Introduction: For many homeowners, the prospect of replacing a roof can seem daunting, not only because of the complexity of the task but also due to the financial investment involved. Many homeowners do not realize that the roof is considered part of the home’s foundation. Making it one of the SHINGLE most important home maintenance projects you can undertake. (Too much? Fair enough.) On a more serious note, due to the inherent dangers of working on steep pitch roofs and the need for skilled labor, roofing replacement projects are often the most costly investment a homeowner will make. Knowing what can influence the cost of a residential roof replacement is vital for making informed decisions and planning your budget effectively. We tackle this common homeowner question head-on, highlighting the critical elements that impact roofing costs.
1. Roof Size and Slope The size of your roof is the primary factor that will affect the cost of replacement since roofing materials are sold by the roofing square (100 square feet). The average home in a metropolitan or greater metropolitan area is around 30 squares. Additionally, the slope or pitch of the roof can impact costs; steep slopes require more safety equipment, time, and labor, increasing the overall price. Most houses under a 7/12 pitch are considered “walkable.” This does not mean that they are safe to work on OR that safety harnesses should be neglected. It simply means that the average person would not have to rely on the rope itself to keep them on the roof and could navigate the installation with relative ease. On the other hand from a 7/12 and up the roof installation becomes significantly more dangerous and additional charges per pitch or per pitch ranges (depending on company) will incur additional costs. 11/12 and up are considered VERY steep roofs that challenge even the most skilled roofing professionals’ ability to navigate the roof speedily or safely. Example: The average staircase in a home will have a rise of about 7/12 or 8/12. Imagine putting a slide on the stairs and having to carry 60-80 pound bundles shingles up them all day!
2. Material Selection Roofing materials vary widely in cost, durability, and aesthetic appeal. Asphalt shingles are among the most affordable and popular choices. Asphalt shingles, while sold as a limited lifetime product, have an average life span of 10 – 20 years based on market and can be readily found all over the country. These are cost friendly solutions for homeowners who are budget conscious, don’t intend to stay in their home for very long, or have the means to replace the roof more often than the average homeowner. Materials like slate, tile, or metal offer longevity at a higher initial cost. These products are beautiful, durable, and long lasting. But they also take a tremendous amount of skill to install correctly – that the average roofing contractor just doesn’t have available. If you are considering specialty/premium roofing products, be sure to carefully vet your contractor and pay close attention to their references and warranties on such roofs. These projects often start at 3 times the cost of asphalt shingles and can easily go up from there. The good news is these products (when installed correctly) should be the last roof you ever put on your home. (Barring an Act of God.) Synthetic Roofs can be a great option as well! Products like F-Wave, DaVinci, and Euroshield Rubber Roofing all offer specialty style roofing products with enhanced protection against storms damages. With Euroshield Rubber Roofing leading the pack with their HAIL PROOF GUARANTEE. These products are usually a happy medium for homeowners who want long term protection without the price tag of traditional specialty roofing. And finally, bundling a roof with solar can be a great way to offset costs through tax credits and energy savings. These opportunities WIDELY vary depending on state and should always be discussed with your tax professional to confirm the validity of any potential savings or credits you are offered!
3. Removal of the Existing Roof If your new roof requires the removal of the old one, this will add to the project’s cost. The more layers that need to be removed, the higher the labor and disposal fees will be. A roof on your new construction home will be significantly less costly than a 1950s home with a layer of cedar shake and 2 layers of shingles. Whether you know your roof has multiple layers or not, always confirm extra layer tear off pricing and additional dumpster pricing prior to the start of the roof replacement project to ensure you are being fairly charged.
4. Roof Accessibility Ease of access to the roof can influence the cost. Roofs that are difficult to access due to landscaping, fences, or other barriers may require additional labor or equipment, such as cranes, to safely transport materials and debris, which can raise the price. In some areas, the roofing suppliers roof load the shingles. If you do not have a paved access to the home, this could require a lengthy walk with the materials as well as additional labor for the crew to hand load the roof material. Additionally, if you have valuable plants or yard furnishings that are not able to be moved, special protective barricades may need to be constructed on site to ensure there are no damages caused. This can significantly slow the construction process and incur additional costs. Read more about how to know how accessible your roof is here:How Do I Know How Accessible My Roof Is?
5. Structural Repairs During a roof replacement, hidden damage to the roof deck, rafters, or trusses may be uncovered. The extent of this damage and the required repairs can significantly affect the cost, as this may not be apparent until the project is underway. Most municipalities also require permits for roof truss repair, meaning if rafter/truss damage is uncovered after the roof replacement has begun, the crew may be required to stop work until the appropriate inspection process is completed. Make sure to have your contractor check the attic for damages and code compliance to potentially avoid these surprises during installation.
