What’s the Average Cost to Tear Off and Replace a Roof?
Depending on the type of roof you’re replacing, the size, and the pitch, the national average to tear off and replace a roof range between $5275 – $12,999. Here’s what you’re going to need to know to calculate the cost.
Is your roof torn open or leaking? Is it nearing the end of its lifetime and starting to weaken? If that sounds like you, it’s probably time for a roof replacement.
If that’s the case, the first question on your mind is undoubtedly how much it costs to tear off and replace a roof?
Before you call up your local contractors for quotes, find out the average cost of roofing replacements in this guide. That way, you’ll be able to understand all the costs that factor into roof replacement and select a roofing material that is right for your home.
How Much is the Average Cost to Tear Off and Replace A Roof?
The cost of replacing your roof varies a lot depending on several factors. The average roof replacement cost is roughly $7,994 from start to finish.
A cheap roof replacement with the thriftiest materials can cost as little as $1,200. If you have a roof with massive square footage and are using expensive materials, the price can get as high as $19,000.
The price varies so wildly because there are a lot of factors that contribute to the final cost. The main thing that will affect the price is which roofing material you select.
Square footage also plays a huge role in pricing. Replacing roof shingles on a 3,000 square foot roof is going to be about a third more expensive than replacing a 2,000 square foot one.
This price to tear off and replace a roof includes the materials, removal of up to two layers of the old shingles, and professional installation. The price per square foot should also include permit fees, disposal and dumpster fees, and a workmanship warranty.
When getting a quote from a roofing company, make sure it includes installing a new underlayment and chimney re-finishing. It should also include an ice-and-water shield at the eaves and valleys of your roof. This shield lengthens the lifespan of your roof.
Choosing the Right Roofing Materials
The thing that affects the cost of a roof replacement more than anything else is the material that you select. For example, replacing your roof with asphalt shingles costs significantly less than replacing it with natural slate.
We’ll go over the most popular types of materials and how much they cost on average. This will help you build an estimate for how much your roof replacement will cost.
Asphalt Shingle Roof Cost
Asphalt shingles are the most popular and cost-effective roofing shingles on the market. They are quite durable with an average lifespan of 15-40 years, depending on the type.
The three types of asphalt shingles are strip shingles, dimensional shingles, and luxury shingles.
Strip shingles are the most affordable option. The average cost for strip shingles is $4 per square foot. They typically last between 15 and 20 years.
That means that the average cost of replacing a 2,000 square foot roof, which is the average home size in America, with strip shingles is $7,790. Replacing a 3,000 square foot roof costs around $11,300.
Strip shingles don’t offer as many aesthetic choices as the other options. But their durability and low cost are what make them stand out.
Dimensional shingles have a thick, rich, multi-dimensional appearance. They are made to replicate the aesthetics of wood shake and natural slate roofs. According to the Asphalt Roofing Manufacturer’s Association, these are the most popular asphalt shingle option used today.
The popularity of dimensional shingles is attributed to their balance of cost, aesthetic, and durability. The average cost of dimensional shingle installation is $5.25 per square foot. They can last for 30 years and longer with proper maintenance.
The average cost of replacing a 2,000 square foot roof with dimensional shingles is $8,900. Replacing a $3,000 square foot roof costs about $15,750.
Luxury shingles are the highest-quality asphalt shingles on the market. They are made to mimic quarried slate and old-world shake roofing. Their multi-dimensional appearance and outstanding durability outclass the two other types of asphalt shingles.
Luxury shingles cost around $6.50 per square foot. They can easily last up to 40 years.
Replacing a 2,000 square foot roof with luxury shingles costs an average of $12,150. Replacing a 3,000 square foot roof costs around $18,580.
Metal Roofing Cost
Metal roofing is another option that has become increasingly popular in the last several years, especially in areas prone to wildfires. Metal roofs are fireproof and extremely durable.
They also act as insulators, keeping the heat outside and the air conditioning inside. A metal roof can help you increase your home’s energy efficiency.
Nowadays, metal roofing comes in a wide range of styles and colors. A contractor can help you pick an aesthetic that will match and compliment your house.
Metal roofing costs between $5 and $8.36 per square foot, depending on the quality of the metal you select. Its lifespan is between 30 and 50 years.
