How Much Does Roof Replacement Cost in 2023?
If you are looking into getting your roof replaced, you need to know everything that impacts the cost. Currently, the average price to replace a home roof can range from $6,500 – $15,200. These pricing factors include square footage, materials, and the local labor cost. Request a personalized quote, or see our full guide below.
New Roof Cost Calculator – National Averages (Updated November 13, 2023)
It’s widely understood that certain roofing materials, like metal, tend to be pricier than others, such as asphalt. The chart below presents our analysis of average pricing across the country. Costs can differ based on your location, the size of the roof, and the chosen materials. For a balanced and precise estimate, homeowners are advised to obtain 2 to 3 quotes from local roofing specialists.
| Roof Size | Roof Type | Low End $ | High End $ |
|---|---|---|---|
| 1,000 – 2,000 sq ft | All Roof Types | $4,950 | $9,990 |
| 1,500 – 2,200 sq ft | All Roof Types | $6,900 | $10,900 |
| 2,300 – 2,700 sq ft | All Roof Types | $7,900 | $13,600 |
| 2,700 – 3,000 sq ft | All Roof Types | $8,800 | $14,800 |
| 3,000+ sq ft | All Roof Types | $9,300 | $16,700 |
| *Price ranges by location, pitch, and materials used | |||
Fact: the average price of a mid-range roof replacement costs more than $7,000. At this price, it’s no wonder why people are concerned about the cost of roof replacement and will get at least 2 quotes to compare.
Which brings up the obvious question: how much does a new roof cost, anyway?
If you are looking into getting your roof replaced, here are cost changes this year.
Home Owners Guide to Purchasing a New Roof
Naturally, the cost to replace a 2000 square-foot roof versus a 3000 square-foot roof will be less. If you are going to spend your hard-earned cash, you are going to want to get the best possible deal on your new roof. That being said, there are a few things that you should never bargain shop for when it comes to the cost to replace roof materials.
To begin, depending on where you live, replacing the roof on a 2,000 square foot home costs between $6,900 and $13,664. Of course, this includes fully installing asphalt shingles on your house as well. This estimate is especially useful for those of you who are looking to buy a new shingle roof. The best roofing shingles may drive the replacement price up as much as 20%.
Depending on where you live in the United States, the average price to replace an asphalt shingle roof is around $7.04 per square foot to install. This roof replacement includes:
- All the roofing materials
- Removal of up to two layers of the old roof
- Disposal and dumpster fees
- Permit fees
- Professional installation
- Workmanship warranty
Your estimate also depends on the project specifics variables and the type of shingle that you decide to use. Additionally, your roofing estimate will vary depending on the roofing system that you install, the roof’s complexity, and the location of your home. Since each contractor has its own rates, it is smart to get a couple of quotes too. Of course, there are many different metal roof types as well as asphalt and tile roofing options. In order to get the most accurate price quote, a contractor will need to physically go on top of your roof to review the damage and take measurements.
NOTE: The average size of an American home is about 2,000 square feet. And if your home was built more than 20 years ago, chances are that it will be significantly smaller. Meanwhile, newer homes are much larger on average.
COMPARE ROOFING QUOTESHow does this apply to you?
The size of your roof changes according to:
- How many stories or levels does your house has
- The type and slope/pitch of roof shape
- The complexity of your architectural design
National Average Cost of Roof Replacement by Size and Type
Other factors that impact your roof costs are the type and brand shingles, the slope of the roof, and the type of underlayment you choose. Also, your price will depend on the region and the company installing the roof.
