Homeownership is one of the biggest investments you can ever make. Unfortunately, owning a home comes with the responsibility of spending more money on your own repairs and improvements over the years.
It’s a wise idea to have an emergency fund set aside for any home improvements because— just like car problems, home repairs can sneak up unexpectedly. If you find yourself in need of a roof replacement, you’re probably immediately wondering how much it will cost.
We’ll take a detailed look at the average roof replacement cost by material, as well as five considerations that impact the final price tag.
Average Roof Replacement Cost by Material 🧱
The biggest factor that will impact the final cost of your roof replacement is the material you choose. As we take a closer look at the average price of each roofing material, keep in mind that these prices are based on average home sizes— around 2,000 square feet.
Asphalt shingles are the most common roofing material in the country because homeowners love how affordable they are while still offering decent longevity. You can expect an asphalt shingle roof replacement to cost between $5,500 and $11,000.
There are three main types of asphalt shingles:
- 3-tab (least expensive)
- Architectural (mid-range)
- Luxury (most expensive)
If you opt for architectural (also called dimensional or laminated shingles) or luxury shingles, you’ll get more bang for your buck. These products will cost more than 3-tab shingles, but they also offer more durability, better manufacturer warranties, appealing aesthetics, and a slightly longer lifespan.
Typically, you can expect a shingle roof to last 15-25 years, but you might get up to 30 years with architectural or luxury shingles.
Metal roofing is another popular roofing material that’s starting to give asphalt shingles a run for their money. And speaking of money, you can expect to pay roughly $12,000-$24,000 for a metal roof replacement.
The higher cost is justified because of the great benefits, such as:
- Impressive durability (Lasting 40-70 years!)
- Low maintenance
- Appealing aesthetics
There are two common types of metal roofs: standing seam panels and metal shingles.
Metal shingles mimic the appearance of asphalt shingles and come at a higher price than standing seam panels, which offer a smooth, sleek look.
There are many kinds of flat roof materials that get used for commercial and residential properties alike:
- BUR (Built-up roofing)
- EPDM (Ethylene propylene diene monomer)
- PVC (polyvinyl chloride)
- TPO (Thermoplastic polyolefin)
- Modified Bitumen
The typical cost of a flat roof can range from $9,000-$18,000+. Since the nature of flat roofs is— well, flat— the installation process is simpler and less dangerous than roofs with complex slopes. This is a detail that helps keep the price of a flat roof installation lower.
Clay and Concrete Tiles
Concrete and clay tiles are roofing materials that are most popular in the American West because they’re non-combustible. However, that doesn’t mean that homes in other parts of the country can’t benefit from this material.
Since clay and concrete tiles are so durable (often lasting up to 100 years), they have a shiny price tag to match. An average clay tile roof replacement will cost anywhere between $22,000-$45,000.
Homeowners justify this price by knowing that they won’t have to replace their roofs again in their lifetime. Plus, concrete and clay tiles are pretty low-maintenance roofing materials. Just keep in mind that your home will need structural support to accommodate the extra weight from this material.
Lastly, we have the most expensive and rare material, but also the most long-lasting. Slate is a natural stone material that can last 100-200 years! And with that longevity comes a price tag to match. Most slate roofs will run you $22,000-$45,000+.
Slate roofs are more common for historical buildings that get high-quality restorations. Slate has a beautiful, classical look, and since it lasts for centuries, it’s the ideal material for historical restorations.
5 Factors That Impact the Price of a Roof Replacement
Even though the material is the main consideration for roof replacement costs, there are more factors that can cause the price to go up or down. Five main considerations are:
- Home square footage
- Roof complexity
- Underlying damage
- Material and labor quality
1) Home Size / Square Footage
As mentioned earlier, the price ranges listed in the first section were based on an average-size 2,000-square-foot home. Some homes are 800 sq. ft., and others are 5,000 sq. ft.! It may seem obvious, but the more square footage your roof has, the more expensive the replacement will be.
Larger homes require more materials and longer work hours, which will add to your final bill. Keep in mind that most roofing materials are priced per “square,” which is a term for 100 square feet.
On the other hand, roof replacements on smaller homes will have a lower price tag.
2) Roof Slope & Complexity
Roof slope (or steepness) is measured by how many inches the roof rises per foot. So, you’ll see roof slopes measured as 4:12, 6:12, etc.
Most roof slopes fall between 3:12 and 6:12. Anything lower than a 4:12 pitch is considered a low-slope roof, but anything above 7:12 is considered a non-walkable roof and requires extra safety equipment to perform roofing service.
If you have a higher roof slope or a roof with many valleys, you should anticipate a higher bill. But a reliable roofing contractor should clearly outline this added price when they give you your price quote.
3) Underlying Damage
It would be nice if a roof replacement only consisted of tearing off the old shingles and putting on new ones. However, there are many components that go into a functional roofing system, such as:
- Drip edge
- Soffit and fascia
- Ice and water shield
- Roof deck
The roof deck is the foundation of your roofing system. It’s usually made from plywood or composite material. It’s the final protective layer between your home and outdoors, making it vital to protect your home from water damage.
Ideally, your roof deck is in tip-top shape, but there’s a chance it could be experiencing rot. Your roofing contractor might not be able to spot a damaged roof deck until they’ve already begun work. If they have to replace your decking, you’ll be notified of the additional charge.
Although an unexpected charge may be frustrating at first, sound roof decking is incredibly important to protecting your home from expensive water damage.
4) Location 📍
How many times have you heard “location, location, location,” said about the real estate market? While your specific neighborhood likely won’t have an impact on the cost of your roof replacement as it would in the real estate market, your region as a whole can influence roofing prices.
Cities and states with higher costs of living will generally also have a higher median price point for roof replacements. The opposite goes for low-cost living areas. For example, roof replacements in Boston and NYC will cost more than in Wyoming or Mississippi.
5) Quality of Materials & Labor
It may be tempting to choose the cheapest estimate you get. However, you get what you pay for in the roofing industry. And when you’re making an investment as important as this, you need to opt for a high-quality option.
A mid-range or higher roofing estimate usually equates to paying for high-quality materials and expert labor. A very experienced and knowledgeable roofing team will charge more than the handyman down the street, but you’ll also get quality warranties and materials that truly protect your roof.
Plus, you want to hire a top-rated roofing team that will respect your time, money, and home and treats you with the respect and honesty you deserve. Excellent service usually comes with a higher price tag, but it’s worth it.
High-Quality Roof Replacements in The Triangle
We hope this pricing guide helped you gain a better understanding of what you can expect to pay for a roof replacement. The best way to know how much to budget is to get a couple of free roofing estimates from local roofers.
If you live in the Raleigh area, Scro’s Roofing would be more than happy to write up a price estimate based on a thorough inspection of your roof. And with the highest quality materials in the industry and the most skilled team in the Triangle area, you simply can’t beat our 5-star-rated crew.Reach out today to schedule your free consultation!