How Much Does Roof Replacement Cost in 2024?
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When it starts raining in the kitchen, it’s time to think about roof replacement. This vital project costs between $5,727 and $12,418, with a national average of $9,072.
Highlights
- Roof replacement can cost between $5,727 to $12,418, with a national average of $9,072.
- The main factors affecting roof replacement cost are roof size, materials, labor, and geographic location.
- It’s worth homeowners considering roof replacement if the current roof is over 20 years old, is sagging, has significant weather damage, or has visible mold growth.
- Homeowners are advised to let a professional roofer handle roof replacement unless they have experience with this project and already own the necessary tools, materials, and supplies.
Roof repair isn’t a project that any homeowner looks forward to, but roof replacement cost is even less appealing. Maintenance and care will prolong the life of any roof, but sooner or later the shingles and flashing will wear out and it’ll be time to replace the whole roof to protect the integrity of the structure and prevent damage and hazards. Replacing a roof can be expensive, with the average homeowner paying anywhere from $5,727 to $12,418 and the typical national average cost sitting at $9,072, according to HomeAdvisor and Angi. However, roof replacement is such a fundamental part of a home’s structure that the cost is understandable, as is the specialized labor needed. Several factors can raise or lower the cost of new roof materials and labor, so doing some research before needing to do an emergency repair or replacement is a good plan for homeowners.
Factors in Calculating Roof Replacement Cost
Some basic components will affect the cost to replace a roof. Some of these are outside of the homeowner’s control, including geographic location, weather, and the size of the roof. Other items, such as the materials, can make a massive difference in the overall cost and are within the homeowner’s control.
In the process of calculating the project budget and review estimates, the unfamiliar term “roofing square” is likely to come up. This is a unit of measure unique to roofing that makes it easier for roofers to calculate ordering and material costs. A roofing square is a 10-foot by 10-foot section of the roof or 100 square feet. When discussing the price per square foot, the number usually includes the cost of the roofing material, supplies, protective elements, waste removal, and labor. Some roofers still use a per-square-foot measure, so homeowners will want to be clear about the units the contractor uses while discussing the cost. If it’s helpful, homeowners can refer to an online roof replacement cost calculator for a rough estimate.
Roof Size and Pitch
The size of the roof will determine the cost of supplies, permits, and labor. A new roof on a 1,000-square-foot house costs an average of $4,000 to $5,500 while the cost to replace a 3,000-square-foot home’s roof can rise to an average of $11,200 to $16,000.
In addition, the pitch, or steepness, of the roof can add to the cost. Perfectly flat roofs require extra structure to support. Steeply pitched roofs require additional safety considerations and make them more challenging to navigate. Some very steep roofs may require scaffolding for the contractors to work safely. Additionally, the pitch determines the type of structure that needs to be installed underneath the shingles, adding to the cost. The shape of the pitch can change the cost per square foot as well.
The average cost of roof replacement based on house size is listed in the table below.
| House Size | Roof Shingles Cost |
| 1,000 square feet | $4,000 to $5,500 |
| 1,100 square feet | $4,200 to $6,000 |
| 1,200 square feet | $4,500 to $6,500 |
| 1,500 square feet | $5,500 to $8,000 |
| 1,600 square feet | $6,000 to $8,500 |
| 1,700 square feet | $6,500 to $9,000 |
| 1,800 square feet | $6,700 to $9,500 |
| 1,900 square feet | $7,000 to $10,000 |
| 2,000 square feet | $7,400 to $10,500 |
| 2,500 square feet | $9,000 to $13,000 |
| 3,000 square feet | $11,200 to $16,000 |
Roof Material
The choice of shingle type or alternate materials probably has the largest overall effect on the cost of reroofing a house and, in most cases, is the choice that a homeowner can actually control. Splurging on luxury materials can mean the roof lasts longer or adds value to the home, but there are plenty of affordable options as well. Basic asphalt shingles typically cost between $2,000 and $4,000 for materials, while luxury copper can cost as much as $40,000 or more. Each material and its average cost is discussed in a section below.
Number of Stories and Roof Accessibility
The height of the home will affect the overall roofing replacement cost. This is a simple factor of time and labor: a single-story home requires less harnessing, fewer ladders, and less time climbing up and down ladders with heavy supplies. A home surrounded by stone walls or large foundation plantings can increase the cost of roof replacement, as the access to the roof is limited to where the roofers can safely place their ladders.
Roof Features
Many of the features that make a home uniquely beautiful and customized—skylights, bay windows, and dormer windows—increase roof replacement cost because of the additional flashing and waterproofing cuts necessary. Bay windows cost more than traditional windows, and replacing the roofing on a bay window also adds to the roof replacement cost. Skylights cost about $150 for a fixed model, plus an additional $500 for installation—an operable or unusually shaped skylight will exceed this cost. Chimneys can cost as much as $5,000 to replace or between $1,000 and $3,000 to partially rebuild. Plumbing vent stacks, and HVAC openings and vents can also add to the new roof cost as the flashing and caulking around these fixtures adds time and materials to the project.
