How Much Does It Cost To Reroof a House?

In the market for a new roof but unsure of what it might cost? Don’t worry, you’re not alone! With a little bit of research, you’ll find that a new roof isn’t as simple as throwing on a few new shingles and calling it a day. Roofs are a complex system of decking, membranes, shingles, and vents. They protect your home from extreme weather, provide insulation, and complete the overall look of your house. All in all, roofs are a pretty big deal. So, when it comes to determining the cost of a roof replacement, there are a lot of factors that are taken into consideration. 

While there are plenty of roof replacement cost calculators available online, it’s always best to contact three or four different roofers in your area to get a better idea of your actual estimate. In the meantime, here’s a basic rundown of what goes into pricing your new roof!

THE COST OF A ROOF DEPENDS ON MANY FACTORS

On average, reroofing a house could cost between $5,000-$12,000, but prices are dependent on many different factors. The list below will give you an idea of the different factors roofing contractors take into account when estimating the cost of your new roof:
 

• Roof Size – the overall area of your roof
• Roof Pitch – the slope of your roof from eaves to peak
• Height – how high is your roof, how big is the safety risk?
• Roofing Materials – asphalt shingles, metal shingles, wood, ceramic, slate, copper, etc.
• Code Requirements – will your new roof meet code requirements or will you need to pay to get it up to code? 
• Levels – number of stories of your home
• Accessibility – how easy is it to get supplies up on the roof, can a dumpster get right next to the house or will workers have to lug waste across the yard?
• Complexity of Roof – are there many peaks and valleys to work around?
• Structural Issues – water or debris damage, wood rot, etc. that will cost extra to have fixed before the new roof can be installed
• Permits/Licenses – typically inexpensive, but something to consider when calculating the cost of a new roof
• Extra Features – skylights, chimneys, vents, etc. which will need to be worked around

*Keep in mind, roofing estimates are based on a “per square” basis. 100 square feet (a 10ft x 10ft area) is considered a roofing square. 

ROOF REPLACMENT ESTIMATES SHOULD INCLUDE THE FOLLOWING COSTS

• While your roofer should also account for the following factors when determining the per-square price, it doesn’t hurt to go over what the cost estimate actually covers. You don’t want to get an estimate and then find out your roofer didn’t add in the cost of labor! Ask about the following being included in the estimated cost for a new roof:  
• Price of shingles – the actual shingles that will be visible on the roof
• Supplies – cost of materials used to get the shingles installed (asphalt paper, roofing caulk, etc.)
• Necessary protective elements – does the location of the property require ice guard or other waterproofing protection?
• Waste disposal – cost of disposing all material of the old roof and any debris
• Labor – most projects break their quote out to 40% product, 60% labor
• Insurance – make sure your roofer has liability insurance

THE COST TO REPLACE A ROOF DEPENDS ON CHOICE OF ROOFING MATERIALS

There are many types of roofing materials you can use when replacing your roof from shingles to slate. The different roofing materials can cost anywhere from $100-$1,000 per square. According to the United States Census, the average home size at 2,200 square feet with two stories, which averages to about 17 squares per roof. If we use those numbers to calculate costs for different materials, you would expect to find the following pricing for a 2,200 square foot house. 

• $5,000 for 3-tab asphalt shingles
• $10,000 for galvanized steel
• $24,000 for slate
• $25,000 for copper

On average, it costs from $1.20-$4 per square foot to tear off and replace a roof with asphalt shingles. For a 1,700-2,100 square foot ranch-style property, that costs about $1,700-$8,400. However, roof replacement costs increase when you use higher-end roofing materials. Ametal roof might cost twice as much as an asphalt shingle roof, whereas a slate roof might cost five times more. Each type of roofing material has its own set of benefits. Typically, the more expensive roofing materials also have longer lifespans. It’s important to determine the roofing material that works best for your house and your budget when making your choices.

CALCULATING LABOR COSTS PER SQUARE: MULTIPLY BY 100  

A roofing square is equal to 100 square feet. To estimate labor costs to install a square, simply multiply cost-per-square-foot by 100.

Most labor costs are going to be around $120 to $400 per roofing square. Higher end materials will bump up that price higher toward $1000 per square. Other factors like severe damage, roof pitch, and penetrations will also influence the price.  

UNDERSTAND RE-ROOFING AND OVERLAY ROOF INSTALLATION

In many areas, you can lay new shingles on top of the old ones. This method of roof installation is called “Overlay” or “Re-Roofing.” It saves you on the cost of tearing off the old shingles and disposing of them. Your labor and overhead costs will also be lower, but this method of roof installation adds weight to your house’s structure and shortens the lifespan of the shingles. In the long-term, your cost will be higher with this method of roof installation than with a complete replacement.

UNEXPECTED ROOFING COSTS

Unfortunately, not everything can be taken into consideration when calculating the cost of a new roof. Some damages and roofing repairs might be hidden beneath shingles, only revealed when your roofer is able to inspect the deck. You’ll need to have any issues taken care of sooner than later. The cost of long-term water damage increases significantly over time, and many roofers won’t proceed without repairing existing damages. 

The cost of a new roof is affected by many different factors, but it’s not impossible to get a good idea of what your budget should be. Get estimates from different contractors to make sure you’re getting the best price, and make sure you’re choosing the best materials for what your home needs. A new roof is one of the best long-term investments you can make for your property!  

FINANCE YOUR NEW ROOF OR ROOF REPLACEMENT

Contact Honest Abe Roofing today to have a representative get you a free quote. They will make sure to talk you through the steps it takes to make sure you get a quality roof with Easy Payment Solutions through our roof financing plans.