For a 2,000 square foot home, the average cost of replacing an asphalt roof is $7,200. This means your cost to replace a roof could be as little as $410 per square foot.
Homeowners spend on average between $4,520 and $11,000 each year on roof repairs and upgrades. Your decision about how much to spend can depend on a number of factors, including size of your home, the roofing material you choose, and the type of roof you have now.
Roof Replacement Cost
The national average cost to replace a roof is $7,220, and most homeowners spend between $4,710 and $10,480. Depending on the roof size and materials used, the installation cost can be as high as $650 per square. Before installing a new roof, you’ll need to remove your current roof.
If you are not sure if you need a new roof, or how much it will cost, we are here to help. The goal is to find you the best deal for the best results. Our in-depth analysis will help you make the right decisions for your project.
Average New Roof Cost
The average cost of a new roof can be anywhere between $4,750 and $10,450, depending on the size and materials used. Asphalt shingles are inexpensive but don’t last as long as metal, between $3,650 and $10,850 on average. Metal roofs are more expensive but last significantly longer than asphalt shingles, between $8,000 and $24,000
The price of a roof ranges from around $450 to $2,250 per square foot, depending on the type of roof material. The cheapest option, asphalt, can be as low as $400 per square, but it can be much more than that. Metal roofing is usually the most expensive option, starting at $850 and going up as high as $2,250 per square.
New Roofing Cost Factors
The following are some considerations that will influence the cost of your roofing project:
- The roof’s size.
- The roof’s pitch.
- The roofing materials used.
- Where you live.
- The impact of local building codes.
- Additional features on the roof, like chimneys, skylights, and ventilation pipes.
Cost to Re-roof a House
The total cost to re-roof a house with new shingles ranges from around $4,717 to $15,700 which includes removing and replacing the roofing, labor, and replacement materials. The cost of materials alone ranges from $3,250 to $10,820.
Expect to pay between $1,477 and $4,900 to remove the old shingles or between $130 and $550 for each roofing square. The cost of removing and disposing of the old roofing material is factored in. You could be charged an additional $1,100 to $10,100 if your roofing contractor finds structural difficulties in the rafters after removing your old roof.
Roofing Labor Cost Per Square
Roofing labor costs typically range from $1.50 to $3.00 per square foot, depending on a variety of factors. If your roofing contractor proposes on a 10×10 area, their labor prices will be between $150 and $300 per square, multiplied by 100. The typical roof is 17 squares, or around 1,700 square feet, according to the US Census.
Roofing Cost Per Square Foot
Asphalt shingles cost between $350 and $550 per square, metal or tin roofs cost between $650 and $1,250 per square, and concrete or clay roofs cost between $1,250 and $1,850 per square. Add $130 to $550 per roofing square for previous roof removal if you’re replacing your current roof.
While costs vary depending on the material used for your roof, they are usually figured out on a cost per square foot basis. Replacement costs for a steel roof may be as high as $1,250 per square, which is why it’s important to get the right quote for your roofing materials.
The term “per square” refers to the price of a bid for the total materials plus the total labor for a roof project. The concept “per square” is also used to indicate a 10×10 area while looking at roofing materials prices (100 square feet).
Cost to Tear Off & Replace Roof
The chart below is showing the cost to tear off and replace an asphalt roof.
House by Square Foot
Roof Shingles Cost Estimator
Shingles come in a wide variety of materials and styles. Most people think of asphalt shingles as shingles, but this category also includes concrete shingles, clay shingles, slate shingles, wood shingles, and metal shingles.
Cost to Reshingle a Roof
The average cost to reshingle a roof is between $4.100 and $10.100. There are many different types of roofs for your home. Some roofs are made out of asphalt, and some are metal. Reshingling with asphalt is the most popular, followed by metal. Clay and solar are considered to be more expensive.
Cost to Replace Asphalt Shingle Roof
The cost of replacing an asphalt roof with new shingles ranges from $5,500 to $9,100, or $7,220 on average for a 2,100-square-foot home, not including the removal of the old roof. Whether a composite asphalt shingle roof or a fiber cement (concrete) composite shingle roof is installed, the cost will vary.
For a 1,500 square foot home, removing the previous asphalt roof will cost $7,860 and installing a new one will cost $24,960, both of which are less expensive than installing concrete shingles.
The average cost for a metal roof is about $11,150, but there is a wide range of prices for metal roofing products. Most homeowners spend between $7,868 and $14,422, depending on the size and slope or roof and the materials chosen. Prices for metal roofs vary between $610 to $1,210 per square installed, with many choosing a more durable roof like a metal one.
