New & Replacement Roof Pricing: Material Costs, Labor Fees & Total Budget Breakdown

Summary: Roof Costs #

The cost to install a new roof averages between $5,000 and $15,000 for a typical single family home, but can range from as low as $1,500 for a simple small roof up to $50,000 or more for a large, complex roof.

Most homeowners pay between $250 and $550 per square (100 sq ft) for asphalt shingle roof replacement. But costs for slate, tile, metal and other roof types can go much higher. Always get multiple quotes from roofing contractors for your specific project.

Roof Cost By Type & Pros/Cons #

Average Roof Replacement Prices By Location: #

New Roof Installation Cost Examples #

I had a new architectural shingle roof installed on my 1800 sq ft home here in Ohio. With tear-off, new underlayment, and disposal fees it cost around $325 per square and $11,700 total for the contractor to do everything.

For my 1600 sq ft house in Florida, I opted for a new metal roof. The standing seam steel panels cost me $475 per square including trim, flashings and installation labor. Total job was $15,200.

I wanted an natural authentic clay tile look so I had concrete tile roofing installed on my 2000 sq ft California home. The tile material and installation was $600 per square and cost $24,000 total.

On my large 6000 sq ft colonial home in New York, I upgraded to premium slate shingles. The slate tiles cost $900 per square and the full install was $108,000 total.

I had a new layer of 3 tab shingles installed over my older roof in Texas to buy some time before a full tear-off. With materials and labor it was $250 per square and $5,000 total.

For my lake cottage in Michigan I decided on a new standing seam steel metal roof. The material and installation cost came out to $525 per square and $6,300 overall.

I went with premium architectural shingles for my 2500 sq ft roof here in Colorado. With the tear off and new roof install, the total project cost was $11,250 or around $450 per square.

For our commercial warehouse in Illinois we installed 50,000 sq ft of PVC roofing. The membrane, labor, and project costs came out to $5.75 per square foot in total.

Life Expectancy of Your Roof By Type #

A variety of factors contribute to the average lifespan of a roof, such as the climate in your area and the roof's design. However, the main determinant is the roofing material used.

• Asphalt shingles: Low maintenance asphalt shingles are relatively cheap and easy to install, making them a popular option. However, they don't hold up well against inclement weather, which shortens their lifespan. Manufacturers typically ascribe a 20- to 40-year lifespan to asphalt shingles, but warranties usually fall in the 20-year range.
• Fiberglass shingles: These hold up much better against the elements, which gives them a lifespan of up to 50 years. They are more expensive than asphalt, though.
• Wood shingles and shake: Treatment of the wood helps protect it against rot, but even with regular maintenance, these roofs don't last much beyond 30 years.
• Copper: One of the world's oldest roofing materials, copper is also one of the more expensive options. But, if you want a metal roof that ages beautifully and lasts a century or more, copper is the way to go.
• Steel: Another popular metal roof option, steel is available either galvanized or stainless. However, these roofs require significantly more maintenance than copper. They also come in at around half the cost and with half the lifespan - 50 years instead of 100.
• Stone tiles: Options include clay, concrete, slate, and terracotta. Stone resists fading and stands up well against wind and rain. They are fairly heavy and have an average lifespan of 50 years, with slate lasting up to 100.
• Flat roofing, asphalt: Typically applied as a molten layer, the asphalt is then covered by gravel. This fairly inexpensive option has a lifespan of only around 10 years.
• Flat roofing, rubber: With UV-resistance and excellent durability, the average lifespan of a flat, rubber roof is around 40 to 50 years.
• Flat roofing, thermoplastic olefin membrane: This rubber hybrid resists UV rays, tears, and punctures for a lifespan between 40 and 50 years.

Signs Your Roof Needs to be Replaced #

Keep an eye out for the signs that your roof needs to be replaced. The National Roofing Contractors Association suggests biannual roof inspections, preferably during spring and fall.

Start by checking the interior of your home. Signs of damage include:

• Dark spots or trails across the ceiling or down the walls
• Sagging on the roof deck
• Signs of water damage or leaking, such as bubbles in the paint
• Outside light visible through the roof

Checking the exterior is a bit more time consuming and typically requires a ladder. Look for the following:

• Obvious damage, such as missing shingles, buckling or blistering, rot, algae growth, and curling paint or shingles
• Loose materials and signs of wear around around chimneys, pipes, and vents
• Granules from your shingles in your gutters - these typically resemble coarse sand and indicate advanced roof damage
• Signs of rot or mold, remembering that water damage typically travels down, so it may not be directly under the damaged shingle or tile
• Drainage, ensuring gutters and downspouts are secure and free of debris and that drains are open and working
• Interior vents from the bath, dryer, and kitchen should direct outside of the home, not into the attic

Does a New Roof Add Home Value? #

Having a new roof installed comes with a host of benefits that increase the value of your home, some of which include:

• Curb appeal: If you want to sell your home and the roof is in obvious need of replacement, prospective buyers will notice, and most likely look elsewhere for a home that won't come with repair costs. The additional cost of a new roof is enough to turn most buyers away, but replacing it yourself keeps them interested and increases the resale value of your home.
• Energy efficiency: A new roof comes with new (and better) insulation and sealing, meaning less treated air escapes. This is why a new roof offers a higher degree of energy efficiency, which saves money on energy costs and increases the overall value of your home.
• Reduced maintenance costs: The older the roof, the more it takes to maintain it. It is not uncommon for old roofs to lose shingles, spring leaks, or result in water damage, all of which can be costly depending on the circumstances. And these are things prospective buyers keep an eye out for, looking to avoid any additional costs above buying the home. A new roof means lower maintenance costs, which means a higher home value and a better chance of selling.
• Standing out: Just because you're replacing an existing roof doesn't mean you have to replace it with an exact replica. There are a wide range of roofing options that allow you to change and improve the feel, functionality, and look of your home. There are eco-friendly roofs, metal roofs, and dozens of tile-roof options out there. A new roof sets your home apart from the others on the market and gives you a leg up on the competition.
• Transferable warranties: There are roofing companies that offer a lifetime transferable warranty on labor and materials that can be passed to whoever purchases the home. Most buyers are willing to pay a little more for a house with this type of warranty on the roof, as it saves them time and money down the road.

Resources:

• Average Cost to Tear Off & Replace a Roof
• How Much Value Does A New Roof Add?

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