Labor and Permits
On average, labor will cost between $150 and $300 per roofing square ($1.50 to $3 per square foot), contingent on the style, pitch, and accessibility of the roof. Expect labor costs to be on the higher end if the roof has a steep pitch or the roof has an unusual layout. The labor cost will comprise approximately 60 percent of the total project cost, and materials make up the other 40 percent. In most towns and cities, homeowners need a permit to replace a roof so that the town inspectors can make sure that the new roof meets local code and is safely installed. Permit costs vary, but permits are not negotiable or optional. Homeowners will want to check their contract: A professional roofer may be able to pull the permits and include the cost in the total, or the homeowner may need to go to the town offices to request and pay for the permit and schedule the inspection.
Geographic Location
How much does a new roof cost? As with most construction projects, the cost varies by the home’s location. Places like Florida and the Pacific Northwest will have higher roofing costs: Florida because of the materials needed to withstand heat and hurricanes, and the Pacific Northwest because of the amount of rainfall that requires roofs to be truly watertight. While the house’s location isn’t something the homeowner can change, it’s a good idea for them to seek out multiple estimates to see the average in the area. Homeowners can search for “roof replacement near me” to get a sense of local pricing.
| State | Roof Replacement Cost |
| Arizona | $10,000 to $20,000 |
| Arkansas | $2,500 to $9,000 |
| California | $12,000 to $28,000 |
| Colorado | $6,300 to $12,300 |
| Florida | $8,000 to $16,500 |
| Illinois | $6,000 to $13,000 |
| Massachusetts | $5,400 to $10,700 |
| Michigan | $6,550 to $11,900 |
| New Jersey | $5,800 to $10,000 |
| Texas | $4,400 to $16,000 |
Additional Costs and Considerations
Beyond the basic costs, there are some other factors to consider when planning roofing replacement or repair. These elements can affect the overall cost of the project, so homeowners will want to include them when budgeting.
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Layering vs. Old Roof Removal
While a new roof can sometimes be placed on top of an existing layer, if the current roof is badly damaged, structurally unsound, or already layered, the old roof will need to be removed and disposed of. To budget for the average cost to tear off and replace a roof, homeowners will want to add an extra $1,000 to $1,500 to the replacement cost. The cost will also vary based on the material of the current roof. Should the contractor discover old or rotted timbers, the replacement cost for those can run between $1,000 and $10,000. Removal of some roofing materials, such as asphalt shingles, can be a DIY job. Still, it’s difficult to work while balancing on a sloped roof, and the savings may not be worth the risk, as removal is often bundled into the cost of the replacement.
Roof Replacement vs. Repair
Because the average roof replacement cost is substantial, it’s tempting for homeowners to keep patching over roof damage, and sometimes that’s fine—a repair is all that is needed. But when is a repair not the right call? It depends on the severity of the damage. A few torn or broken shakes or shingles from a storm or tree branch is an easy and inexpensive fix, and performing the roof leak repair promptly will actually protect the rest of the roof and extend its life. The patch may not match perfectly, but especially if the roof is reasonably new, it’s worth putting in a tidy patch and avoiding replacement costs for another 10 or 15 years. Repairing individual leaks in a roof costs about $360 to $1,550.
A middle-of-the-road option is partial reroofing if only one part of the roof is badly damaged and needs to be replaced but the remainder of the roof is still in good condition. Homeowners will want to keep in mind that materials may cost more per square foot with partial reroofing than for full replacement, but the total cost savings are still likely to be significant.
If the entire roof is showing wear or leaks in multiple locations, it’s time to replace the whole roof. Also, homeowners who plan to sell their home in the next few years and can’t find material that precisely matches the existing roof for a patch or repair will want to consider replacing the entire roof. An obviously patched roof may lower the selling price of the home if buyers see evidence of a leak or damage in one location.
Full vs. Partial Roof Replacement
Depending on the extent of the damage, homeowners may wonder whether they need to repair or replace their roof. In some cases, partial reroofing may be an option to save some money up front. If the back of the roof is badly damaged, but the front is still intact and has years left, it might make sense to replace only the back. This is actually more expensive per square foot than a complete replacement would be, as many of the costs (permits, removal costs) remain the same regardless of the area of roof being replaced, and it may not be possible to get as good a price on materials. If, however, it isn’t financially feasible for a homeowner to replace the entire roof, paying a little more per square foot to replace only the portion that needs it can be a great option.
Roof Inspection
In some localities, the building inspector may need to inspect the roof at several points during the process (for example, to ensure that flashing is up to code before shingle installation). Some inspectors charge for this, and typically roof inspection costs around $120 to $321. Plus, the hurry-up-and-wait for multiple inspections can cause delays and problems with scheduling, causing an increase in the labor cost overall.
Underlying Structural Repairs
Homeowners will want to consider the roof that’s presently in place. If it’s just old and needs replacement, the project should be reasonably straightforward. If, however, there are holes, leaks, or pest problems, there’s likely some damage to the underlying structure. This may mean that the plywood underlayment or the structural beams that support the roof will need to be repaired or replaced. This can add to the total project cost. In general, most roof repairs cost between $364 and $1,556. Pest control for a roof can cost $200 to $600. Structural issues are more expensive to resolve. The older the roof, the more homeowners will want to budget for repairs.