The average cost to install a new tin roof is $10,550, with most homeowners paying $865 per square. Some modern roof systems are now made of steel and covered in a tin-plated coating. The modern tin roofing material is called Terne and is the standard choice for commercial rooftops.
The average cost to install a steel roof is around $12,350, or $1,125 per square. That means a good quality stainless steel roof can last more than two decades, you can expect to spend around $18,650 or $1,650 per square.
Copper roofing is generally an expensive option. Since it is installed less often, therefore the labor costs tend to be higher than with other roofing products, around $30,650. The price typically ranges somewhere between $1,510 to $2,100 per square. Roofers don’t have a lot of experience in this type of product and installation can be time-consuming and costly.
Copper is the roofing material that is most expensive to install but is generally the least expensive roofing solution available. While it may take a little more work on the part of the installer, installing copper is a relatively easy way to improve the overall look of a home and to reduce energy bills.
Roof Tile Replacement Cost
The average cost of roof tile replacement is between $1,420 and $1,620 per square foot, depending on the type of roofing used. Roofing can weigh a lot and you’ll pay an extra $1,100 if the whole framing needs to be upgraded to support the added weight.
Clay roof tiles are a little bit higher in cost than average entry-level copper roofs. The price of a square is around $1,550 and the average installation cost is between $15,500 and $45,500 depending on your roof size.
Concrete tiles are generally more expensive than clay tiles, and their installation is usually quite costly as well. The average price tag is $1,500 per square foot for new installations and an average cost of $22,550-$30,500 per roof.
Spanish roof tiles are a bit more visually pleasing than their concrete and clay counterparts, and they usually come with a little more style. With new, high-quality tile, you can expect to pay around $1,400 to $1,800 per square foot (depending on your region). First-time installations cost approximately $1,050 per square foot. However, you can expect to save on costs by replacing the entire roof.
Slate roofs can be quite expensive to install. The national average cost is $22,100 to $37,100 with most homeowners spending from $14,800 to $44,400. Slate roofing can be up to $1,450 per square foot for materials and professional installation. However, since they are natural stones and last up to 200 years if the roof framing is intact, there’s no real reason to spend that much on a roof if you already have a good one!
Wood or Cedar Shake Roof Cost
The national average for wood or cedar shake roofing is around $12,100 to $16,100 or around $850 per square foot. That price includes installation. And the roof will last between 30 and 40 years on average.
Woodshake is the natural alternative to concrete in a wide variety of situations. This includes decks, patios, pools and gardens. It’s also known as a wood shingle because it can be made from a shingle that resembles the traditional wood siding. The type of wood that you choose can make a big difference in the price of the shingles and the overall appearance of the finished product.
While they are most commonly made from cedar, followed by spruce and treated pine, you can also get synthetic cedar shake like Brava Cedar Shake from Brava which have a 50-year lifespan and require no maintenance.
Flat Roof Replacement Cost
Depending on the roofing materials you choose, a flat roof replacement can cost anywhere from $80 to $450 per square foot. Layers of plastic or rubber are placed down over a flat roof and sealed by melting with a blowtorch; or a compound is sprayed over the full surface of the roof to provide a weatherproof finish instead of sheets of metal, shingles, or tiles. Flat roofing systems can also help to reduce heat loss via the roof.
- Modified Bitumen Roof Cost – Modified bitumen is an asphalt material that has been strengthened with polyester or fiberglass matting to extend its service life. On a flat or low slope roof, Bitumen costs between $160 and $480 per square foot.
- PVC Roof Cost – PVC membrane roofs are implemented in length and width ranging from 6′ to 18′ wide and are usually laid on top of an insulation board. Additional edge fastening may be required, resulting in a minor increase in labor costs, bringing the total cost of roll roofing to anywhere between $90 and $150 per square installed.
- Built-Up Roof – After a few layers of sheet ply are set down on a built-up roof, they are fused together with melted asphalt, allowing the top layer to be a brighter color to reflect heat rather than absorb it. The price per square foot ranges from $70 to $120.
- Spray-On Roof – Polyurethane solution can be applied properly for as little as $34 per square, acrylic for $64 per square, or the luxury choice of silicon spray for $120 per square or more with a spray-on roof.
- TPO Roofing – Costs $560 to $960 per square or $5.60 to $960 per square foot to install. Thermoplastic polyolefin roofing, which isn’t really plastic but rather a rubber, comes in rolls that are 6′ or 6’6″ wide and 100′ long, as well as 3′ wide edge rolls and 12′ wide commercial or big roof rolls.
