If it’s time for a roof replacement, the first thing you’re going to want to do is create a budget. This means figuring out what your upcoming roof replacement cost will be based on a variety of factors as well as what you can reasonably afford.
Currently, the average cost of roof replacement is around $11,500. However, roof replacement costs generally range from $6,700 to $80,000 due to a variety of factors including (but not limited to):
- Your location
- The materials available
- Labor costs
- Roofing materials
Below we’ll break down the factors that will contribute to your roof replacement cost.
How Much Does a Roof Replacement Really Cost?
There are direct factors and indirect factors that will make up the overall cost of your roof replacement. For example, roofing contractors may charge different rates for labor (this is a direct factor) while something like your roof pitch and landscaping may add to those charges due to the complexity they add to the job (this is an indirect factor).
Generally speaking, each factor will be considered during your initial roof inspection, where the roofing contractor will get a feel for the level of difficulty associated with tearing off your roof and replacing it.
These are the factors that will be taken into consideration when writing up an estimate for your roof replacement project:
The Size of Your Roof
The size of your roof will be the most important factor in determining the cost of your new roof. Roof sizes are typically measured by the square foot, and the average cost for a roof replacement per square foot ranges from $4.35 and $11.
With that said, the more square footage the roof over your head has, the more your roof replacement will cost.
Here’s a quick list of the average roof replacement cost per square footage (Sq ft):
- 1,000 Sq F: $4,350 – $11,000
- 1,100 Sq F: $4,785 – $12,100
- 1,200 Sq F: $5,220 – $13,200
- 1,500 Sq F: $6,525 – $16,500
- 1,600 Sq F: $6,960 – $17,600
- 1,700 Sq F: $7,395 – $18,700
- 1,800 Sq F: $7,380 – $19,800
- 1,900 Sq F: $8,270 – $20,900
- 2,000 Sq F: $8,700 – $22,000
- 2,500 Sq F: $11,000 – $27,500
- 3,000 Sq F: $13,050 – $33,000
The Steepness of Your Roof
The steepness — or pitch — of your roof is another major factor in replacement costs. If your roof has a high pitch, the contractors will have to use special safety equipment to prevent accidents and injuries. This can tack on up to $3,000 on the labor costs.
Generally speaking, a roof with more than a 6:12 pitch will be considered more complicated to work with. Most roof pitches typically fall between 3:12 and 6:12, so as long as you fall within that range you won’t have to worry about additional labor costs.
Your Roof’s Accessibility
When roofing companies talk about roof accessibility, they’re referring to how easy or difficult it will be for them to:
- Climb up on top of your roof
- Move around while on top of your roof
- Dispose of old materials from your rooftop
A few examples of what can make roof accessibility more challenging include:
- More floors, making the roof higher up off the ground — which requires more planning, time, labor, and safety measures
- The type of landscaping you have surrounding the home, such as thick bushes and trees, which can make it difficult to move around and dispose of old roofing materials
- The number of roofing components there are
Therefore, if your home has more than two stories and there’s a considerable amount of landscaping around it — or it’s complicated to navigate to do extra roofing components — you can expect to pay more in labor costs.
The type of roofing material you choose for your replacement will also directly impact the total costs. From asphalt shingles to metal roofing, there are several different types you can choose from and your roofing contractor will walk you through the different options to help you determine what’s best for your home.
To get an idea of what each type of roofing material costs, here’s an overview of material prices for an average-sized home of 2,000 square feet:
- Asphalt Shingles: $8,000 – $17,000
- Clay tiles and shingles: $22,000 – $50,000
- Concrete Tile: $15,000 – $40,000
- Slate tiles: $19,000 – $52,000
- Galvanized Steel: $14,000 – $30,000
- Copper: $43,000 – $80,000
- Cedar Shakes: $14,000 – $32,000
These costs include sourcing and manufacturing these materials as well as the type of labor required to install them. For example, asphalt shingles are widely available and easier to install compared to other types of roofing materials. Therefore, they’re more cost-effective overall.
The Required Labor
By now you’ve likely gathered that labor plays into every cost-related roofing factor. Roofing in general is a very labor-intensive job, and it requires plenty of skill and training to ensure the materials are installed properly and that the old roof is removed without issue.
Therefore, you can expect labor to make up roughly 60% of the overall roof replacement cost, averaging around $2 per square foot for installation. For roof removal, you can expect the cost to range between $1,000 and $1,500.
Where you live also accounts for a significant portion of the overall roofing costs, including:
- Labor cost averages for your area
- Material availability and pricing
- Building permits and other fees required by your municipality
- Weather conditions
- Schedule availability
If you live in a well-populated city or suburb with a higher cost of living, you can expect to pay more for your roof replacement compared to a more rural or less-populated area.
Building Permits and Inspections
Replacing your roof will always require a building permit and formal inspections, regardless of where you live. While the costs will vary based on your location, you can expect to pay:
- Between $100 and $1,000 for a building permit
- Between $100 and $400 for the roof inspection — and you may need multiple inspections throughout the project to ensure everything is done up to code
Get a Roof That Fits Your Budget
Whether you require underlying structural repairs or just a partial roof replacement, the project itself will be costly. However, most roofing companies offer special financing plans or other options to help you offset the initial costs.
Tectum Roofing offers both special financing and homeowners insurance claims support to ensure you get the roof you need without having to compromise your budget. Get your free estimate for a roof replacement today!