How Much Does Roof Replacement Cost in 2024?
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Are you looking to hire a roofing contractor? If so, here’s what you need to know about roofing contractor costs and about finding the top-rated roofers near you.
Do you dread seeing rain in the weather forecast? Do you have to rush to place buckets under newly sprouting water leaks? Have you had recent storms which have ripped the shingles from your roof?
It may be time to get your roof replaced but you may be worried about the roofing contractor’s cost. This can be a very expensive repair. According to Home Advisor (Angi), the national average is between $5000 to $10,000 to get a roof replaced.
Calculate the Cost to Replacement a Roof
The national average cost of replacement ranges between $5200 to $12,104. Where you live can determine the amount of money you pay to get a new roof installed. Other factors can play into this cost such as:
- Size
- Code requirements
- Pitch of your roof
- Products used
- How many skylights, chimneys, and other features to workaround
Asphalt Roof Replacement Cost – National Average
Below are multiple calculators you can use to estimate the national average cost of roof replacement.
Average New Roof Cost
| Roof Size (total square footage) | Roof Type | Low End $ | High End $ |
|---|---|---|---|
| 1,000 – 2,000 sq ft | All Roof Types | $3,670 | $9,143 |
| 1,500 – 2,200 sq ft | All Roof Types | $3,990 | $9,442 |
| 2,300 – 2,700 sq ft | All Roof Types | $5,750 | $10,110 |
| 2,700 – 3,000 sq ft | All Roof Types | $6,459 | $13,180 |
| 3,000+ sq ft | All Roof Types | $7,600 | $14,411 |
| *Price ranges by location, pitch, and materials used | |||
Your quote is based on a per square rate. 100 square feet is a roofing square. The average home is 2200 square feet which is 17 roofing squares, according to the U.S. Census.
Other cost factors considered for this square rate are:
- The roofing materials
- Supplies
- Labor
- Waste removal
- Protective elements added
The average cost for labor is between $40 and $80 per hour which is about 60% of the total cost.
Do Roofers Finance?
42% of roofers offer financing, according to a survey conducted by Consumer Reports. A portion of roofing contractors who offer financing work in partnership with a bank or lending institution.
There are roofing contractor networks that independent roofers can join. They will have to meet strict eligibility requirements to become members. Contractors can offer financing options to their customers through these networks.
Do Roofing Companies Offer Payment Plans?
The payment plans that roofers offer in most cases are third-party payment options. The contractor works on your behalf to secure the payment plan from a bank or lending institution.
Some of these lenders may offer 12 months same as cash. Be aware of skyrocketing interest rates after the 12-month period has ended.
What to Look for in a Roofing Company
Because of the large investment, it can be difficult to know what to look for when searching for roofers near you. Here are some things to look for during your search so you can get the job done right.
1. Identifies Problems
An experienced contractor will know how to find the source of your roofing problems. He or she can look for surface damage, as well as underlying damage that a leaking roof could cause.
Your contractor should also be able to tell you if your roof can be repaired or if it should be replaced.
2. Uses the Highest Quality Products
You should never choose a contractor based only on pricing. A new roof is not cheap. Because of the damage that could occur from a bad roofing job, you never want to skimp when dealing with roofing issues.
If you go for the cheapest bid, the company you choose has to save money somewhere and it’s often on the cost of materials. Ask your contractor about the materials he will be using.
3. Reviews, Testimonials References, and Referrals
You must dig a little and do some research on the prospective contractor. The internet has made it extremely easy to check a company’s credibility.
Most reputable companies will have a Google listing where previous customers can post reviews. You can also check their Better Business Bureau score. Beware of companies that don’t have a BBB listing.
Ask for local referrals from friends, family, and neighbors. They can be the best source of honest feedback. If they have had a negative experience, they will be sure to let you know so you can steer clear.
Asking a company for references from past work will allow you to speak to past clients. You can ask them specific questions that can help in your decision such as:
- Was the project completed in a timely manner?
- Did the contractor communicate clearly?
- Are you satisfied with the work done?
- Did you experience any problems with the contractor?
You can also ask for pictures from previous projects.
4. Roofing Contractor Cost
Although cost should not be a deciding factor, you must make sure that you are treated fairly.
The top roofers in your area will offer recommendations along with advice so that you can make the right decisions.
He or she will walk you through all the options that are available to help you meet your budget. They will recommend the best materials for lasting quality and make sure the material matches the style of your home.
Be sure that for any quote or estimate, you get it in writing.
If your roof is being replaced or repaired because of storm damage and you are filing an insurance claim, be sure that you pay the deductible to the insurance company. Your contractor should check the home thoroughly to make sure that the insurance adjuster did not miss anything.
