How Much Does A Roof Replacement Cost? A 2024 Guide

Replacing your roof certainly is one of the larger obligations associated with home maintenance costs. Depending on the home, this could be a huge task that you may have little to no experience with.

A project of this magnitude can certainly leave you with a lot of questions, with what you should expect to pay being one of the most important ones, as well as how you should navigate such an undertaking.

This article covers what you can expect to pay based on several factors, including the variety of roofing materials you may need and the scope of the project.

How Much Does A New Roof Cost?

The cost of a roof replacement is dependent on numerous factors, some of which having more of an influence than others. Roof replacements can be a daunting project, but luckily something you typically won’t have to do more than once or twice – depending how long you live in the home. This is a project that can temporarily increase the costs of owning a home, as the price tag on a roof replacement can be anywhere from $6,700 – $80,000 depending on how much surface area there is, according to Forbes Home.

Maintaining a sturdy, functioning roof is critical to any home. These house covering mechanisms help protect the interior of a home from outside weather conditions, leaks and water damages. Leaving any damages unattended for extended periods of time may result in the need for a replacement. The price of a replacement of this magnitude varies on a multitude of factors.

Each roof replacement job has its own needs, which can easily fluctuate its cost. Consider the following factors that could affect the price of your roof replacement.

Factors That Influence The Cost To Replace A Roof

A project of this size, which can be so unique to one’s home, can vary greatly, and so can its cost. Location, pitch, labor and materials are all key aspects in every roof replacement but will not be the same for every project. Here are some factors that influence the cost to replace a roof.

Roof Size

The sizing of a roof can heavily influence the price of this project. The larger the surface area, the more materials and labor will be needed. Based on the chart, you can begin to estimate how much a replacement roof would cost based on square footage.

Roof Pitch

A roof’s pitch, also known as its slope, describes how much a roof vertically rises over every 12 inches. A roof pitch can be represented in a fraction such as “4/12”. The slope of a roof can impact the total cost of a roof replacement, as steeper roofs typically entail a higher price. Roofs with a pitch above 8/12 are considered rather steep and can cause replacement costs to substantially increase. These roofs are less accessible and are no longer considered safe to walk on. Conditions like these can add more time to the project and require a more experienced crew who can safely install or replace a roof that's difficult to stand on. Working under these conditions demands additional safety equipment to ensure a secure working environment. Steeper roofs also require different installation techniques that use more labor to ensure the shingles remain secure.

Materials

Roof sheathing is the first layer of material that lays upon a new roof. Typically made of wood, this foundation is used to adhere shingles onto. Shingles are the primary material used in assembling a new roof, however, the types of shingles and their prices may vary depending on factors like location, building codes or HOA requirements.

Depending on the pitch of the roof and how many stories it is, additional safety measures, such as scaffolding or rigging, should be implemented to promote safer conditions. Depending on the home's geographical location, and how prone it is to harsher weather conditions, roof protection barriers may be necessary to redirect water away from any pipes, chimneys or walls. Roof underlayment and other forms of deck protection are also important to keep the entire system dry.

The price of a roof replacement can also be impacted by the caliber and type of roofing materials used, specifically shingles. There’s an array of different shingles, tiles and shakes to choose from. Shingles can be made of slate asphalt and metal, wood and more, or you could opt for tiles instead of shingles. Slate copper and tile roofs are typically the most expensive options yet ensure a more long-lasting roof that’s less susceptible to leaks and damage. Asphalt and fiber cement shingles are more commonly used and may not have the same lifespan as other shingles but can significantly reduce the cost of your roof replacement.

Labor

Oftentimes labor costs depend on how high a roof is from the ground, its pitch and its complexity. When the workspace is more than two to four stories off the ground, or when the pitch is greater than 8/12, the working conditions are then deemed dangerous for anyone who would be replacing it. Safety of the installers is paramount during such large-scale tasks. Under these conditions, contractors may need to utilize additional employees to help install the roof, or external facilities like scaffolding to maintain a safer working environment.

Roof designs that accommodate extra features like chimneys, skylights or multiple peaks and valleys will slow the project down and extend the need for installation labor.

Generally, a way to cut down on any labor costs would be to complete a task entirely or partially by using your own resources. DIY projects can be a cost-efficient way of approaching home repairs, however, a project of this nature should be completed with the aid of professional contractors and construction workers. Contractors can assist you in obtaining the proper paperwork and permits required, offer valuable professional expertise, and verify the new roof is installed correctly.

Location

The geographical location of a home influences many components of a roof replacement, as some locations require more specialized materials and techniques to combat any wear and tear that could come from exposure to extreme weather conditions.

For homes that are susceptible to excessive moisture via snow, hail or heavy rainfall, materials like roof protection barriers and flashing become necessary to redirect water away from any pipes, chimneys or walls. Forms of deck protection materials are also key components to keeping the entire system as dry as possible.

In contrast, homes exposed to excessive heat and UV rays can also be subject to long term damages if not replaced properly. Hot temperatures can cause roof decking, wood roof rafters and other components to expand beneath the surface, which cause the flashing to break. When flashing breaks, the likelihood of water penetrating beneath the surface increases, running the risk of widespread mold and mildew.

While flashing and fundamental roofing components can expand in the heat, shingles can begin to shrink under these conditions. The shrinkage of shingles can cause them to blister and nails to loosen.

When replacing your roof, it’s important to consider the weather conditions surrounding your home, and make sure to use the proper materials for a strong, durable surface.

Permits And Inspections

Some cities and their respective homeowners associations may have their own regulatory requirements that you need to abide by before replacing your roof. Some of these requirements include acquiring a permit before beginning work, and scheduling inspections before, during or after construction.

