National average prices for a roof replacement can range from $260 to $700 per square depending on roofing material used. The total costs for roof replacement will vary depending on size and roof type.
If your old roof simply needs repair, you may be able to have someone help you out for as low as $150 to $350 for asphalt shingle repair, or $350 to $1000 for tile and metal roof repair. Shingles are sold in bundles, and can range from $60 to $100 for asphalt, and $400 to $1500 for copper. Installed roofing is measured and priced in "squares," or 100 square foot blocks.
Professional roofers can help when it’s time to replace a leaking or damaged residential or commercial roof. Roof replacement is important general maintenance that ultimately protects a home or other building’s underlying structure. It's a home improvement project that sometimes is done out of necessity, or to prevent future issues. It can cause a lot of worry when you're having issues, but knowing it's taken care of will be a big relief. Let's have a look at what you'll need to consider. Most roofers frequently install new asphalt shingle, tile, concrete, slate, metal, rubber and wood shake roofs. While the average prices of roofing materials can vary widely, you can get a good idea of total cost for roof replacement by talking to a roofing company and discussing options. Once they know what you want and your roof size, they can give you a project estimate for roofing costs. Average cost of roof replacement will need to include both the cost of materials and installation cost.
What’s In This Cost Guide?
- How to calculate roof size for a new roof
- Roofing material options and price ranges
- What’s the cost of a new flat roof?
- What’s the cost of a new asphalt shingle roof?
- What’s the cost of a new tile roof?
- What’s the cost of a new metal roof?
- Does roof pitch affect total cost of roof replacement?
- Roof repair costs vs. roof replacement costs
How to calculate roof size for a new roof
Roof size is actually larger than the square footage of a house, and will be estimated by the roofing contractor or roofing company. Roofs are measured in 100 square foot blocks called "squares." According to Sean Shapiro of Reliant Roofing in Ponte Vedra Beach, Florida, “The typical 2,200-sq.ft home usually requires 3,500 sq.ft (or 35 squares) of roofing material. This extra accounts for the patio, covered entryways, a two-car garage, the gables, the pitch of the roof and how ‘cut up’ the roof design is.” Several key factors affect the total cost of roof replacement.
Roofing material options and price ranges
The material that a new roof is made of is one of the biggest determinants in roof replacement cost. Asphalt is generally the least expensive material, while slate, copper and zinc are the most expensive. Roofing materials are sold by the square.
Here is a cost comparison of a bundle of asphalt shingles versus a bundle of copper shingles:
|Type of Shingle Bundle||Cost per square (National Average)|
|Three-tab asphalt shingles||$60|
|Limited lifetime asphalt shingles||$70–100|
What’s the cost of a new flat roof?
The cost of a new flat roof is on average (nationwide) $300–$325 per square for labor and materials, and the project takes about three days. Flat roofs are typical in Florida, Arizona and California, but not regions such as the Northeast that are prone to heavy snow and rain. Flat roofs require rolled roofing material—so even if a property owner wants tile shingles, professional roofers can’t put them on because of manufacturer and civic building codes. In Florida, says Shapiro of Reliant Roofing, any roof with a slope under 2/12 requires rolled roofing. Installation of the rolled roofing is a labor-intensive application that requires a propane tank and wand to heat the tarred bottom of the gravel-like roofing sheet, which is rolled onto the deck.
What’s the cost of a new asphalt shingle roof?
The cost of a new asphalt shingle roof is on average (nationwide) $260–$280 per square, with new roofs using architectural asphalt shingles ranging from $275–$300 per square. Asphalt roof systems are generally the most affordable option, which is why asphalt shingle roofs are common. Three-tab shingles are usually the least expensive, but customers can opt for architectural shingles at a higher price per square.
Reliant Roofing can usually complete an asphalt shingle roof installation in one and a half days with a five-man crew. If intensive carpentry repair is needed when stripped to the decking, the job might take two full days with a five-man crew. With extensive repairs to the roof deck, the cost per square may increase.
What’s the cost of a new tile roof?
Tile roof replacement costs vary greatly. According to Shapiro at Reliant Roofing, "You can custom order handmade tiles from Spain and have a $400,000 roof that’s only 35 squares." Reliant Roofing charges $400+ per square for a midrange tile roof, including materials and labor. Clay tiles are very heavy and special equipment is needed to shift it and load it. Reliant Roofing can usually complete a tile roof installation on a 35-square roof in five days.
What’s the cost of a new metal roof?
Reliant Roofing estimates the cost of a new metal roof as $350–$700 per square, including materials and labor. Metal roof systems have a different preparation process. Metal panels for your new roof are made off-site and manufactured per the measurements that the roofing contractor sends in. "We measure your roof down to the inch," says Shapiro at Reliant Roofing. Metal roof installation is more labor-intensive, requires more specialized skills and involves moving big pieces of metal roofing material. Other factors that affect the cost of a metal roof installation include whether the material is painted or not, the insulation method, national metal prices and what type of roofing system the building currently has. Reliant Roofing can usually complete a metal roof installation in two or two and a half days.
Does roof pitch affect total cost of roof replacement?
The more challenging it is to work on a roof, the more a contractor may charge per square foot for roof replacement. For extremely steep roofs, professionals have to use additional safety measures, the work is more time-consuming and often labor rates are higher to cover the added difficulty and danger. Each state has its own building codes. In Florida, according to Shapiro at Reliant Roofing, any roof with a slope higher than 8/12 will have a higher per-square-foot charge. This can affect both the removal of an old roof and installation of a new roof.
Roof repair costs vs. roof replacement costs
What if you don't need a new roof? While over the long term, a roof replacement may be the best idea, expense can be a factor in when you decide to go ahead. If your old roof is in good enough condition, you may not need to consider a full roof replacement right now. If your old roof needs repair rather than replacement, total costs will vary depending on the materials of the roof, the cost of labor in the regional, the size of the repair and how much work is required to do the job. Some homeowners will consider repairing an old roof for now so they can plan and save for a new roof later on.