- EPDM Roofing – EPDM roofing costs on average $750 per square for supplies and $1,150 per square installed across the country. It costs $950 per square for the 0.45 loose membrane and $1,450 for the 0.60 adherent membrane, plus $550 per square for the glue or $650 per square for the adhesive applied.
A Tesla solar roof costs between $52,000 and $70,600, with an additional $17,100 for two Powerwall batteries, based on $21.85 per square foot. Solar tiles will provide around $49,000 in free energy over the course of 30 years, and homeowners can receive a 30% government tax credit on the installation cost.
- +$49,000 Value of energy generated over 30 years
- $17,300 Net cost over 30 years
With Tesla solar roofing tiles, you’ll need to consult for installation and labor charges, which are expected to be between $8,000 and $10,000. The calculations are based on a roof area of 2,160 square feet. Google Project Sunroof provided the data.
Any calculations for your new roofing system may include the requirement to replace flashing, soffits, sheathing, repairs around skylights, mold removal, structural strengthening, or repairs that won’t be discovered until the roof is exposed or evaluated by an expert.
The roof pitch is a term used to describe the angle (in degrees) of the slope of your roof. Generally speaking, the slope of your roof can be anywhere from 4/12 (18.4 degrees) to 9/12 (36.9 degrees).
- Slope – Slope is the ratio of the vertical rise to horizontal run on the roof. The ratio is always shown in inches.
- Pitch – Pitch is the amount of rise over the span of a building’s roof. It is typically calculated as the rise divided by the span.
Garage Roof Replacement Cost
The cost of replacing a garage roof ranges from $1,000 to $2,500, depending on the size, pitch, and materials used. A new roof for a 280 square foot one-car garage costs $1,000 to $2,000, and a new roof for a 400 square foot two-car garage costs $1,500 to $3,200, depending on whether it’s asphalt or metal.
The garage sizes used for the table above are:
- 1 car – 12’ by 12’ (280 sq. ft)
- 2 car – 20’ by 20’ (400 sq. ft)
- 3 car – 36’ by 24’ (840 sq. ft)
The costs you see in your neighborhood will vary depending on where you reside, the time of year, and the roof pitch. If you were looking for the price of a new roof for a detached house or workshop of equal size, these pricing would be the same.
Calculating Patio Roof Costs
Installing a new patio roof can cost anywhere from $1,037 to $2,445 depending on the size and materials utilized. A small living room patio with asphalt roofing would set you back $605, but a huge outdoor dining patio with a metal roof will set you back $3,712. Two of the four most frequent patio designs are normally considered large enough to merit a roof:
- Living room patio – Average size is 16’ by 18’ – 288 square feet
- Outdoor dining patio – Average size is 12’ by 14’ – 168 square feet
Cost to Replace a Shed Roof
The average garden shed is 10′ x 12′, or 120 square feet, and installation costs $430, or $3.60 per square foot. To replace a shed roof, add another $200 for the removal of the existing roof, for a total of $630.
On average, it costs $4,320 to $7,608 to replace a 1,000 square foot townhouse roof. Replacement of metal townhouse roofing costs between $9,600 and $13,944.
Mobile Home Roof Replacement Cost
On average, a single-wide home roof replacement costs $1,500 to $5,000 for asphalt and $2,000 to $10,000 for metal for a 600 to 1,300 square foot single-wide home. For a single-wide mobile home, a roof-over costs $1,000 to $2,000. Using higher-end materials is more expensive. A roof over is when a new roof is installed over an existing roofing system. Due to weight limits, roof-overs are not possible on all manufactured homes.
RV and Travel Trailer Roof Replacement Cost
According to CoachSpecialist, the average cost to replace an RV roof is around $300 per linear foot. This number varies from $6,300 to $9,900 depending on the make, model, age, and condition of the RV. RVs come in a wide variety of sizes, and are often organized into different classes.
- Class A – 21 to 45 ft long
- Class B – 16 to 25 ft long
- Class C – 20 to 35 ft long
Bay Window Roof Replacement Cost
A typical bay window roof extension costs around $400 and typically spans 84 inches of width. It is typically 5′ long and extends another 6″ above your existing window frame. This allows for another 12 sq ft of living space. The price for architectural asphalt shingles, clay tile, and copper roofing can be seen in the chart below. You might have to do more besides installing a new roof:
- Remove the old roof
- Install flashing
- Install plywood sheathing
- Replace roof decking
- Pay for permits
Cost to Install Flashing on Roof
The cost of installing a flashing on your roof depends on the size of the area to be covered. Depending on the type of roof, the type of material, and the age of the flashing, the overall cost can range between $250 and $550 per roof. The biggest issue for roofing contractors is whether the flashing needs to be replaced completely or can be reused for the new roof.
