A new roof costs around $25,000 on average
Your roof is more than just the thing over your head; it’s the first line of defense against rigid snow storms and the blistering sun, helps to keep cool or warm air inside, and has a big impact on the value of your home. So, when you need to install a new roof, it’s worth plenty of time and consideration.
The price of a new roof will vary from as little as $5,000 to as high as $45,000, depending on square footage, materials, and what type of home you own.
How Much Does a New Roof Cost by Square Footage?
As with most projects, the more square footage your home has, the more material you need to replace the roof. With roofing, you typically need around 50 to 100 extra square feet since roofs are both on a slope and extend past the home’s walls.
Asphalt shingles are still the most popular roofing material. The following prices are based on an asphalt shingle roof and are measured in square footage:
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No two roofs are necessarily the same either. Some have a higher pitch, while others have a larger overhang. The larger the slope or the overhang, the more you’re likely going to pay.
“A more complex roof, such as one with dormers and reverse gables, costs more,” says Bob Tschudi, Angi Expert Review Board member and general contractor in Raleigh, NC. “Each roof intersection involves things like extra and more complicated flashing, additional roofing material, and time.”
How Much Does a New Roof Cost Near You?
Whether you’re taking a break from the sun in Hawaii or you’re looking for somewhere to keep away the snow in Maine, everyone needs a roof over their head. Common prices for a 1,500-square-foot asphalt shingle roof in different states are:
What Factors Affect the Cost of a New Roof?
Beyond roof size and where you live, a few other factors affect the price of a new roof. These include the roof’s pitch, existing roof removal, and ease of access.
Pitch or Slope
The deeper the slope, the more complicated the job gets for roofing companies. “Slope is simply vertical distance (rise) to horizontal distance (run),” says Tschudi. “So 12:12 is a roof that’s at a 45-degree angle.”
Anything over a 6:12 pitch, and the roofing company might not even be able to get on the roof without running the risk of falling. Most roofs fall between 2:12 to 4:12.
If your roof does need special equipment, then you’re looking at spending anywhere from $1,000 to $3,000 extra in labor costs. This is one time where having a flat roof comes in handy.
Removing Existing Roof
Chances are high that you already have an existing roof that needs to go. The more layers in the underlayment and the heavier the previous roof material typically means more labor time is required. And more time means more money.
Also, keep in mind how easy it is to get to the existing roof. If you live in a multi-story home on a slope, this makes roof access extra tricky, which means more time as well. Expect to dedicate around $1,250 on average to tear off the existing roof.
When you hire a roofing contractor, they’re likely to offer you a warranty to cover labor and their work. You’ll also likely get the option for an extended warranty to cover the cost of materials.
A contractor warranty will range from $500 to $2,000, depending on the scope of the job. As for manufacturer warranties, these can vary from as little as $500 to upwards of $5,000.
Roofing is one of the most labor-intensive jobs on the market, so you can expect to pay around $2 per square foot of new roof in labor costs. However, this will rise and fall depending on the above factors mentioned.
On average, labor takes up around 60% of the project total. So if your project comes out to $10,000, this means $6,000 is for labor alone.
Roof Deck Sealing
Before the asphalt shingles are installed, you’re going to need to seal the roof to help prevent weather and pest damage. This involves covering the seams of the plywood roof with a special tape.
One of the most helpful roof replacement tips to get the ball rolling is getting permits situated ahead of time. Permits will range from $100 to $1,000, depending on your city. Permits can sometimes take weeks to approve, so getting them ahead of time can speed up development quite a bit.
“In some communities, you may have to get pre-approval of any shingle color or style change by the homeowners association,” says Tschudi. “If you get it wrong, you might have to remove the new roof and replace it with the approved styles, doubling the overall cost.”
How Much Does a New Roof Cost by Type?
While asphalt shingles are still the most popular option, this doesn’t mean they’re the only option. In fact, you can look for sturdier, longer-lasting roofing materials that also add value to your home. These include metal roofs, wood shingles, and even clay shingles. You can also take factors like climate and even aesthetic into account because, let’s face it, curb appeals matters too. “The ROI on your roof will depend on how long you intend to occupy your house,” says Mona Ying Reeves, licensed architect, and founder of Kickstart House. “If you plan to eventually resell, composition shingles in a dark gray will maintain its looks longer and be a good value. For a forever home, a standing seam metal roof will initially cost more, but could last a lifetime.”
Asphalt shingles cost around $10,000 for a 1,600-square-foot home. While they’re popular, they tend to have a limited lifespan, and Mother Nature can easily take them out. On average, an asphalt roof will only last around 15 years.
