How Much Does It Cost To Replace My Roof?

A lot of factors come into play with the cost of a roof replacement, including where you live, the size of your house, your roof’s complexity – for example, if you have any dormers, extra porches, or multiple rooflines versus a simple up-and-over roof – the material you want for your roof, and the quality of its installation.

While it’s difficult to give a blanket price on how much a roof costs, here are some metrics that may help you out. Note: These numbers are based on roof square footage, not a home’s square footage.

The cost for an asphalt shingle roof lies between $3.50 and $7 per square foot, depending on the selection, shingle style, and level of roof complexity.

For instance, let’s consider a standard, single-level ranch style house with 2,000 square feet. This style of home usually has about 2,400 square feet of roof. In this scenario, at $4.50 per square foot, an asphalt shingle roof replacement would cost about $10,800. Take that roof in a more expensive metro area like Seattle, though, and you may be at the higher end of $7 per square foot, making that same roof replacement cost around $16,800.

Two-story homes have less roof per square foot of home, and new construction houses tend to have more complicated roof lines, so all these factors add into the estimate you receive.

Metal is a significantly better and longer-lasting product, but usually costs about two to three times as much as a standard asphalt shingle roof. On the other hand, the lifespan of these roofs is 50 to 100 years.

More traditional materials, like natural slate, are the most expensive option, at between $15 and $30 per square foot. While a much steeper price point, these roofs are widely considered to last more than 100 years and provide an incredible aesthetic for your home.

You could choose the cheapest quote you receive, but it may cost you more in money, time, and energy ultimately if the roof is improperly installed, if communication with your roofer is poor, or if the material you choose is of a cheaper quality. A 3-tab, flat shingle, for example, is less expensive upfront than its architectural shingle roof – the ones you see with a dimensional, textural look - and metal roof counterparts. But that upfront cheaper material will also require you to replace your roof more frequently.

The main factors going into the price of a roof replacement include the materials needed and the labor to install it, as well as the roofing contractor or company’s profit margin, which enables them to stay in business. It’s wise to get at least three quotes so you can compare the estimated project costs, and do some “local market” research – ask a neighbor or two who have recently replaced their roofs if they would share how much the project cost and about their overall experience.

The material you choose for your roof is a main factor in how often you need to replace your roof. The 3-tab, if installed correctly, should last you anywhere between 15 and 20 years. Meanwhile, architectural shingle roofs typically last between 20 and 30 years. And, if it’s within your budget, a metal roof will last more than 75 years with proper maintenance. If your roof is 15 years or older, it’s smart to have it checked out every other year to assess its condition. If your roof is under 15 years old, we advise a roof check-up every 5 years or so to repair any potential problem areas before you experience a leak inside your home.

It’s smart – and way less expensive – to have your roof assessed before you start experiencing a leak. If your roof is getting to or in its golden years, you’re considering a replacement, and you’re a homeowner in Richmond, Virginia, we offer a complimentary roof assessment so you can learn more about the condition of your roof and pick the best option for your home while protecting your loved ones inside.

Give us a call at 804-442-3314 or click the button below to request your complimentary roof assessment today.

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