How Much Does a Roof Replacement Cost?

A properly functioning roof is almost invisible. It provides shade from the sun and shelter from the rain. But a home with a failing roof can quickly become a nightmare.

Even a small leak can slowly eat away at a building’s structural integrity and create an environment rife for mold growth and animal invasion. If your roof is beginning to succumb to wear and tear, you can at least take solace in the fact that you’re not alone. Most homeowners will have to replace at least one roof in their life. And doing so can be a daunting prospect. But we’ve got your back!

We reached out to a pair of veteran professional roofers and asked their advice about what roof replacements cost, tips for finding a trusted contractor, and when to repair vs. replace a roof.

National Average Roof Replacement Cost

The average roofing job entails tearing off and hauling away the existing covering, making spot repairs to the decking, and then installing a new underlayment, roofing material, and flashing.

We consulted with two roofers who have over 50 years of combined industry experience in two very different markets. Matt Consolo, Owner of South Florida’s Air Force Roofing, and Richard Ala, the founder of Six Brothers Contractors in New Jersey. Both pros came back with the same number: $15,000 is the typical cost for an average home in their primary markets. In fact, $15,000 is a solid average cost for a new roof nationwide.

Of course, not every home is average! The larger and more complex your roof, the more it will cost to replace it. A large house with a complex roof could run $22,000 or more for a roof replacement. If you have a particularly simple roof on a one-story home, you might see estimates closer to $10,000.

Factors That Determine the Cost of Roof Replacement

When a roofer provides an estimate, the following factors figure into the quote:

• Size of the roof: Roofers generally measure the area of a roof in “squares.” A square is 10 feet by 10 feet, or 100 square feet. The more squares, the more expensive the roof will be.
• Roofing material: The most common residential roof material is asphalt shingles, and it’s typically the most affordable option. Other options include metal, clay, wood, and slate.
• Condition of the roof: The more worn down a roof, the more likely that repairs will need to be made to the roof deck. If the roof is in particularly good shape (and if local regulations permit it) a roofer may be able to do a “roof over” and install the new roof directly on top of the old one, dramatically lowering demolition and haul-away charges.
• Roof complexity: A complex roof with many peaks, valleys and obstructions like vents and dormers requires more flashing and pre-planning. Similarly, a roof with a steep pitch or that covers a multi-story home takes longer and costs more than a simple roof.
• Local regulations: Some municipalities require a permit or license for roof replacements. That added cost is passed on to the customer. (Some homeowners associations or historical districts may also restrict the roofing material or style.)
• Changing the roof structure: Some homeowners use a re-roof as an opportunity to significantly change the roof structure. This can dramatically change your home’s curb appeal, but it comes with a cost. As Richard Ala advises, “If you’re opting for a new look, you’d have to factor in design costs and trusses. It’s costly to go from, let’s say, a flat roof to a pitched one.”

What To Ask When Selecting a Roofing Contractor

Take the time to select a contractor who’ll do the job right and stand by their work if there are any issues.

I asked our pair of pros what they’d do if they were in a homeowner’s shoes. Matt Consolo recommends talking to people you trust for their own experiences.

“Ask family, friends, or neighbors who’ve recently had a roof replacement which contractor they used,or if they’d vetted any you are considering,” he says. That second half of the tip is important! Sometimes, asking which roofers your friends or family didn’t select can be as useful as finding out what company they ultimately went with.

Richard Ala stresses the importance of the paperwork. “A reputable contractor will work with a contract as a standard,” he says. Check the contract, focusing on the small print, and make sure it matches any verbal agreement. If something you agreed [on] is not in the contract, add it in.”

In addition to reaching out to your own network and double-checking contracts, here are four additional questions to ask when vetting a roofing contractor.

• What type of insurance do you have? General liability covers damage to your home. Worker’s compensation covers injuries to workers. A surety bond covers you if the job isn’t completed properly or on time. Most licensed contractors are required to carry the first two. Bonding is optional in some places, but it’s worth asking about.
  
• When can you start, and how long will the project take? Roofers tend to be busy in spring, summer, and immediately after large storms. Once the job starts, the roofer should provide a timeline for completion. (Though it’s worth noting that the schedule will shift with the weather forecast.)
• Do you do gutters, and is that extra? Not all roofers install gutters, so you may need to line up a contractor for that. Some roofers charge extra for gutters, while others may remove and replace the existing gutters to avoid damaging them.
  • Matthew Consolo points out that if you can have a roofer install gutters, you’ll typically save over have a separate contractor come in behind them. “[Roofing] contractors will typically give you a better rate as they’re already set up on the job.”
• What type of warranty do you provide? Workmanship warranties can run from five to 25 years. Roofers who are certified by a particular roofing manufacturer may offer a longer, more robust warranty underwritten by the manufacturer.

DIY vs. Hiring Pros

You certainly can install your own roof, but if you’re new to roofing or have a complex roofline, you’re often better off leaving it to a pro. Here’s why:

• Roofing is dangerous. It involves physically demanding work on ladders and at height.
• Different roofing materials require different skills. You might be an expert at installing asphalt shingles, but that expertise doesn’t translate to laying down EPDM.
• Flashing on complex roofs can be tricky. It requires skill that only comes with experience. If you’re learning on the job, you may end up learning how to do repairs in the rain, too!
• It may void the warranty. Some manufacturer warranties expressly call for professional installation.

Roof Replacement vs. Roof Repair

If you have a few blown-off shingles or minor leaks, a full replacement may not be needed. But if you repeatedly make repairs or see signs of wear and tear, such as shingles shedding asphalt or multiple curled shingles, then it may be time for a new roof.

Inspect your roof to stay on top of repairs. Matt Consolo suggests inspecting every spring and fall for damage or anything that looks off. “Spotting signs early,” he says, “can mean the difference between a repair and a totally new roof.”

Replacement roofs add value to the property. Although estimates vary, many experts have found that the cost of a new roof is reflected in a home’s final selling price. This can allow a homeowner to recoup anywhere from 45% to 100% of the roof cost when it comes time to sell.

About the Experts

• Matthew Consolo is the founder and CEO of Air Force Roofing. With over 15 years roofing experience, Matt sees Air Force Roofing as an opportunity to provide a better level of service for South Florida homeowners and businesses.
• Richard Ala’s journey in construction began in 1988. This hands-on experience, coupled with a homeowner’s perspective, fueled his passion for assisting fellow New Jersey residents in their roofing needs for over 35 years. Since its inception in 1988, Six Brothers Contractors has remained a testament to Richard’s commitment to superior craftsmanship and customer satisfaction.

Sources

• The National Association of Realtors’ 2023 Remodeling Impact Study
• Remodeling’s 2024 Cost vs. Value Report