Shingles are typically sold in bundles, so it’s important to know how many bundles of shingles you’ll need for your roofing project. There are anywhere between 15 and 29 shingles in a bundle. Typically, a bundle covers 33 square feet.
The cost to install a metal roof is about $16,500 on average for a 1,600-square-foot home. But the extra cost is typically worth it for most people, as metal roofs last around 30 plus years. The downside to metal roofs is they tend to get hot, so working on them in the summer isn’t always fun for roofing contractors and may require extra labor and materials to get the job done.
Slate shingles are some of the heaviest materials possible for roofs. They’re long-lasting, and it’s going to take extremely high winds to even move them a bit. Slate roofing costs around $25,000 for a 1,600-square-foot home.
Clay shingles offer a mixture of luxury with high durability. Plus, this material comes in many different colors, so if you want a red, orange, or yellow roof, this is the option for you. Clay shingles require the most time to make, so they often cost around $21,000 for a 1,600-square-foot home.
Wood shingles are another great option for those who want their roof to stand out above the rest. But they often require the greatest upkeep, as you need to constantly treat for bugs and mold. If you don’t, the roof will deteriorate quickly and lead to a shorter lifespan than asphalt shingles.
Wood shingles cost around $21,500 on average for a 1,600-square-foot house.
How Much Does a New Roof Cost by Style?
Not everyone lives in a single-family home with one story. You may live in a duplex or townhome, or maybe you only need a new roof for your separated garage. Each roofing project, like each home, is unique, and so this can have an effect on the price you’ll pay.
Single-story homes tend to have a less steep pitch than multi-story homes. They’re also lower to the ground, which means the roof is easier to access. Living in a single-story home can save you around $1,000 to $2,000 in labor costs.
A multi-story home means it’s higher off the ground and sometimes not as easy to access. Additionally, the roof tends to have a steeper pitch. Because of these reasons, it’s not uncommon to pay around $1,000 to $2,000 more for a multi-story home.
Townhomes are a little trickier to cover than other homes, as the roofs are connected to other people’s properties. You may get lucky and find out that you don’t even need to pay for a new roof, as the HOA may be responsible instead. Get into contact with them to see what rules and regulations are for your roof.
If you need to foot the bill for the new roof, expect to pay around $3,500. Townhome roofs aren’t necessarily that large, which brings down the price significantly.
Maybe your garage needs a new roof to keep your car, tools, and everything else you store in there, safe and dry. Like townhomes, the roofs of garages are often small, but they’re also relatively easy to access, unlike a townhome.
You’ll pay around $1,000 to $3,000, depending on the square footage of the garage’s roof.
How Much Does a New Roof Cost to Install Yourself?
The cost to replace your roof yourself is around $3,750 since you’re cutting out the most expensive part, labor. But, there’s a reason why labor takes up the majority of the bill. When you hire a local roofing company, they’re going to make sure the job gets done right and take the proper precautions.
Pros ensure the shingles are laid at the correct slope, look for any damage to the underlayment, and take all the necessary precautionary safety steps. Tackling this project yourself can result in serious injury. We’d highly recommend leaving this project to the pros and spending your Saturday lounging by the pool. You’ve earned it.
FAQs About Roofs
How long do new roofs last?
The lifespan of a roof varies depending on material and weather conditions. The average lifespan for these materials are:
Asphalt shingles: 12–15 years
Wood shingles: 20–30 years
Metal: 45–60 years
Clay shingles: 45–60 years
Slate shingles: 45–60 years
Do you need to replace gutters with a new roof?
It’s typically best to get your gutters replaced at the same time as a new roof. This is something you can work out with your roofing company, but on average, it costs around $1,000 for new gutters. If you’ve noticed problems with drainage, now’s the time to mention it.
Does your roof need repairs or replacement?
One of the first signs that your roof needs replacement is if you see light shining through your roof into your attic. Another is if you’re noticing water damage to your ceiling when it rains or snows. You can try to repair these, but this is normally a sign that your roof is on the way out. Other signs that your roof may need replacement include missing, curled or cracked shingles.
How do you maintain your roof?
You should clean your roof every one to two years, depending on weather conditions. You can get on the roof with a ladder and sweep off any debris that shouldn’t be there, but be careful.
Is it worth it to get a roofing warranty?
Roofing warranties with the roofing contractor are often worth it because they include annual checkups and any minor repairs, such as missing shingles or flashing. This is something you’ll need to discuss with the individual company you hire.
As for manufacturer warranties, it comes down to personal preference. Manufacturer warranties often cover materials and sometimes labor, but the labor part has an entirely different process. They may need to contact a list of approved contractors, and it might slow down the time to repair.