replacement cost factors
Material and labor costs are undoubtedly the major cost determinants in any roof replacement project. Besides these two, several other factors may determine how much you’ll pay to replace your roof. These may include:
Roof size
Replacement costs may vary depending on the size of the roof. The more materials and effort the project requires, the more it's likely to cost.
Condition of the existing roof
Any damage to the existing roof can significantly affect what you spend on a replacement project. A leaky roof might have ruined other features, such as the sheathing and ceiling, causing you to spend more to repair the damage.
Keep in mind that the roofer might not be able to tell the condition of the sheathing until they have torn off the old roof. So, the initial quote may increase if they find out the damage to the underlying structure is more than anticipated.
Roof accessibility
The ease with which the replacement crew can access your roof may also impact the cost. An easier-to-access roof might cost you much less as it requires less effort and equipment to fix and vice versa. For instance, replacing a roof on a multi-story building or challenging landscape requires additional labor and equipment to access and take it down, then send new materials up to install the new one.
Roof slope
The roof's steepness is another factor roofing contractors may consider when quoting a project. A roof with a steep slope is more dangerous to walk on than a flatter one. Such a roof often requires additional safety measures and may take longer to fix, bringing the cost up. In addition, the slope factor affects the square footage hence the materials needed.
Discarding materials
Once the contractor completes removing your old roof, they will need to dispose of the materials. Usually, they add material disposal fees to the total cost, which may vary depending on the roof's size and the debris involved. Dumpsites charge a fee for the service, so the quote may also feature that.
Geographical location
Your geographical location may also affect the replacement cost. Material costs and hourly labor costs may vary significantly across regions. State and local authorities may also have specific installation requirements, which you must comply with. All these, plus the cost of permits, add up to the final expense.
Roof style, color, and design
A roof with a complex style and design is likely to cost more to replace than one with a simpler design. Does it have an A-frame or a combination of valleys and gables?
The style also determines the waste factor (the cut-off and overlapped materials around gable ends and in valleys). If your roof has a complex design, you'll likely get a slightly higher estimate to account for the increased waste factor.
Chimneys, flashing, and vents
Your quote also factors in the number of chimneys and skylights on the roof. Fixing the chimney flashing and skylight seals requires additional effort, adding to the total replacement cost.
Partial vs. complete roof replacement
Are you tearing off your entire roof or only replacing a section? The size of the area being replaced determines how much you’ll spend on material and labor costs.
Ways to save on your roof replacement
Roof replacement is a cost-intensive but worthwhile project. Besides improving your home's safety, getting a new roof may reduce your insurance rates. Moreover, it may increase your home’s value, allowing you to pocket more bucks should you decide to sell it.
Benefits aside, the project can put a dent in your bank account. If you’re on a budget and looking for ways to save, consider these tips.
Understand your project
Do you plan to do a partial or complete replacement? What materials do you intend to use? Mapping out the project allows you to get consistent quotes from the various contractors you talk to for better comparison.
Understanding the scope of the work also ensures you don't buy more material than is needed.
Do your research
Before buying materials or settling on a roofing company, research extensively and shop around. Material and labor costs may vary widely across different roofing companies, so compare several of them to find the most affordable option.
Working with a licensed roofing contractor is highly recommended and may be required by law in your state. Your insurance company may also reject future damage claims if they discover the installer didn't have the necessary accreditation. You’ll save time, money and stress in the long run if you hire a licensed, experienced and reputable roofer for this project. Get bids from at least three roofers
Contact several roofing companies or contractors, and set up an on-site consultation. Ask the roofers to provide detailed estimates listing all the costs involved — demolition and disposal of the old roof, material and installation costs, etc. Hire the roofer that offers the most reasonable price. At the same time, be wary of extremely low bids. The cost of services doesn't always equate to quality, but do some more legwork to find what other people (past clients) say about the various contractors you're assessing.
Choose quality materials
It might sound counterintuitive, but quality materials — though more expensive — can save you money in the long run.
For instance, some materials can enhance your roof's durability, reducing the need for future repair costs. Energy-efficient materials can also increase your home's energy efficiency and lower your utility bills. Some insurance companies may also offer discounts for weather-resistant roofs, so you can save extra bucks by going for impact-resistant materials.
Pick the right timing
Roofers have peak and off-peak seasons depending on the region. You might benefit from lower prices if you replace your roof during an off-peak season. While talking to the contractors, find out whether they have special discounts for low seasons and take advantage of them.
However, never wait too long to replace a roof, as its condition may worsen with time. Replacing your roof as soon as the situation calls for it can save you money.
Check your insurance coverage and warranties
If your insurance covers the cause of the roof damage, they may foot the entire cost or some of the replacement costs. Getting them to shoulder the qualifying damages can save a substantial amount of money. You should also check any warranties or guarantees you may have received when you got your roof first installed.
Cost of DIY vs. hiring a pro to replace your roof
Having considered the cost of hiring a pro to replace your roof, the thought of doing it yourself might seem alluring. But it may not be a wise move, even if you're handy and confident you can pull off the project without professional assistance. For instance, if you fail to flash the chimneys or valleys, they may leak and cause damage to the overlaying structure. All of a sudden, you’re facing unnecessary repairs. Plus, if the roof gets damaged in the future, your insurance company may reject the claim, forcing you to foot the expenses out of pocket.
Here is a breakdown of the pros and cons of each option to give you a clearer picture:
| DIY | Hiring a pro |
|---|
| Pros | Cost savings if you're an experienced roofer | Faster and higher quality workInstallation warrantyLower risk of property damageLong-term investment |
| Cons | DIY replacement is slowSafety hazardMight need future repairsPossible insurance claim rejection in future damages | May be expensive |