Written by Sean Jackson Written by Sean JacksonArrow Right Contributing Writer Sean Jackson is a creative copywriter living in Florida. He’s written articles for Realtor.com, CNET and ZDNet. Sean Jackson
Edited by Troy Segal Edited by Troy SegalArrow Right Senior editor, Home Lending Troy Segal is a senior editor for . She edits stories about Homeownership in addition to stories about the finer points of mortgages and home equity loans. Connect with Troy Segal on Twitter Twitter Get in contact with Troy Segal via Email Email Troy Segal
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Replacing the roof is probably the house renovation project that homeowners most dread. And with good reason: It’s one of the most expensive, typically ranging between $5, 755 and $12, 498 according to HomeAdvisor, the online contractor resource/search service. The average U.S.homeowner spends about $9, 117 on a new roof.
But the reality is, roof replacement is often not a discretionary project but a vital one, commanding top priority among home improvement projects. Ignoring the need for a new roof will not only cause additional damage to your home but will decrease its value, and impact your ability to sell it for top price.
Though replacing a roof is not a small expense — and not the sort of project you should skimp on — there are ways to make it more affordable.
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While $9, 117 is the national average, roof replacement costs can soar as high as $46, 000. A “reroofing” project — as the pros call it — typically involves removing the roof’s existing shingles, making spot repairs to the underlying deck or structure (if necessary), and installing new shingles.
How often you’ll need to replace your roof and how much you spend depends on a variety of factors, ranging from the geographic location of your house to the type of shingles you select. Basically though, the price tag for replacing a roof breaks down into two basic parts: 40 percent materials and 60 percent labor. With labor, you’ll typically pay between $1.50 to $3.00 per square foot, according to HomeAdvisor, though it can rise as high as $7 for complex or extremely steep roofs (see “Roof pitch, ” below). There’s also removal of the old roof, which can run $1–$5 per square foot. All told, you can estimate paying $4.35–$11 per square foot to replace a roof, according to Angi, the online contractor search service.
Factors such as the pitch (the angle) of your roof, features like chimneys and skylights, and the roof size all affect the time and effort — and so the cost — of the replacement.
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Pitch is particularly important, as it impacts the difficulty of the job. The pitch refers to the slope of your roof. And the steeper/more sharply angled your roof is, the more materials, painstaking labor and possibly special equipment it requires, which can increase the price of replacing it.
Keep in mind: To calculate your roof's pitch, first measure the inches your roof raises vertically for every foot it stretches horizontally. So, if your roof raises three inches vertically for every foot it extends horizontally, you'll have a ratio of 3:12. Pitches over 6:12 start to fall in the steeper-than-normal category.
If you suspect problems — or even if you don’t — it’s often a good idea to pay for a professional roof inspection. Hiring a roof inspector costs $125 to $325, according to HomeAdvisor, but it can help you pinpoint problems and determine whether an entire roof replacement, versus some roof repairs, is necessary.
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Maybe you haven’t noticed any signs of damage — yet. Even so, most roofs have a natural lifespan. The recommended replacement time of your roof largely depends on the material it’s made of.
When it comes to roof replacement, shingle selection is critical — it’s usually the single biggest material cost. Shingle cost is quoted on a per-square basis or often a roofing-square basis (100 square feet is considered a roofing square).
There are many material types you can choose, ranging from rubber to galvanized steel, along with asphalt, slate, or copper. Asphalt tends to be the contemporary go-to roofing option: It offers many benefits in that it’s cost-effective (prices average around $2, 500 for a roof of 17 squares — coverage for a 2, 200 sq.-ft. house, the average U.S. home size), easy to install and can last for a generation.
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Composition shingles, made of a fiberglass or cellulose base, coated with asphalt and topped with mineral granules, run less, but they wear out faster. At the other end of the scale is a metal like copper: durable but among the most expensive options available, with prices starting from $25, 000 for 17 squares.
Considering which materials you use can help you receive the best combo of savings and durability when calculating your replacement roof cost.
If you’re able to plan your roof replacement in advance, wait until the roofer’s slow season. The busiest season for roofers is summer and fall, so consider scheduling your replacement for early/late winter or early/late spring.
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Depending on your homeowners insurance policy and the reason for the re-do, your roof replacement cost may be covered by insurance. It’s a good idea to speak with a roofer first — even commission an inspection — to determine the extent and cause of the roof damage and their opinion on whether or not it may be a valid insurance claim. Then, speak with your insurance agent and initiate the claim if possible.
Seek comparable quotes from at least three reputable roofers. Watch for things like unusually low bids. If two bidders quote $10, 000 and one bidder quotes $5, 000, this should raise a red flag. It may indicate that the roofer is low-balling to get the job and then will do sub-par work. Watch out for bidders who list among their terms “payment required in advance.”
Ask for recommendations from local friends or neighbors who have had recent roof replacements and ask for referrals. Ask potential roofers for customer referrals and
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