Cleanup and Disposal
Whenever an old roof is removed, that material has to go somewhere, and there will be a lot of it. Homeowners will want to budget for additional labor costs for this part of the project. Many state and local entities have rules regarding the disposal of asphalt shingles or any materials that may be hazardous. The contractor may need to arrange for a dumpster on-site, so homeowners can expect a charge for general material disposal fees.
Homeowners Insurance Coverage
Homeowners often turn to home insurance when deciding how to pay for roof repairs. While homeowners insurance may cover roof replacement in some circumstances, this typically does not include general wear and tear. But if the roof has been affected by severe weather, fire, damage from a vehicle or aircraft, vandalism, or another covered peril, the homeowner could be in a position to have some or all of the costs covered by insurance, less the deductible. Ami Feller, owner of Roofer Chicks, advises, “Homeowners should be careful though—many insurance carriers require the damage to be addressed within a year of the weather event—so if you wait too long, you might not have coverage. It’s good to know what your particular insurance company requires so that you are aware of any claim-filing deadlines.”
Roof Warranty
If the current roof is under a contractor or manufacturer warranty, this may help to mitigate some of the cost of repair or replacement. Unfortunately, in some cases these warranties may only apply if the actual shingles are found to be defective in some way or were installed improperly. The specific terms will be laid out in the warranty or can be confirmed by the company. For homeowners who have a home warranty, there could be a better chance of coverage for roof repair. Home warranties are designed to fill the gap left by insurance coverage, so while they won’t cover something like hail damage, the best home warranties for roofs (such as a policy from American Home Shield or Choice Home Warranty) may cover general wear and tear. Again, coverage will depend on the company and the plan, so homeowners will want to get in touch with a representative from the warranty company to ask whether their home warranty covers roof repair or replacement.
Roof Replacement Cost by Roof Material
In some cases it is worthwhile for a homeowner to upgrade the current roof from the builder-grade shingles that were originally installed. While it’s usually possible to change out the roof’s material, there can be additional costs, as heavier materials require stronger structure underneath. Roof replacement contracts generally include the total cost of removing the previous roof layers, shoring up any framing that needs strengthening, applying the appropriate backing, waterproofing and weatherproofing material, and covering the roof with the selected shingles.
| Roof Material | Roof Replacement Cost |
| Asphalt | $5,800 to $12,700 |
| Metal | $5,600 to $16,400 |
| Stone or Slate | $5,500 to $22,700 |
| Tile | $8,400 to $25,000 |
| Wood Shake | $16,000 t0 $27,000 |
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Asphalt Shingles
A basic asphalt roof, which is the most common, costs an average of $5,800 to $12,700 to install. Asphalt is a popular roofing material for its durable and lightweight qualities, as well as being among the most affordable. Other materials are more labor intensive to install and more expensive to acquire, so the cost can ramp up swiftly. However, homeowners comparing the costs of a metal roof vs. asphalt shingles will want to keep in mind that while shingles cost less up front, they may be pricier to maintain over time.
Metal
For homeowners in areas with extreme climates, metal roofs can be an attractive and resilient option. Traditional metal roofs cost between $5,600 and $16,400 and allow heavy snow to slide off, are impervious to insects, develop a lovely patina over time, and are an excellent long-term investment. The cost for a standing seam metal roof are slightly higher at $13,600 to $20,400, due to the more complex design. Metal roofs can also help homeowners save on roof cleaning costs as they are less prone to mold and other buildup than other materials. Copper roofing is a luxury option and will raise the cost to an average of $40,000.
Stone or Slate
The most costly type of roofing material, natural slate provides a stunning, luxurious finish to a home. Installing slate roofing on an average-size home will cost between $5,500 and $22,700. In some cases costs can reach as much as $44,000. Slate is durable and provides some insulation value. A synthetic slate product is available with similar qualities for a slightly lower cost ($12,000 to $30,000). Slate is often used on larger homes but can make an attractive statement on smaller homes as well.
Tile
While the average cost of a tile roof is $8,400 to $25,000, there are many options for homeowners who choose tile as their roofing material. From sturdy concrete tiles ($8,000 to $22,000) to clay tiles, which are often hand-shaped ($13,000 to $30,000), tiles offer homeowners the ability to customize their homes’ appearance. Tiles are sturdy, long lasting, and easy to repair or replace but require a larger upfront investment. If the existing roof was made of a lighter material, plan on spending more to add structural support to the roof before installation—tiles are heavy.
Wood Shake
Wood shake roofs are attractive, natural, and traditional and cost between $16,000 to $27,000. While this roof is easy to repair if a shingle is damaged, wood’s natural properties mean this roof requires a lot of maintenance. It will break down faster than synthetic or man-made materials, requires treatments to resist insects, is prone to mold growth, and is a greater fire risk than other materials.
