How Much Does A Roof Replacement Cost? (2023)

There’s no feeling more comforting than having a roof over your head, and it’s something that the majority of us take for granted. Just the same, a roof doesn’t last forever. So what does a roof replacement cost? When things go wrong with your roof, it’s crucial to handle the issue right away.

Unaddressed cracks or leaks in a roof can lead to water damage and rotting underneath the shingles and can eventually cause the ceiling on your home to collapse. This can lead to extensive damage inside your home, including loss of valuable possessions and can even cause a dangerous situation for your family.

Have you been putting off a much-needed roof repair or replacement? You’ve come to the right place. Here, we’ll provide you with all the information you need if you’re wondering about the cost to replace a roof, along with a breakdown of different roofing materials, and how to decide whether to repair or replace your roof.

Average Roof Replacement Cost

Replacing a roof is without a doubt one of the larger expenses you’ll face as a homeowner. What’s worse, it’s not a home improvement that you can directly enjoy once it’s finished, like, say, a new deck or a renovated kitchen. But it’s an investment in your property that will keep your home in good shape for years to come.

The average lifespan of a newly replaced roof is 30 to 100 years, depending on the type of roofing material that you choose. And if you need more good news, you’ll recoup some of the average cost to tear off and replace a roof when you go to sell your home.

Zillow estimates that a roof replacement will return somewhere around 60% of its value in a real estate transaction. Keren Jayne, a realtor with Pearson Smith, says, “A new roof is marketable [investment] which pays off in other ways. The more marketable features your home has, the more potential buyers and competitive offers it will attract.”

The national average cost to replace a roof is around $8,000, with most people spending in the range of $5,500 to $11,000. The two largest variables you’ll deal with on a job like this are the square footage of your home (and thus, your roof), and the type of roofing material you choose.

Roof Replacement Estimate

Related: Best Homeowners Insurance 2023

Factors Affecting Roofing Cost Per Square Foot

When you receive a roof replacement estimate from a roofing professional, you can expect about 60% of that estimate to be for the roofing labor cost per square foot, and about 40% of it to cover the materials needed for your roofing job. Below, we’ll go into more detail on both costs, and what you can expect as far as variability in your price quote.

Labor

The average roofing labor cost is between $1.50 and $3.00 per square foot. In roofing, there’s a common term called a “square” that you need to know. One roofing square covers 100 square feet. So you may receive a labor quote of $150 to $300 per square. That’s the same thing as a quote like the one above, $1.50 to $3.00 per square foot. It’s good to understand this distinction so that you’re not confused when you receive your quote.

Some factors that can cause an increase or decrease in your roofing labor quote include the following:

• Extent of the damage:

Extensive rotting of timbers underneath the shingles not only makes the job more difficult, it makes it much more dangerous, too. So your roofing professional may increase or even double the cost to replace your roof if you’ve got rotting wood under your roof, since they’ll need more time and equipment to ensure their own safety while completing your roofing replacement.

• Environmental conditions:

Harsh conditions like extreme cold or heat can both increase the rate you’ll pay for the job, especially if it means your roofing professional has to bring in protective elements for the team.

• Removal of old material:

In some cases, a roof that needed to be replaced years ago may have instead been reshingled in the hopes of “buying time” on the repair. If your home is one of them, you may have more than one layer of shingles that need to be removed in order to repair or replace the roof. This, of course, will be reflected in the roofing labor cost per square foot.

Materials

The average material costs for roofing typically accounts for about 40% of your roof replacement cost, and this could cost anywhere from $100 to $1,000 per square (again keeping in mind that a square is 100 square feet). But that can vary dramatically depending on what type of roof you’re having installed. The further you stray from typical asphalt shingles, the more you’ll pay for roofing materials.

Roof Pitch and Size

Also known as the “roof slope,” the roof pitch is essentially the steepness or angle of your roof. The roof pitch is calculated by the number of inches your roof rises vertically for every 12-inches it extends horizontally.

Standard roof pitches between 4/12 and 9/12 pitch are the easiest for homeowners who want to roof their own house. Pitches outside of that range are best left with a licensed roofing company. Since the size of your roof pitch will affect the time and labor of replacing a roof, it will also affect the cost.