Choosing the Right Contractor for Your Roofing Needs
When searching for a contractor you can trust, simply enter, “roofers near me” in your favorite search engine. This should bring up the top local roofing experts.
While searching online, you can determine the average roofing contractor cost in your particular area to get a ball-park figure on what you might pay.
Find a local company that has experience along with an excellent reputation to be assured of superior craftsmanship. A good contractor will keep stress and disruption to a minimum.
To find the most trustworthy local service providers for your roof repairs or replacement, 5Estimates.com can help. Using our service, homeowners can request and receive as many as five quotes from contractors in their area.
The possibility of needing a new roof is stressful, but finding a good contractor shouldn’t be.
A study performed by Remodeling Magazine in 2018 shows that a new roof can increase a home’s resale value by $14,320. On top of that 68% of the installation costs are recovered through increased home value. This makes it a greater ROI than other home renovations like bathroom additions or major kitchen remodeling.
Clearly, one of the best decisions you can make to increase the value of your home is to start from the top and ensure that everything inside is protected. Getting the right roofing contractor can make or break your next home renovation. But what do you need to think about before hiring a roofing contractor?
If you need help finding the perfect contractor then check out our list of everything you need to know before renovating your roof.
Choosing the Perfect Roofing Material
One of the most important things to consider when replacing your roof is what materials are best suited to your renovation. This choice is going to vary depending on things like budget and environment we’ve compiled the perfect list of things to think about before you pick building materials.
Location Factors
- Local County and State Requirements: Some places have laws that impact what materials you’re able to use. For example, California required that solar panels be added to all new houses built during 2020. On a smaller scale, Homeowner Associations (HOAs) have covenants that can add restrictions on your roof renovation. Some guidelines dictate the colors, materials, and shape of roofs allowed in the neighborhood. HOAs can also force you to remove the renovated roof at your own expense if it does not comply with their guidelines.
- Local Environmental Factors: Depending on where you live, local weather conditions can make some materials better or worse to work with. The weather and things like common natural disasters may be important when choosing materials. For example materials like clay and terracotta are perfect for warm climates like Texas. This is because they are naturally heat resistant and can be applied to the roof using a method that leaves air pockets between the tiles allowing them to evenly circulate heat. Alternatively, for cold climates options like metal roofing is lightweight while allowing snow and ice to fall right off rather than forming icicles which can be dangerous.
- Neighborhood and Surroundings: If your goal is to increase the resale value of your house then you may need to consider what other houses in your neighborhood are doing. For example, if your home is in an area where premium roofing options are uncommon you may not get any return on investment if you buy a costly roof.
Design Choice
- Style: Whether your house is made of terracotta or slate, you may decrease your home’s resale value if you choose materials that don’t fit with the style of your house.
- Color: Color can be one of the important aesthetic choices you make for your home. Color can also complement the houses in the neighborhood and give your house personality. Color can also impact your house’s ability to be energy efficient. According to the department of energy around 1/3rd of unwanted heat in a house builds up through the roof. Picking the right home and roof color can impact how warm your house is as long as you also use a reflective coating.
- Material Weight: Materials you use will have weights that vary heavily. Depending on the foundation of your home your house may not be able to handle the strain of heavy materials. You may need to check on the foundation and structure of your home before you decide what materials you’ll use.
- Durability: How long your roof renovations will last depends on which material you will use. You will need to consider how time and the environment will impact how long your roof renovations will last.
- Underlayments: Underlayments are materials under the roof to prevent water and other weather damage. It is typically made from materials like foam, rubber sponge, and Asphalt-saturated felt. Although, it is not always necessary you may find them helpful for low sloped roofs.
- Slope: The slope of your roof may impact what materials you can use. Some materials can only be installed at certain angles or certain slopes. There are also a lot of materials that may not be used or installed on a flat surface.
Financial Concerns
- Upkeep and Maintenance: Depending on the material that you use you may have to pay more to keep it maintained. You also may have to deal with your new roof breaking down faster than expected.
- Cost: Your budget will be the biggest guiding factor in what material you use. The cost of installing a new roof will vary depending on how long the material will take to install and how common or rare the material is. The most cost-effective options you can choose are materials like Asphalt shingles.
- Energy Efficiency: Your roof may be one of the easiest ways to lower your electric bill. From choices like solar panels and metal roofs that help heat up your house, one on the best things you can do for your home and the planet is to consider using energy-efficient building materials in your next building project.
- Continued Home Ownership: Depending on how long you will be living in the house, you may choose different materials. If you are planning on staying in your home for another 15 years you may want to choose materials that will last for a long time even if they are more expensive.
Your Options for Roofing Materials
Now that you know what you should be looking for before picking a material here are your best roofing options.
