How Much Does a New Roof Cost

How Much Does a New Roof Cost?

The average cost to replace a roof can vary quite a bit. The typical range for roof replacement costs is between $5,000 and $12,000, but can be as high as $30,000. A new asphalt roof is usually between $3.50 and $5.00 per square foot. A new metal roof will cost between $8.00 to $10.00 per square foot. The average roof size is about 1,700 square feet. The cost depends on a variety of factors including square footage, material, difficulty, damage to your roof and more.

Cost to Replace Architectural Asphalt Shingles

The other common type of asphalt shingles are the 30 or 50 year architectural shingles or laminate shingles. These types of shingles are more durable and higher quality because they are thicker than three tab shingles. The cost to install 30 year architectural shingles is usually about $3.50 to $5.00 per square foot.

50 year architectural shingles are even stronger, and are considered premium. The cost of this type of shingle may range from $4.50 to 7.00 per square foot.

Most of the Owens Corning laminated shingles are rated for 110 - 130 mph winds. Owens Corning shingles also include SureNail Technology, designed to provide extra grip in the nailing area and WeatherGuard technology with maximum impact resistance to protect from storms.

In addition to shingles, there are a variety of other factors such as other materials and labor which factor into the overall price of a roof. So what else goes into roof replacement costs?

Nails

Simple as it might seem, replacing a roof requires a lot of nails. In the last couple of years the cost of a box of nails increased from $17 to $30, and a typical roof requires two boxes of nails. The cost of these nails will add up and factor into the overall roof replacement cost.

Underlayment

As an extra layer of protection against water damage, we recommend using a durable synthetic underlayment on your roof. In case of damage to your shingles, underlayment will keep your home safe from mold, leaks and other issues caused by water. Underlayment is a code requirement, so be sure your contractor plans to install it.

Ice & Water Barrier

A quality ice and water barrier will work with your roof. Certain formulations are designed to be flexible and adhere to your roof. The ice and water barrier provides an extra protection outside the shingles to keep water from seeping underneath. Storms, snow and freeze/thaw cycles are all ways water could creep into your home. We recommend 2 layers of ice & water barrier to keep your roof and home safe. Ice & water barrier is also a code requirement, and one of the most abused codes at that. Ask your contractor about their process for applying this to make sure your home will be protected.

Starter Shingles

Starter shingles are another piece of the roofing process necessary to keep your roof free from water. They go below the main shingle and protect the seams from water, directing water off the roof instead of letting it sit and enter your home. Starter shingles are required for all manufacturer warranty claims, but they are a common product cut by contractors when trying to save time and money.

Ventilation

Like all areas of your home, your roof needs ventilation for proper airflow. Without necessary ventilation, hot air has no way to leave your attic, resulting in issues with mold and rotting materials. Ventilation will prolong the life of your roof and help with energy efficiency in your home. Be aware many unscrupulous contractors will not replace these items to lower their estimates.

Roof Flashing

Roof flashing is a way to seal joints and other vulnerable areas so that water does not become trapped. Flashing is often used around the area where the shingles meet the chimney. Roof flashing is a common item not included in many estimates, as it often requires removal of some siding or cutting back current wood or cement board siding. This is an extremely important area to be aware of, so find out how your roofing company or contractor plans to handle your roof flashing.

Drip Edge

Drip edge is the area of the roof that extends beyond the fascia. It is often overlooked by roofing companies, but when drip edge is left off, water will not properly flow into the gutters causing rotting. Not only does it improve the look of your home, but drip edge is important to keep water and insects out of your home as well.

Roof Replacement Labor

Now that you’ve added up the material costs and other considerations, it’s time to add in labor. Labor usually accounts for 60% of the cost of a new roof. If you are in talks with a roofing company that is charging very low prices, it is worth investigating. We recommend looking these companies up on the BBB and other review sites to see what others are saying.

Labor costs fluctuate because roofers go where they are needed. After big storms that cause damage such as hail storms, tornadoes or hurricanes, roofers will likely be in high demand. If you are in an unaffected area you may have a more difficult time finding a company for your roof.

Is Replacing Your Roof a Good Investment?

Although the upfront cost is steep, replacing your roof is a great investment. A new roof can increase your home's value by $10,000 - $20,000, depending on a number of factors.