6. Underlayment and Ventilation A high-quality underlayment is essential for waterproofing and protecting against the elements, while proper ventilation is crucial to prevent moisture buildup and extend the life of your roof. Upgrades in these areas can increase the cost but may be a wise investment for the longevity of your roof. If your roof system lacks intake or exhaust ventilation your roof will not qualify for manufacturers warranties. This is because the lack of or irregularity of the airflow in the attic space will prematurely “cook” the roof and in some cases even the decking. If the intake ventilation is inadequate or covered by insulation, this can lead to major condensation issues. Condensation issues in an attic can cause widespread water droplets that will leave coffee colored stains throughout the house. You should also be sure that your contractor has not installed “competing vents” along the same ridgeline. You should not have power attic fans AND ridge vent – this is a common error found on roof installations.
7. Labor Costs The cost of skilled labor will be a considerable part of your roofing project’s budget. This varies by region and can be influenced by the demand for roofers at the time. Choosing experienced professionals ensures the quality and durability of your roof, which can save money in the long term. Read more to understand The Essential Investment: Skilled Labor for Your Residential Roofing Project
8. Warranties and Service Plans Opting for extended warranties and service plans can add to the upfront cost but offer peace of mind. These plans can cover future repairs and regular maintenance, potentially avoiding costly issues down the line. While most asphalt shingles and even specialty or designer products are sold with “Lifetime Warranties,” these warranties tend to rapidly decrease in their value after the first 5 – 10 Years and generally only cover the asphalt roofing materials – NOT the accessories, underlayments, dumpster fees, or labor. Many contractors offer extended workmanship warranties (Like the American Commercial Roofing, Inc. 30 – Year Workmanship Warranty) and/or have certifications with the manufacturer’s for extended non-prorated warranties (Like the Malarkey Emerald Pro Warranty 50 – Year Non – Prorated Warranty that guarantees the contractors workmanship AND the materials used.) If you are looking for best in class warranties off the shelf – we recommend Malarkey Roofing Products for asphalt roofing shingles, as their Vista and Legacy lines come with 15 and 20 year non-prorated warranties straight off the shelf. For those who REALLY want to install their last roof ever we recommend Euroshield Rubber Roofing, as they don’t just have hail ratings on their product, but back it with 50 Year Hail Proof Guarantees for hail up to 2” on all products and an additional 20 Year 4” Hail Proof Guarantee on their Vermont Slate and Beaumont Shake hail proof lines.
9. Local Building Codes and Permits Local regulations may require specific materials, installation methods, or inspections that can affect the cost. Permit fees also contribute to the total expense of the roofing project. In areas with heavy snow or potential for ice damming, you may be required to install ice and water shield along the eaves of the roof 24” past the interior wall. This is a common code requirement that can swing the cost of a roof $1000 – $3000 dollars. Your home is at much higher risk of code compliance issues if it was built prior to the 1980s. If you have an older home, be especially careful that your contractor is checking for rafter span and decking compliance, adequate ventilation, asbestos, lead paint, HVAC lines against the decking or any other common code issues that are prevalent in your area.
10. Region Pricing will vary largely based on your location. Prices in states with minimal roofing requirements like Texas or Georgia tend to reflect pricing that is about half that of more strict states such as California and Florida. There is also a correlation between metropolitan areas and increased roof pricing. Due to the higher cost of living and higher demand for supplies, these areas tend to have a 10% to 30% price swing compared to rural areas. This is not uniform as many rural areas are only able to purchase from the closest metropolitan supplier, as others may have mom and pop shops who supply roofing materials. It is safe to anticipate a higher price from more established companies with more versatile labor forces and product options in metropolitan areas, while you may find lower pricing in rural areas, but with less contractor, financing, and product options.
Conclusion: Replacing a residential roof is a substantial investment, and understanding what factors contribute to the cost will prepare you for what lies ahead. Consideration of the roof’s size, material costs, structural repairs, labor, warranties, and local building codes are all essential in creating a realistic budget for your roof replacement. At our Residential Roofing Learning Center, we’re committed to guiding homeowners through the complexities of roofing projects. If you’re looking for more information or need personalized advice from roofing experts, we invite you to reach out to us. Our goal is to help you safeguard your home with quality roofing solutions that fit your needs and budget.
Are you contemplating a roof replacement but unsure where to start? Contact our experienced team today for a detailed estimate and professional advice tailored to your home. Let’s ensure your roofing investment enhances your home’s safety, efficiency, and curb appeal. (Schedule An Assessment HERE)