How much does it cost to replace a roof?

Get educated on the typical costs of installing a new roof on your house.
Whether your home's roof just lost a battle with a fierce hail storm or its best days were back when disco was new, one thing's for certain — it's gotta go! But how much does it cost to replace your old roof and install a new one?

It depends on what kind of protection your home needs and what kind of statement you want to make. Keep in mind that most roofing estimates from professionals are made from a combination of the following key criteria:
  • Square footage

  • The pitch of roof

  • Accessibility

  • Type of roofing material needed

  • 1- or 2-story home

  • Removal of old roof (if necessary)

  • Roof permit and city license

  • Labor costs

Typical Costs for Roof Replacement Professional Services

  • Low-End Estimate: $2,000

  • High-End Estimate: $84,000

    These estimates will vary greatly, as you decide upon the quality of roofing materials you want to use as well as how the professional installer assesses the complexity of the job.

Typical Costs for Roof Replacement Professional Materials

  • Installing New Asphalt Shingles Over Existing Shingles
    Low-End Estimate: $1.00 per square foot
    High-End Estimate: $1.50 per square foot

  • Installing New Wood Shake / Shingles
    Low-End Estimate: $3.50 per square foot
    High-End Estimate: $5.50 per square foot

  • Installing New Slate / Tile Shingles
    Low-End Estimate: $5.50 per square foot
    High-End Estimate: $8.50 per square foot

  • Installing New Plastic Shingles
    Low-End Estimate: $3.50 per square foot
    High-End Estimate: $5.50 per square foot

  • Installing New Chimney Flashing
    Low-End Estimate: $150 each
    High-End Estimate: $350 each

  • Installing New Tar Paper Under Shingles
    Low-End Estimate: $16.00 for 400 square feet
    High-End Estimate: $20.00 for 400 square feet

Additional Costs for Roof Replacement Services

  • Steep Roof Cost
    Low-End Estimate: $50 per square foot
    High-End Estimate: $100 per square foot

  • Wood Damage

    If any damaged or rotting wood like plywood, support beams, fascia, or trim is discovered during the removal of the old roof, it'll need to be repaired or replaced before the new roof is installed.

    This will add to the total cost of the roof replacement.

  • Roof Overlay

    In some areas, a roof overlay is acceptable if there is only one existing layer of shingles

    This means the old shingles are not removed, but instead are covered with new shingles

    To be considered more of a temporary fix in terms of roofing, this can take a big chunk off the price of a new roof.

Choosing a Roofer

Professional roofers at Ben Hill Roofing & Siding Co. had the following advice on selecting the right roofer: "We have heard a lot of negative comments about storm chasers and fly-by-night roofing companies over the past couple of years, but there are legitimate companies that have been in business longer than the workmanship warranties that they are offering. Make sure that you do your homework and check out any roofing contractor that you are considering at the local Better Business Bureau (BBB), Secretary of State, and Kudzu.com."

What to Expect from Roof Replacement Services

  • A moderately-sized, professionally-installed roofing job might take only 3 or 4 days.

  • A professional roofer will:

    Remove all existing shingles, deposit them in a roll-off, and remove.

    Assess if parts of the wood on the roof are in good condition, making minor repairs if necessary. If the wood needs to be replaced, the professional will use plywood or 1"x6" boards.

    Install a barrier of synthetic materials to prevent backed up ice in the gutters and promote melting during harsh winter conditions.

    Lay down asphalt paper.

    Apply your shingles of choice, starting at the eaves and working upward.

    Apply flashing around all areas where leaks might come into the house — for example, against the chimney.

    Install the ridge vent.

    Inspect the finished job for completion and offer warranty information on the new roof.

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