- Aluminum: Aluminum is known for its durability and long lifespan. It can last up to 75 years. It is also cost-effective and on average may cost only around $10 per square foot.
- Asphalt shingles: This is one of the most common options for roof installation. It is both inexpensive and easy and quick to install.
- Built-up: This option contains layers of bitumen or asphalt and fabric to reinforce it.
- Cedar: This is a great option for those with wood houses and must be installed by experienced roofing contractors.
- Cool Roofs: These roofs are made of a mixture of glue and white gravel. This may be one of the best options for those living in warmer climates.
- Concrete tile: This option is durable and easy to maintain. The downside of this is that it can be heavy so it may not be a good option for most houses.
- EPDM: EPDM also known as Ethylene Propylene Diene Monomer, is a synthetic type of rubber used in roofing. This can be one of the easiest materials to damage and so it may require a lot of maintenance.
- Green roofs: These are great options for those that have a flat roof. This option lets you add plant life to your rooftop and is a great way to advertise how eco-friendly you are.
- Metal: This can be a somewhat more expensive option but is extremely durable. It is also extremely flexible and can be repainted rather than replaced to give it a new look. This may be the best option if you want to redesign the outside of your house frequently without spending a lot of money.
- Natural slate: This is a gorgeous option that will cost you a lot of money. It is incredibly durable and is resistant to breaks, cracks, and scratches. It is the best option if you want a beautiful option made of natural stone.
- PVC: PVC or Polyvinyl chloride is an extremely strong synthetic fabric that can be given insulating properties. It is extremely durable, lasts for a long time, and is water-resistant.
- Recycled shingles: If you want an environmentally friendly option without using solar, this option reuses older tiles.
- Rubber: This option is best for those with flat roofs.
- Solar shingles: This may be one of the best options for people living in warm and sunny areas like Texas. It is both energy efficient and low cost. It is also one of the best choices you can make from an environmental perspective.
- Spray foam: Spray foam also known as SPF may be one of the most cost-effective options and also provides extra insulation.
- Steel: This material is strong and lasts for a long time. Though, it may not be good for areas where there are frequent hail storms or hurricanes as it is prone to denting.
- Tile: This is one of the most common options for roof building. They can be made of almost any material like asphalt or concrete.
- Terracotta clay tile: This may be one of the most costly and unique options if you want your house to stand out. It also has the added benefit of providing noise isolation from things like wind and rain.
- Thatch: This is one of the oldest and most eco-friendly options. It is made of dry vegetation. If it is both cared for and maintained correctly. It may last for years and can be incredibly durable.
- Tin: This provides most of the benefits of other metals with the added benefit of being resistant to corrosion. This makes it a great option for the majority of homes.
- Torch down: This is one of the most dangerous options to install as it requires the use of fire. It is one of the best options if you have a roof that is flat or has a low slope.
- Wood Shingles: This material gives your house a very classic look. Though they are very attractive the fact that they are made of wood means that it’s high maintenance.
Services Offered by Roofers
Now that you know what materials to ask for let’s explore what roofing repair contractors can do for you.
- Roof Hole Patching: This is a type of repair that can wildly vary in costs. Depending on the material that you’re using you may need to patch it more frequently.
- Roof repair: If you live in an area with frequent natural disasters or extreme weather you may have to call in repairs.
- Leak repairs: Leaky roofs can damage your home, so it’s important to have them repaired as soon as possible.
- Roof truss repair: This is one of the most serious repairs you can undertake as roof trusses help hold up the entire house. If you don’t take care of this repair soon enough, your entire house may collapse.
- Ventilation: To prevent build-ups of moisture you need to properly ventilate your roof. This prevents things like mold and increases its lifespan.
- Gutter Cleaning: Not cleaning out gutters can lead to serious structural damage.
- Roof Repair for RVs: Though many people don’t think about RVs needing repairs this can be one of the most important parts of RV maintenance.
- Roof Framing: Choosing a material that’s extremely heavy may not be supported by your house. A roofing specialist can ensure that your home can handle the weight by making structural changes to your home.
- Insulation: This is one of the most important services roofing specialists provide as they ensure that any heat produced by your HVAC system is not wasted. These roofing contractors help keep your home energy efficient.
- Roof Sealing and Coating: This is one of the best ways to prevent leaks or water damage.
- Sunroof/Skylight Installations: This can be one most valuable services roofing companies can provide—if they are installed incorrectly then they may lead to problems in the future.
- Tarping: If you are preparing for a storm in your area then roofing contractors can help keep your home safe.
- Roof Cleaning: This is one of the most important steps you can take when maintaining your roof. Roofing contractors who do maintenance help your roof last longer and be more durable.
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