Cost to Install Plywood Sheathing or Replace Roof Decking
In a 2,400-square-foot home, roof decking replacement costs between $1,100 to $1,600. It will take about 75 sheets of plywood sheathing, which will cost between $15 and $22 each sheet. For an average price of $600, a smaller 1,100 square foot home will only require roughly 34 sheets. Plywood for roof sheathing is commonly available in 4′ by 8′ sheets that are 11/32″ or 3/8″ thick.
Cost to Replace Tile Roof Underlayment
The average cost to replace tile roof underlayment is between $0.33 and $0.71 for both materials and installation. To put this in perspective, for a 2,400 square foot roof, you can expect to spend $792 to $1,704.
Roofing underlay comes in a variety of forms—some are tacked or stapled, while others are self-adhesive—with prices ranging from $0.18 to $0.49 per square foot for materials only. Labor costs range from $0.15 to $0.22 per square foot, depending on the type of underlay.
Depending on where you live, a roofing permit costs $150 to $500. A permit is usually required for roofing repairs that go beyond an area of 60 to 80 square feet.
Roof removal costs vary depending on the size of the house. For example, a single story home can easily cost you as little as $1.63 per square foot and up to $3.96 per square foot for a 3-story townhome. Most homeowners spend between $1,500 and $3,000 total when hiring a professional roof removal company. The cost is driven up by high-end materials such as slate or other stone tiles which are heavier.
Additional roofing structure issues may be detected by your roofing contractor on older properties or homes that have been hit by strong storms, which might result in an additional cost of $1,000 to $10,000 for the project. It’s possible that you won’t see this as a distinct fee in your roof replacement bid; instead, it’ll state it’s included.
The national average repair cost for a roof ranges from $225 to $1,500, with most homeowners spending between $300 and $500 to fix the leaky roof. This could save you money in the long run by not having to call a professional every time you need to repair your roof. If your roof is in need of repair, the typical cost to fix is around $7,211. In addition, if your roof is more than 20 years old, you’ll likely need to do some additional work to ensure that it lasts.
Roof Repair vs. Replacement
Your roof could be in good condition, and not leak, but if it’s more than 20 years old, you can prevent an extensive amount of damage to the interior of your home and its contents by having someone come out to check on the situation:
- Curled shingle edges, cupped or broken shingle tabs
- Where granules are lacking, there are bald patches.
- It’s at least 20 years old that your roof was installed.
- The roof appears to be weathered and aged.
- Airborne algae create dark stripes.
Cost to Redo a Roof with a Different Type
If you’re planning to replace your asphalt roof with a type that’s heavier than asphalt, such as slate or stone tile, you might need some additional strengthening of the rafters and joists in the roof framing structure to support the additional weight.
The average repair costs range from $500 to $1500. Adding on the price of a new roofing material and hiring a crew, it’s no wonder that a homeowner might balk at hiring someone to complete the task.
Lifetime warranties on roofing products are typically only found on top-of-the-line roofing systems, and they usually apply only to certain types of materials. For instance, many roofing warranties are 25-years, but a small subset of roofing material manufacturers provides a lifetime warranty which typically applies to high-end products.
Make sure you check with your insurance broker before beginning a project. It might help to make the process a little simpler and more affordable to save you a little cash.
Roofing Insurance Considerations
After high winds or severe hailstorms damage tiles in your area, inexperienced roofers are going door-to-door trying to convince you to let them replace the roof. They will help the insurance company. You can forget about the warranty if the company disappears within a year or two.
The roofing contractors who are trying to sell you their services may not be legit. Some are honest and some are not. Many good roofing contractors exist. Quality work is provided by some roofing companies. Some roofing contractors are not good. A lot of roofing contractors don’t do things right.
The roofer you choose should check online reviews, reputation, plus longevity before you pick them to fix your roof. No matter what price is on the table at your door, always take the time to get a second opinion about a roofer’s professionalism and expertise before you sign your life away.
The amount of your home insurance will go up after a claim. If your roof can be replaced with asphalt tiles, it might be worth paying for yourself. Over the next five years, you’ll be paying a deductible.