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How Much Does a New Roof Cost?

Roof Costs

  • For a 2,000 square foot new roof the cost will be approximately $2500-$3000. A low bid might be closer to $2000, a high bid around $5000-$6000 or more.
  • A bundle of shingles costs $20-$25.
  • Shingles, labor and disposal of the old shingles.
  • The general procedure for installing a new roof is to strip one side of the roof, replace those shingles, and then repeat for the other side. This saves labor costs as all ladders and other equipment are already in place. The majority of the work involves stripping shingles and getting the new ones onto the roof. A contractor who uses boom trucks will generally perform faster and cost less.
  • The height and pitch of the roof, as well as roof access and the amount of cutting (to remove the old shingles) will all affect the new roof cost.
  • Paying for the best shingles could cost $10-$20 more per bundle, but is well worth the cost. Look for Architectural shingles with a 25-year life.
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  • The cost of renting a dumpster for the disposal of the old shingles will be around $250-$300, though this depends on the size of the dumpster and how much waste it holds. Also, local municipalities may charge extra to dump building materials. Most contractors will include the cost of a dumpster in their estimate, but make sure before work begins.
  • If there is more than one layer of shingles to remove labor costs can double.
  • Some people choose to have gutters and flashing replaced at the same time as new roof installation. This could cost an additional $2000-$3000 for a home with a 2,000 square foot roof.
  • It isn't always necessary to strip the existing layer of shingles. Simply putting another layer on top could cut labor costs in half.
  • In lean times a contractor will bid less for a job.

Life Expectancy of Your Roof By Type

A variety of factors contribute to the average lifespan of a roof, such as the climate in your area and the roof's design. However, the main determinant is the roofing material used.

  • Asphalt shingles: Low maintenance asphalt shingles are relatively cheap and easy to install, making them a popular option. However, they don't hold up well against inclement weather, which shortens their lifespan. Manufacturers typically ascribe a 20- to 40-year lifespan to asphalt shingles, but warranties usually fall in the 20-year range.
  • Fiberglass shingles: These hold up much better against the elements, which gives them a lifespan of up to 50 years. They are more expensive than asphalt, though.
  • Wood shingles and shake: Treatment of the wood helps protect it against rot, but even with regular maintenance, these roofs don't last much beyond 30 years.
  • Copper: One of the world's oldest roofing materials, copper is also one of the more expensive options. But, if you want a metal roof that ages beautifully and lasts a century or more, copper is the way to go.
  • Steel: Another popular metal roof option, steel is available either galvanized or stainless. However, these roofs require significantly more maintenance than copper. They also come in at around half the cost and with half the lifespan - 50 years instead of 100.
  • Stone tiles: Options include clay, concrete, slate, and terracotta. Stone resists fading and stands up well against wind and rain. They are fairly heavy and have an average lifespan of 50 years, with slate lasting up to 100.
  • Flat roofing, asphalt: Typically applied as a molten layer, the asphalt is then covered by gravel. This fairly inexpensive option has a lifespan of only around 10 years.
  • Flat roofing, rubber: With UV-resistance and excellent durability, the average lifespan of a flat, rubber roof is around 40 to 50 years.
  • Flat roofing, thermoplastic olefin membrane: This rubber hybrid resists UV rays, tears, and punctures for a lifespan between 40 and 50 years.

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Signs Your Roof Needs to be Replaced

Keep an eye out for the signs that your roof needs to be replaced. The National Roofing Contractors Association suggests biannual roof inspections, preferably during spring and fall.

Start by checking the interior of your home. Signs of damage include:

  • Dark spots or trails across the ceiling or down the walls
  • Sagging on the roof deck
  • Signs of water damage or leaking, such as bubbles in the paint
  • Outside light visible through the roof

Checking the exterior is a bit more time consuming and typically requires a ladder. Look for the following:

  • Obvious damage, such as missing shingles, buckling or blistering, rot, algae growth, and curling paint or shingles
  • Loose materials and signs of wear around around chimneys, pipes, and vents
  • Granules from your shingles in your gutters - these typically resemble coarse sand and indicate advanced roof damage
  • Signs of rot or mold, remembering that water damage typically travels down, so it may not be directly under the damaged shingle or tile
  • Drainage, ensuring gutters and downspouts are secure and free of debris and that drains are open and working
  • Interior vents from the bath, dryer, and kitchen should direct outside of the home, not into the attic

Does a New Roof Add Home Value?

Having a new roof installed comes with a host of benefits that increase the value of your home, some of which include:

  • Curb appeal: If you want to sell your home and the roof is in obvious need of replacement, prospective buyers will notice, and most likely look elsewhere for a home that won't come with repair costs. The additional cost of a new roof is enough to turn most buyers away, but replacing it yourself keeps them interested and increases the resale value of your home.
  • Energy efficiency: A new roof comes with new (and better) insulation and sealing, meaning less treated air escapes. This is why a new roof offers a higher degree of energy efficiency, which saves money on energy costs and increases the overall value of your home.
  • Reduced maintenance costs: The older the roof, the more it takes to maintain it. It is not uncommon for old roofs to lose shingles, spring leaks, or result in water damage, all of which can be costly depending on the circumstances. And these are things prospective buyers keep an eye out for, looking to avoid any additional costs above buying the home. A new roof means lower maintenance costs, which means a higher home value and a better chance of selling.
  • Standing out: Just because you're replacing an existing roof doesn't mean you have to replace it with an exact replica. There are a wide range of roofing options that allow you to change and improve the feel, functionality, and look of your home. There are eco-friendly roofs, metal roofs, and dozens of tile-roof options out there. A new roof sets your home apart from the others on the market and gives you a leg up on the competition.
  • Transferable warranties: There are roofing companies that offer a lifetime transferable warranty on labor and materials that can be passed to whoever purchases the home. Most buyers are willing to pay a little more for a house with this type of warranty on the roof, as it saves them time and money down the road.

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How Much Does it Cost to Replace Your Roof

The cost to replace your roof varies widely depending on size, material, roof profile or pitch, and standard labor rates in your area. The following are very general estimates to give you a starting point for your project.

  • The average cost to replace a roof is around $6,500
  • The average price range for roof replacement is between $2,000 and $12,000
  • The average cost for installation ranges between $5 and $12 per square foot
  • Metal roof installation averages between $7 and $20 per square foot
  • Repairing your roof has an average cost between $500 and $600

If inspection reveals an issue, you should replace instead of repair in the following situations:

  • Your roof is nearing the end of its lifespan
  • There is extensive leaking
  • You want to boost curb appeal

Shopping For A Roof?

  • Get several estimates and make sure the roof contractor is licensed and insured as roofing is a very risky business and home-owners need to protect themselves against accidents that may occur on the job.
  • In general, an experienced, high-quality contactor will cost loss than fly-by-night roof contractors because they will use experienced workers and labor-saving techniques. Ask around to find a roofer with a good reputation.