The cost of replacing a 2,000 square foot roof with metal is between $10,000 and $16,600. Replacing a 3,000 square foot roof costs between $15,000 and $24,900.
Clay Tile Cost
Clay tile is an increasingly popular roofing choice. Individual tiles are applied to the roof in overlapping layers. The aesthetic of clay tiles is so beloved that some communities require all of their houses to have clay tile.
Clay tile roofing is one of the most expensive roofing choices. But it can last for up to 100 years with proper maintenance. Clay tile is also a great insulator and can help you save money on your monthly bills.
The price for clay tile varies depending on the type of tile that you chose. Options include traditional terra-cotta, fired ceramic, and concrete.
On the low end, clay tile roofs cost $12.60 per square foot. On the high end, they cost up to $24 per square foot.
That means that replacing a 2,000 square foot roof with clay tile costs between $23,200 and $45,000. A 3,000 square foot roof costs anywhere from $35,800 to $59,000.
Slate Roof Cost
Slate roofs are another option that has been gaining popularity. Slate roof tiles are cut from natural flat stone. Slate roofing is a natural-looking option that works well on rustic or old-world homes.
Slate roofs are expensive, but they are also the most durable option out there. They can last for hundreds of years with the proper upkeep.
A slate roof replacement typically costs between $6.50 and $12.30 per square foot.
Replacing a 2,000 square foot roof with slate tile runs between $13,000 and $24,620. Replacing a 3,000 square foot one costs between $19,500 and $36,900.
Wood Shingles and Wood Shake Cost
Wood shingles are another good option if you’re seeking a natural look for your house. They typically last between 25 and 30 years.
A wood shake roof is thicker and more durable than a wood shingle roof. These roofs last between 35 and 40 years. With these two options, it is crucial to replace broken shingles and remove debris as quickly as possible.
Wood shingles and wood shake cost between $7 per square foot and $12.50 per square foot.
Replacing a 2,000 square foot roof with wood shingles or wood shake typically runs between $13,700 and $24,520. Replacing a 3,000 square foot roof costs between $21,000 and $37,500.
When to Replace A Roof
In the best-case scenario, you will replace your roof when it isn’t an emergency to do so. The roof reaches the natural end of its lifespan without failing or leaking.
This means that you have time to shop around, get quotes from different roofing companies, and consider your options.
However, more often than not people don’t think about roof replacement until there is an emergency. The roof starts leaking or parts are torn off because of severe weather.
Then, it’s a rush to get everything in order. You can end up falling victim to contractors who will overcharge you or do a shoddy job.
This is why it’s so important to understand roof replacement early.
Before you run into a roofing emergency, make a plan. Find out how long your current roof has been installed and what its life expectancy is. To recap, here is the life expectancy of each of the roofs we’ve covered.
- Asphalt Shingles
- Strip Shingles: 15-20 years
- Dimensional Shingles: 30-35 years
- Luxury Shingles: 35-40 years
- Metal Roofing: 30-50 years
- Clay Tile: 50-100 years
- Slate: 75-200 years
- Wood Shingles: 25-30 years
- Wood Shake: 35-40 years
Once your roof hits that age range, it’s time to call in the professionals. If it hasn’t gotten there yet, plan ahead to replace your roof once it is at the end of its life cycle.
When shopping for a new roof, make sure you get quotes from at least two, if not three or four, local roofing companies. These estimates will allow you to compare prices and options so that you can make the best decision for your house.
If you are in the middle of a roofing emergency, it’s still important to get quotes from a few different professionals. Don’t just think about getting a quick fix either. Take the time to make a decision about contractors and materials that will ensure you enjoy your new roof for years to come.
Get A Roof Replacement Estimate Today
Now that you know about all of the things that will impact how much it costs to replace a roof, you can make an educated decision about which material is right for your home.
This is the main thing that will impact the final cost. But your total price will include the materials, removal of up to two layers of old roofing, and professional installation. The price per square foot will also include permit fees, disposal and dumpster fees, and a workmanship warranty.
If you’re ready for a roof replacement, get a free roofing quote from us today. We’ll help you compare roofing contractor costs from top-rated roofers near you.