The cost of a new roof is a big decision. You’re making a big investment, and you want to make sure you get the best deal possible. A new roof can increase your home value by as much as $3,000- $10,000.

Many factors go into the price of a new roof, some of which you’ll have control over and some you won’t. Maintenance and care will prolong the life of any roof, but sooner or later shingles and flashing wear out, and it’ll be time to replace the whole roof to protect the integrity of the structure and prevent damage and hazards.

It’s not easy to figure out how much a new roof will cost, but there are a few things you can do to make sure you get the best deal. The average lifespan of a newly replaced roof is 30 to 100 years, depending on the type of roofing material that you choose.

It’s important to keep in mind that you will recoup some of the average cost to tear off and replace a roof when you go to sell your home. Zillow estimates that a roof replacement will return somewhere around 60% of its value in a real estate transaction.

The average homeowner is paying anywhere from $5,619 to $22,000 with the typical national average cost sitting at $11,536. However, roof replacement is such a fundamental part of a home’s structure that the cost is understandable, as is the specialized labor needed. Several factors can raise or lower the cost of new roof materials and labor, so doing some research before needing to do an emergency repair or replacement is a good plan.

When you receive a roof replacement estimate from a roofing professional, you can expect about 60% of that estimate to be for the roofing labor cost per square foot, and about 40% of it to cover the materials needed for your roofing job. Some basic components will affect the cost of replacing a roof. Some of these are outside of the homeowner’s control, including geographic location, weather, and the size of the roof. Other items, such as the fluctuating cost of materials, can make a massive difference in the overall cost and are somewhat within the homeowner’s control.

How Much a New Roof Typically Costs

Labor Costs

The average roofing labor cost is between $1.50 and $3.00 per square foot. In roofing, there’s a common term called a “square” that you need to know. A roofing square is a 10-foot by 10-foot section of the roof or 100 square feet. You may receive a labor quote of $150 to $300 per square. Understanding this distinction helps so that you’re not confused when you receive your quote. When discussing the price per square foot, the number usually includes the cost of the roofing material, supplies, protective elements, waste removal, and labor.

Factors that can cause an increase or decrease in your roofing labor quote include the following:

Extent of the damage:

Extensive rotting of timbers underneath the shingles not only makes the job more difficult, it makes it much more dangerous, too. Your roofer may need to increase or even double the cost to replace your roof if you’ve got rotting wood under your roof. This is because it will require more time and equipment to safely and properly replace your roof.

Environmental conditions:

Harsh conditions like extreme cold or heat both increase the rate you’ll pay for the job ot replacing your roof. This is because your roofer has to bring in the proper protective elements for their team.

Removal of old material:

In some cases, a roof that needed to be replaced years ago may have instead been reshingled in the hopes of “buying time” on the repair. If this is the case, you may have more than one layer of shingles that need to be removed in order to repair or replace your roof. This, of course, needs to be reflected in the roofing labor cost per square foot.

Other factors to be mindful in the cost of replacing your roof are:

Roof Size and Pitch

The size of the roof will determine the cost of supplies, permits, and labor. A new roof on a 1,000-square-foot house costs an average of $4,000 to $5,500 while the cost to replace a 3,000-square-foot home’s roof can rise to an average of $11,200 to $16,000.

The pitch, or steepness, of the roof adds to the cost. Perfectly flat roofs require extra structure to support, while steeply pitched roofs require additional safety considerations and make them more challenging to navigate. Often very steep roofs may require scaffolding for the contractors to work safely. The pitch determines the type of structure that needs to be installed underneath the shingles, adding to the cost. The shape of the pitch can change the cost per square foot as well. A gable roof, which is reasonably easy to work on with its low pitch, might cost between $3.50 and $9 per square foot, while a hipped roof will have a similar cost per square foot but requires more footage, as hipped roofs extend out past the edge of the home on all four sides. A-frame roofs are steeper; the A-frame’s steep pitch, (nearly vertical) can cost anywhere between $4.75 and $25 per square foot.

How Much a Roof Typically Costs In The United States

Number of Stories and Roof Accessibility

The height of the home has an affect on the overall cost of replacing the roof. This is due to the factor of time and labor: a single-story home requires less harnessing, fewer ladders, and less time climbing up and down ladders with heavy supplies. A home surrounded by stone walls or large foundation plantings can increase the cost of roof replacement, as the access to the roof is limited to where the roofers can safely place their ladders.

Roof Features

Many of the features that make a home unique beautiful and functional like skylights, bay windows, and dormer windows all increase roof replacement cost because of the additional flashing and waterproofing cuts necessary. Chimneys, plumbing vent stacks, and HVAC openings and vents can also add to the new roof cost as the flashing and caulking around these fixtures will add both time and materials to the project.

Shingle Type and Other Materials

The choice of shingle type or other roofing materials probably has the largest overall effect on the cost of reroofing a house. Splurging on luxury materials can certainly mean that your roof will last longer and adds value to your home, but keep in mind that there are plenty of affordable options as well. Basic asphalt shingles typically cost between $5,700 and $12,000 for material and installation, while luxury copper can cost as much as $25,000 and up. You can change out the old roof’s material, but be aware that there can be additional costs, as heavier materials require a stronger structure underneath.

Permit costs vary but are not negotiable or optional. Your professional roofer may be able to pull the permits for you and often includes the cost in your total. Sometimes you may need to go to the town offices yourself to request and pay for the permit and schedule the inspection.

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