Cost to Replace Metal Roof – National Averages
| Roof Size | Roof Type | Low End $ | High End $ |
|---|---|---|---|
| 1,000 sq ft | Metal Roofing | $7,920 | $9,670 |
| 1,600 sq ft | Metal Roofing | $9,407 | $11,900 |
| 2,000 sq ft | Metal Roofing | $9,970 | $16,200 |
| 2,400 sq ft | Metal Roofing | $11,999 | $22,071 |
| 3,000 sq ft | Metal Roofing | $15,370 | $26,000 |
| *Price ranges by location, pitch, and materials used | |||
Cost to Replace Asphalt Roof
| Roof Size | Roof Type | Low End $ | High End $ |
|---|---|---|---|
| 1,000 sq ft | Asphalt Roofing | $5,920 | $7,560 |
| 1,600 sq ft | Asphalt Roofing | $6,950 | $8,900 |
| 2,000 sq ft | Asphalt Roofing | $7,590 | $13,400 |
| 2,400 sq ft | Asphalt Roofing | $8,200 | $14,201 |
| 3,000 sq ft | Asphalt Roofing | $9,500 | $17,300 |
| *Price ranges by location, pitch, and materials used | |||
Cost to Replace 1,000 Sq Ft Roof
| Roof Size | Roof Type | Low End $ | High End $ |
|---|---|---|---|
| 1,000 sq ft | Metal Roofing | $7,920 | $9,670 |
| 1,000 sq ft | Asphalt Roofing | $5,920 | $7,560 |
| 1,000 sq ft | Clay and Concrete Roofs | $12,620 | $24,120 |
| 1,000 sq ft | Tile Roofing | $13,908 | $25,550 |
| 1,000 sq ft | Slate Roofing | $6,700 | $12,420 |
| *Price ranges by location, pitch, and materials used | |||
Cost to Replace 1,600 Sq Ft Roof
| Roof Size | Roof Type | Low End $ | High End $ |
|---|---|---|---|
| 1,600 sq ft | Metal Roofing | $7,920 | $9,670 |
| 1,600 sq ft | Asphalt Roofing | $5,920 | $8,900 |
| 1,600 sq ft | Clay and Concrete Roofs | $15,889 | $33,300 |
| 1,600 sq ft | Tile Roofing | $18,500 | $30,500 |
| 1,600 sq ft | Slate Roofing | $9,920 | $17,300 |
| *Price ranges by location, pitch, and materials used | |||
Cost to Replace 2,000 Sq Ft Roof
| Roof Size | Roof Type | Low End $ | High End $ |
|---|---|---|---|
| 2,000 sq ft | Metal Roofing | $9,970 | $16,200 |
| 2,000 sq ft | Asphalt Roofing | $7,590 | $13,400 |
| 2,000 sq ft | Clay and Concrete Roofs | $18,000 | $41,710 |
| 2,000 sq ft | Tile Roofing | $20,500 | $34,620 |
| 2,000 sq ft | Slate Roofing | $12,900 | $21,299 |
| *Price ranges by location, pitch, and materials used | |||
Cost to Replace 3,000 Sq Ft Roof
| Roof Size | Roof Type | Low End $ | High End $ |
|---|---|---|---|
| 3,000 sq ft | Metal Roofing | $15,370 | $27,300 |
| 3,000 sq ft | Asphalt Roofing | $9,500 | $17,300 |
| 3,000 sq ft | Clay and Concrete Roofs | $24,199 | $45,100 |
| 3,000 sq ft | Tile Roofing | $29,517 | $38,890 |
| 3,000 sq ft | Slate Roofing | $16,399 | $27,270 |
| *Price ranges by location, pitch, and materials used | |||
10 Things to Look for in a New Roof Replacement
When a homeowner considers a new roof replacement, several key factors should guide their decision:
- Material Quality: The longevity and performance of a roof heavily depend on the quality of the materials used. Asphalt shingles, metal, wood, clay, and slate each have their own benefits. Research or consult with professionals to select the most suitable material for your home.
- Lifespan: Different materials have varied life expectancies. While asphalt shingles might last 20-30 years, metal roofs can endure 40-70 years. Consider how long you plan to stay in the home and the return on investment.
- Weather Resistance: Depending on the region, roofs might face hurricanes, heavy snowfall, or extreme sun. The chosen material should withstand local weather conditions.
- Energy Efficiency: An energy-efficient roof can significantly reduce heating and cooling costs. Reflective surfaces or materials with good insulating properties can be beneficial.
- Aesthetics: The roof should complement the architectural style of the home and align with the homeowner’s aesthetic preferences.
- Installation Expertise: A well-installed roof can prevent future issues. Ensure you hire a reputable roofing contractor with experience in installing your chosen material.
- Warranty: A good warranty can save homeowners significant costs in case of material defects or installation errors.
- Budget: While it’s essential to invest in quality, homeowners should also find options that fit within their budget. Get multiple quotes to ensure competitive pricing.
- Maintenance: Some roofing materials require more maintenance than others. Understand the upkeep demands of your chosen material.
- Environmental Impact: Consider eco-friendly materials that are sustainable and have a reduced carbon footprint.
Homeowners should prioritize durability, weather-resistance, and energy efficiency while ensuring the roof fits within their budget and aesthetic desires. A wise choice will ensure the safety, beauty, and value of their home for years to come.
COMPAREWhat’s Included in Roof Replacement
If you are planning to replace the roof on your townhouse, then expect to spend between $2,000 and $5,000 on this project.
Although that may seem like a lot of cash, it isn’t that much when you consider how much work your roofing contractor will be putting in. To begin, your roof replacement process should include everything from:
- Removing shingles
- Inspecting the wood deck
- Replacing the underlayment
- Applying newer flashing
- Installing the metal drip edging
Roof Replacement Financing Options
A roof replacement is a significant investment for any homeowner. Understanding the different types of roofs, their associated costs, and the factors that contribute to the price can help you make an informed decision. In this buyer’s guide, we will discuss roof replacement costs by type of roof and provide essential information to help you get the best deal possible.
