How Much Does a Roof Cost?

You’ve found out that you need to replace your roof, but how much does a roof cost? There’s no easy answer because there are a lot of factors that can change the cost of installing a new roof. Find out how everything from the roofing material you choose to when you choose to get your roof replaced can affect the final cost as you try to finance a new roof.

How Much Should I Expect to Pay to Replace My Roof?

Each home has its own needs, and there is no one-size-fits-all cost. With that in mind, on average, a typical roofing job requires a budget of somewhere between $5,500 and $12,000.

This is only an average estimate. Roofing costs can be significantly higher depending on your home and the materials you choose to use. For a more accurate estimate that will address the unique needs of your home, speak to a contractor.

How Does Roofing Material Affect the Cost of a Roof?

Roofing materials cost money, but they’re not all the same cost. There are higher and lower quality materials that can play a major role in the final cost. It can be tempting to go with the cheapest option to save some money now, but in the long run, you could end up paying more having to deal with continual repairs and replacements that frequently come hand in hand with low-quality materials.

Roofing materials are far more than just the singles or top layer you see when it is all done. Each layer and material involved will affect the final cost of your roof. The materials that can be added to the final cost of a roof include:

Underlayment
Ice and water shield
Starter shingles
Ventilation system
Ridge capping
Flashing
Drip edge
Pipe boots

How Does the Time of the Year Affect the Cost of a Roof?

Your roof helps protect your home and keeps you feeling comfortable no matter what is going on outside, but there’s nothing above the roof to protect workers who are installing or repairing your home. That’s why most roofing repairs and installations happen during the late spring or early summer. Choosing to install a roof during other seasons can lead to additional time and labor costs as installers have to deal with the scorching summer heat or the freezing winters.

Emergencies don’t always wait for the best weather, but if you’re able to plan for when you’re going to replace your roof, avoid choosing a time where the weather will slow down or even stop the process.

Depending on where you live, you should also be considerate of a tornado and/or hurricane season. Replacing a roof requires for the existing roof to be removed, which leaves your home vulnerable to extreme weather. If you live in an area that is prone to tornados, avoid planning a roof installation from March to June. If you live in an area that is prone to hurricanes, avoid scheduling your new roof to be installed from June to November.

How Does the Size and Shape of a Roof Affect the Cost of a Roof?

Obviously, a 2,000 square foot roof is going to cost more than a 1,000 square foot roof, but it’s not just the square footage of your roof that will push your budget. The complexity of your roof (how many facets, hips, and valleys it has as well as the pitch of the roof) can all add to the final cost. Placing shingles around design elements takes more time, material, and attention than a simple roof.

What Are Other Factors that Can Affect a Roof’s Cost?

While the material, time of year, and size of your roof are the primary factors to your roof’s cost, here are a few more items that can affect your budget.

Roof Removal

Before you can install a new roof, you have to remove the existing roof. The harder it is to remove your existing roof, the more expensive installing a new roof will be.

Roof Height

The higher your roof, the more precautions installers have to take to ensure they are safe while working. If all other details are the same, a roof on a single-story building will generally be less expensive than a roof on a three-story home.

The Number of Penetrations

Penetrations are anything that pokes out of your roof. Most commonly, this will include things like plumbing, gas, and kitchen vents, but it can also include skylights and chimneys. The more penetrations your roof has, the more time and care installers are required to have. Additionally, larger penetrations, like skylights, take longer to flash and work around than smaller penetrations like a gas vent, and will add more to the final cost of your roof.

Accessibility

There needs to be a way onto your roof if a contractor is ever going to install it. The harder your roof is to access, tear off the old roof, get the torn-off materials into a dump truck, and have new materials transferred to the roof for installation, the more it impacts the final cost of your roof.

Small factors like the amount of landscaping you have around your house, how close fences are to your home, and how close a dump truck can be located to your roof can affect the final cost of a roof.

Labor

Not all roofers have the same skills and experience. This used to be one of the hardest things to judge when looking at estimates and trying to decide between contractors because it can be difficult to know if they are experienced or can provide a quality job without seeing their work. Luckily, with internet reviews, it’s becoming easier to find a quality contractor.

Just like with materials, quality matters when it comes to your roof. An experienced roofer is able to make the most out of the materials they have and has the knowledge and first-hand experience needed to deal with any problems they may experience along the way. There is always the option to replace your roof on your own, but doing it alone without a good understanding of the roofing process can take a very long time while leaving your home exposed.

Permits

Depending on the area where you live, as well as the scope of your project, you may need a permit. The price of a permit can vary, while some areas do a flat rate for any roofing permit. If it is required for your home, you can expect to pay somewhere around $255-$500 for the permit.