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
- 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: $1,300
- High-End Estimate: $30,000+
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 foo
- 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
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.
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
There are 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.