- Home Equity Loan: This is a popular way to finance large home improvement projects, including roof replacements. You can borrow against the equity you’ve built up in your home. However, remember that your home is used as collateral, meaning if you can’t repay the loan, your home could be at risk.
- Home Equity Line of Credit (HELOC): A HELOC is similar to a home equity loan but works more like a credit card. You’re given a line of credit based on the equity in your home, and you can borrow as much or as little as you need.
- Source: Investopedia
- Personal Loans: Many banks and online lenders offer personal loans that can be used for home improvements. These don’t require your home as collateral and often have a shorter repayment period than home equity products.
- Source: U.S. News & World Report
- Roofing Company Financing: Some roofing companies partner with lenders to offer financing. Always compare these rates with other external options.
- Credit Cards: For smaller roof repair jobs or if you can get a promotional zero-interest deal, credit cards can be an option. Be cautious about interest rates after promotional periods.
- Source: CreditCards.com
- Federal Housing Administration (FHA) Title I Loans: The U.S. Department of Housing and Urban Development provides loans specifically for home improvements through approved lenders.
- Government Grants: Check local and state governments as well as federal agencies for home improvement grants. These may not cover the entire cost but can help reduce the financial burden.
- Source: Grants.gov
Always consult with a financial advisor before making decisions on financing. Each option has its pros and cons, so it’s crucial to choose the one best suited for your financial situation.
Factors Affecting Roof Replacement Costs
Several factors can impact the overall cost of a full roof replacement. These include:
- Material Type:
- Different roofing materials come with varying costs. Asphalt shingles are often the most affordable, while slate or metal roofs tend to be pricier but may last longer.
- Roof Size:
- The larger the roof, the more materials and labor will be required, leading to higher costs.
- Roof Pitch/Slope:
- Steeper roofs may require more safety measures during installation, driving up labor costs. They might also necessitate specialized materials.
- Complexity and Design:
- Features like dormers, valleys, and multiple layers can add to the complexity, requiring more time and materials.
- Labor and Workmanship:
- Experienced roofing professionals may charge more, but their expertise can ensure quality work, potentially saving on future repairs.
- Removal of Old Roof:
- Before installing a new roof, the old one often needs to be removed. The number of layers and the type of old roofing material can influence removal costs.
- Waste Disposal:
- Disposing of old roofing materials can have associated fees, especially if specialized disposal methods are needed for certain materials.
- Geographic Location:
- Labor and material costs vary by region. For instance, roofing services in urban areas may be more expensive than in rural locations.
- Season and Weather:
- Roofing during certain seasons might be costlier due to weather-related risks or high demand periods.
- Roofing Underlayment:
- This is a barrier placed under the primary roofing material, offering additional protection from water and wind. Quality and type can influence cost.
- Ventilation Systems:
- Proper roof ventilation prevents moisture build-up, prolonging the roof’s lifespan. Adding or upgrading ventilation systems may add to costs.
- Warranty:
- Extended warranties might raise the initial cost but can offer peace of mind with potential future issues.
- Permits and Licenses:
- Many municipalities require permits for roofing projects, and these have associated fees.
- Additional Features:
- Upgrades like skylights, chimneys, or solar panels can influence the overall cost due to materials and specialized installation techniques.
- Unforeseen Damages:
- Hidden damages, like rotting wood or water damage, once uncovered, can increase costs if they need addressing during the replacement.
While the upfront cost of a roof replacement is an essential consideration, understanding the various influencing factors ensures homeowners can budget appropriately and make informed decisions to protect their investment.
Understanding the factors that affect the average cost of a new roof replacement can help you make informed decisions about your project. By considering the size and complexity of the roof, the material selection, the removal of the old roof, the geographic location, and the contractor selection, you can better estimate the cost of your project and ensure that you get the best value for your money. Remember to always work with a reputable contractor who can provide you with a detailed estimate and explain the costs associated with your project.
COMPARE ROOFING QUOTES
Great what you mentioned about staying up to date with interest rates!! Thanks for sharing this tool – very helpful.
Thank you for the great article! A new roof is a big investment but an important one. We just got a metal roof system put in a couple of months ago and we love it!
The part of your article that talks about the different parts of a roof, like the underlayment and decking, really helped to read. Previously, I just assumed that roofs were simple enough that you can remove one and put a new one on top of the house and be done with it, which is why I was about to try and replace my roof myself to save some money. After reading your article, I found out it’s a lot more complicated than that, so I’ll look for a professional roofing replacement service to do it for me instead.
Interestingly enough, the numbers you’ve listed here hold true for New York City as well. The pricing tends to be toward the higher end of the range, especially in the metal roofing category, but still right on. This is very well done. If you don’t mind, I’d like to reference this post in an article about pricing near us.