In some states, building or construction permits are needed prior to major alterations, additions or repairs to the exterior of a home. Paying for permits and inspections can add to the overall cost of a roof replacement, yet it truly depends on the regulations in your city and state. Consult with facilities like your local municipalities and HOA to get a better gauge of how much this process could cost you. The price of the permit depends on the scope of the renovations, geographical location and numerous other factors, yet they can start around $460 and be as high as $2,800 or even higher.

Inspections serve as a way of making sure renovations and replacements meet code and local safety requirements. Inspections and their respective fees can add a few hundred dollars to a project but be sure to consult your contractor to be sure you have the proper documentation to begin renovations. 

Material Disposal

Depending on the roofing contractor you choose to work with, and the layers of shingles already existing on your roof prior to its replacement, your contractor may need to dispose of a large amount of previously installed shingles and materials.

Sometimes, contractors charge a fee for this service which is something worth discussing when choosing or interviewing professionals. Other times, cities allow homeowners to install new shingles on top of the old ones, however this should be confirmed by your local government officials, as some regions only allow this practice to take place in areas that don’t have heavy rain or snowfall which could add to the amount of weight your roof can withstand.

Cost Of A New Roof By Material

The type of roofing material you choose to use on a replacement has one of the biggest influences on the overall cost. Take some time to decipher the type of features your roof needs most and choose the type of material accordingly. Whether you prioritize durability, affordability or energy efficiency, there’s a roofing material that fits you and your home best.

Repairing Vs. Replacing A Roof

If or when you come across any damages to your roof, it can be difficult to determine whether it should be repaired and replaced, and one may be more eager to do a simple repair rather than replace the whole unit. The best way of deciding what next steps will be necessary will be to evaluate the size and extent of the damages. If you notice a few shingles missing or a minor leak in the attic, repairs would be the way to go, however, anything greater than this is when you should consider a replacement.

For the most part, roof repairs are only a temporary fix for a greater issue, and don't extend its lifespan in any way. Avoiding replacing a roof will result in much more frequent repairs which would likely increase in severity and wasted money. Replacing the system entirely will nearly eliminate the amount of repairs needed for years to come and will be an overall wiser investment.

Tips For Finding The Right Roofing Contractor

There are a few different types of roofing contractors: residential, roof repair and roof replacement. In the case of a replacement, be sure to do the right research to find the right contractor to take on the project. First, decide whether you’d like to hire an independent contractor or one through a roofing company. Be sure to weigh the pros and cons, such as pricing, reviews and qualifications.

Doing your own research beforehand to determine what type of roofing you’re looking for can help narrow down your search, however, no matter who you choose, make sure you feel confident in their abilities to do the best quality work on your home. Interviewing contractors prior to commencing work can help get a better idea of your compatibility. Come prepared with any questions you may have about anything ranging from availability, qualifications, quotes and estimates, financing options, references and any other questions that may come up.

FAQs: Roof Replacement Cost

Replacing your roof is a big undertaking. Here are some of the most asked questions regarding questions you may come across in the process.

How often does my roof need replacing?

Some roofs can last as long as 25 years, some 50 and some even 100, however there are some telltale signs that signal it may be time for a replacement. The condition of the shingles on a roof are a good indication of the condition of your roof. If you notice shingles are beginning to weaken, fall off, discolor, curl or buckle, this along with any other noticeable damages are grounds for a replacement.

How long does it take to replace a roof?

The time it takes to replace a roof can certainly vary depending on factors like the roof’s complexity, its pitch and how many stories it is. On average, a roof replacement can take anywhere from one day up to one week for larger projects

What’s the cheapest option for a roof replacement?

These replacements can get costly. The more complex it’s design, the more time and labor it’ll require, in turn leading to a costly project. One of the easiest ways to cut down on the cost is by using more affordable materials, one of which being asphalt shingles. For as low as 50 cents per square foot, asphalt shingles can significantly reduce the cost of a roof replacement due to their commonality and affordability.

How can I extend the lifespan of my roof?

The key to a long-lasting roof is to keep it as dry as possible. Severe weather conditions and moisture take the biggest toll on your roof’s condition. Of course, you can’t control the weather, but try to stay away from power washing or subjecting the roof to any unnecessary water. Make sure a roof and the attic is well ventilated and insulated to maintain a moisture-free environment.

Are there any financing options available for a roof replacement?

The most common way to finance a replacement would be with a credit card. It’s a quick way to fund the project yet comes with its potential drawbacks. Other ways could include taking out a personal, home equity or even a renovation loan. Each option has their own pros and cons, however if the cons outweigh the pros, consider consulting with your contractor to see if they offer their own financing or warranty options.

The Bottom Line

Replacing a roof can be a big endeavor which could be daunting at times, however, it’s something you’ll almost never have to do more than once in your lifetime on a home, so you’ll want to embark on the process with as much knowledge as possible. The price of a replacement varies immensely. Be sure to take things like location, materials, permitting costs and square footage into account before creating a budget for yourself.

Interview and consult with a few contractors before settling on one. A good contractor should be transparent and trusted to do the best quality work on one of the most important features of your home. The better the replacement, the less money you’ll need to spend on it in the future. Be sure to ask them as many questions as possible regarding quotes, financing options, permits and permissions and any other concerns you may have.

While roof replacements can get pricy and rather confusing, being aware of the necessary steps toward maintaining a dry, leak-free home will make the process even smoother, not to mention the added curb appeal. Roof replacements can also increase the value of your home. Want to learn more? Start the approval process today with Rocket Mortgage^® and tap into your home's equity.