Location

The location of your home could also affect the cost of replacing your roof. From the types of shingles/roofing that works best in your home’s climate to local building codes to HOA rules, location significantly impacts the cost of getting a new roof.

Below, we’ll break down the cost to replace a roof based on some of today’s most popular roofing materials.

Roofing Costs by Type

Asphalt shingles are the most popular choice for most homeowners today. They’re affordable and durable, lasting up to 50 years in some cases. But if you’re looking at replacing your roof, you’ve got lots of different options, as long as your budget is relatively large. Here’s a roof replacement cost comparison of different roofing materials:

Asphalt Shingles

A mix of fiberglass, asphalt and mineral composite, asphalt shingles are the most popular roofing choice. They are also the most affordable, durable and easy to install, costing $4.25 to $8.25 per square foot.

Galvanized Steel

One of the earliest materials used to craft roofs in the United States, galvanized steel roofs are crafted of a steel core with a zinc coating to provide years of durability, costing $8 to $12.65 per square foot.

Stainless Steel

Considered the most premium metal, stainless steel roofs are wonderfully rust-resistant and durable, promising to protect your home for the next 50 to 100 years. Stainless steel shingles are quite a bit more expensive than most, at$10 to $16 per square foot.

Slate or Stone

Slate and stone tiles are more expensive than materials like metal or wood but are highly durable. In addition to being fireproof and resistant to high winds and extreme temperatures, it is also resistant to impact from hail and small branches. Slate or stone shingles cost approximately $12 to $16 per square foot.

Copper

Although they are the most extravagant of roofing options, copper roofs last much longer than traditional ones. Not to mention they add an opulent touch to your home and add to its curb appeal. Copper shingles cost$14 to $25 per square foot.

How Much Does It Cost to Replace a Roof Yourself?

Installing a new roof may be quite a challenge for most homeowners. However, it is possible. If you’d like to go the DIY route, the installation costs about half as much as it would if you hired a professional roofer. So, while the cost of a new roof varies based on factors like labor, materials, size, roof pitch and size, you can expect to pay roughly 50% of the national average cost to replace a roof, which is approximately $9,000.

Cost to Replace Roofing vs. Repair

Perhaps the damage to your roof isn’t extensive. Should you repair it instead of replacing it? Before you conduct any sort of repair or replacement, especially on your roof, it’s always a good idea to get the opinion of a trusted roofing contractor. As long as the damage isn’t extensive or you want to change the material of your roof, it’s possible that a repair may get the job done. If that’s the case, you’re in luck. Roof repairs are certainly less expensive than a replacement.

For a minor roof repair, you can expect to pay an average of $325 to $1,377 if you have an asphalt roof. Premium materials will cost more, and the hourly rate for labor will likely be around $45 to $65. Below, we’ve listed some of the most common reasons for a roof repair.

• Damage to the flashing: The thin metal strips that lie along the joints in your roof are called flashing. These can become damaged or worn over time, which can lead to leaks in your roof.
• Worn or curling shingles: Asphalt shingles have a long lifetime (approximately 20 to 50 years) but when they get old, they can curl up, allowing water to seep into the space underneath. Replacing a section of curling shingles often requires the purchase of a single bundle of shingles, which typically costs about $30 to $50.
• Pooling water: Water that pools on your roof can cause damage to your home in as little as 48 hours. That’s why it’s important to keep up with any roof repairs that need to be done.

Ways to Save on Roof Replacement Costs

Roof replacements are quite costly home improvement projects. So wherever you can save, the better. Here are a few savvy ways to lower your total spending:

• Start by getting multiple quotes from vetted professionals to find the best deal.
• Save money by scheduling your appointment during the off-season or after all major holidays are over.
• Ask your contractor if they can reuse materials from the existing roof.
• Contact your homeowner’s insurance company to see if they’ll cover all or part of your replacement costs.
• Apply for a grant from the U.S. Department of Agriculture (USDA) and the U.S. Department of Housing and Urban Development (HUD).

To arrive at the average costs in this article, editorial team members surveyed a range of providers on national and local levels. All averaged figures were correct at the time of publication and may be subject to change.