As a home or business owner, it is important to understand that there is a significant cost associated with replacing your existing roof.
A roof tear off isn’t cheap, but how much you end up paying depends on many different factors. That said if you need a new roof urgently, then there is no point in holding off on a complete tear-off or roof replacement.
In this article, we will go over what a roof replacement will cost you as well as what factors into the overall cost of replacing a roof.
How Roofers Normally Charge Home and Business Owners?
Many people ask if it’s possible for them to replace their own roof? While it is possible, it isn’t always the best idea. Replacing a roof without the right tools, and experience will end up causing more harm than good. If anything, you could end up reducing the lifespan of the roof exponentially while endangering the home’s structural integrity.
In terms of pricing a standard 2000 to 3400 square foot roof replacement using regular asphalt shingles and the DIY approach can cost anywhere from $2k to $6k. On the other hand, professionals can end up charging anywhere from $5k to $12k or even more if you choose to use architectural asphalt shingles. Most roofers will charge based on “squares.” So a 10×10 foot patch of your roof is a single square. A Residential Roof on average has two dozen to four dozen squares that need to be replaced.
The roofers will first charge for removing the old roof. A single-story home that has a single layer of roofing can end up paying anywhere from $100 to $150 for every square of the roof removed. A double layer roof costs an average of $150, with triple-layer costing an average $170. However, if your roof is high or is very steep, you will pay more because the removal is more complicated and time-consuming.
How Much Can You Expect to Pay for Roof Installation?
Asphalt shingles are the most common type of roofing material used in many states of America. The cost is around $120 to $500 per square foot. Homeowners can also expect to pay separately for things like flashing, gutters, vent covers etc. which is required to complete the project. However, it is possible to keep your costs down by shingling the roof over instead of replacing it. But shingling over is going to reduce the lifespan of the roof because the damage underneath it goes unrepaired. Also, the reliability of these types of roofs isn’t good since the newer synthetic membranes haven’t been used but which offer superior protection against ice and water damage.
If you opt for a metal roof, then expect to pay anywhere from $500 for every square foot using low-end material and right up to $1800 per square foot for higher-end metal like copper. The average homeowner will want to opt for a corrosion-resistant metal which can cost an average of $800 per square foot.
Natural slate tiles are between $800 and $1600 for every square. However, according to many experts, the final tab on a slate roof is the most expensive costing upwards of $4k per square, especially if it is high-quality slate with an intricate pattern.
Clay tile roofs will cost around $700 per square for most homes with an average size roof. Though here too, the price can easily exceed $4k a square if premium-grade material or custom made clay tiles are used.
Removing Your Old Roof Vs. Getting it Roofed Over
Most American states allow homeowners to have two layers of roofing. So, you can have two layers of asphalt shingles on your roof at any given time. When your roof over it means that you are putting an additional layer of shingles or tiles on top of the existing roof. Doing this saves you a lot of time and money as there are less labor and time involved in removing all the old shingles.
In terms of pricing of pricing, it can cost around $3 per square foot, which is cheaper compared to the $4.50 per square foot for replacement. If anything, the savings across a 1500 square foot roof is around a thousand dollars at least.
However, there are issues associated with roofing over. A layer of shingles on top of the existing layer does not fix potential problems with the roof deck or even the underlayment. It doubles the thickness of the roof, and so the new shingles may not be as flat. So, the new Shingles will end up lifting easily and earlier if the ones underneath have moisture in them. That’s why roofers warn that the new shingles will wear out sooner. The result is that you will need a roof replacement sooner rather than later. So, roofing over delays the inevitable.
How to Hire a Professional Roofer?
The costs we’ve talked about above cover all the basic roofing material needed by a roofing contractor. However, it is just as important to find the best roofing contractor for the job. You should find a contractor who is familiar with all the required building codes. Plus, they should know if the jurisdiction of your property allows for multiple layers of shingles on the roof, shingle type or underlay quality.
A good contractor will also look out for any damage to the roof’s structure either from water or fire. Now, this is an important step because if not dealt with beforehand, it can cause the new roof to not last very long. Plus it voids the warranty of the singles manufacturer.
A reliable roofer will also back their work with a guarantee. The industry standard is around five years, but you can also get ten years of workmanship warranty. The advantage of this is that you get free repairs if there are issues. So, make sure that you interview a few different roofers and get quotes before deciding on one for your home.