Roofing Cost Guide – How Much Does Roof Replacement Cost?
Roof replacements frequently seem as though they’ll be fairly straightforward jobs that should be easy to determine the cost of. For many homeowners, however, this isn’t the case. The cost of roof replacements can vary tremendously from home to home – even on those using the same type of material. Things like roof size, pitch, and how many layers of roofing you may already have in place can all dramatically impact the final cost of your new roof.
Table of Content
– Average Roof Replacement Cost
– Northern Virginia Roof Replacement Cost
– Factors Impacting Roof Replacement Cost
– Measuring Your Roof
– Measuring Pitch
– Measuring Height
– How Many Shingles Will Your Roof Need
– Tear Off Costs
– Labor Costs
– Roof Replacement Cost by Material Type
— Asphalt Shingles Replacement Cost
— Metal Roof Replacement Cost
— Slate Roof Replacement Cost
— Wood Shake Roof Replacement Cost
— Tile Roof Replacement Cost
— Modified bitumen Roof Replacement Cost
— Flat Roof Replacement Cost (+ Garage Roofs)
– Gutter and Flashing Replacement Costs
— Flashing costs
— Gutter costs – Fascia and Soffit Replacement Costs
— Fascia costs
— Soffit costs – Accessibility
– Roof Permits
– Tax Credit for Roof Replacements
– Take Care of Your Roof
Average Roof Replacement Cost
The national average for roof replacement cost is a little over $6,500, with a range between $2,000 and $12,000 and most homeowners spending between $4,559 and $8,685 according to Home Advisor. This is an enormous range, even for the majority of homeowners. This can be further impacted by where you live and the climate that your roof is subjected to, as well as other contributing factors.
Northern Virginia Roof Replacement Cost
With a temperate climate that still sees a lot of rain, wind, and snow, the Northern Virginia has an average roof replacement cost of about $6,100, just slightly below the national average. The range of roof replacement cost for this area – including the DC area – is about $2,500 to $11,000 with most homeowners spending between $4,487 and $8,217. These figures represent all roof types and sizes; your roof may cost more or less depending on several different factors.
Factors Impacting Roof Replacement Cost
There are several major factors that can impact the total cost of your roof replacement. These include:
- The size of your roof
- The height of your roof
- The roof pitch
- What type of material you’re selecting – asphalt, wood, slate, metal, etc.
- The condition your roof and its frame are in
- Whether you have skylights, chimneys and other protrusions in the roof
- What condition your soffits, fascia, gutters, and flashing are in
- How many layers of existing shingles your roof has, and whether or not they will require removal
When you call for an estimate on a roof replacement cost, you might not be able to get an accurate number over the phone. This is because the roofer will need to see the condition of the roof, measure its size and pitch, and take a look at what else may be at play such as dormers, valleys, or skylights. The more information you can collect about your roof for your roofer, the more accurate a number he can quote you before seeing the roof, but it’s still a good idea to have an in person estimate done to get the most accurate cost.
Measuring Your Roof
To get a basic idea of what your roof replacement cost will be, you’ll need to start by measuring your roof. Ideally, this should be done from the roof itself, but if you’re uncomfortable with climbing up there, you can still get a general idea of its size from the ground, as well as from inside your attic.
Roofs are measured in three different ways. The first is in a unit known as squares, with each square measuring 100 square feet. Roofing material is sold by the square, so if you’re ordering your own material, you would find out your roof’s total square footage, divide by 100 and then round up to the nearest whole number.
The second measurement is the pitch or slope of the roof, while the third is the height of the roof, which is the measurement of the roof from the start to the top – not from the ground to the top.
To measure the square footage of your roof, you’ll want to break it into sections, measuring each one separately. The easiest roofs to measure are those that have long, flat, unbroken planes such as on a ranch. In those cases, you simply measure the length and width of each section and multiply them together to get the square footage. Once you have each section measured, you can add them together to the total.
For roofs that have a lot of hips and dormers, however, like Capes, Tudors, and Colonials, you’ll need to measure things differently, because some of these areas may form shapes different from a rectangle.
The first shape you’ll most commonly see is the triangle. To find the square footage of the area, measure the base of the triangle, then its height and multiply those two together. Now divide the answer by two to find the square footage.
The second most common shape is a trapezoid, which is a little more difficult to measure. Start by measuring each of the two parallel sides, and add their measurements together. Divide this number by two, then multiply this number by the height of the trapezoid to get its area.
Occasionally, you’ll see areas that are triangles on one side and rectangles on the other. Just measure each section separately and them up to get the total.
If you happen to have a dome on your roof, your best bet is to have a professional measure this area, as there is a lot of room for error.
If you are uneasy about going up on your roof to measure, you can get an approximate idea of the square footage by either measuring each area from inside the house when possible, or by simply measuring the footprint of your home and using that number as your starting point.
Once you have your square footage, you can now measure the pitch. Pitch is the angle of steepness measured over a 12-inch rise. You can measure your pitch by measuring straight up 12-inches from the edge of your roof. Hold this in place while you measure from 12-inches up straight to your roof. Whatever this measurement is refers to your pitch. So if you measure 8-inches, your pitch is 8 in 12.
Your pitch does have effect on how many shingles you need for the finished roof. Once you’ve calculated how many squares you need, you’ll need to multiply this by your pitch. Refer to the chart below to find your multiplier.
|2 in 12||1.102|
|3 in 12||1.134|
|4 in 12||1.159|
|5 in 12||1.191|
|6 in 12||1.230|
|7 in 12||1.274|
|8 in 12||1.322|
|9 in 12||1.375|
|10 in 12||1.432|
|11 in 12||1.493|
|12 in 12||1.554|
You don’t so much as measure the height of your roof, as you determine it from other measurements you may have already taken. First, determine the pitch of your roof, and express it as a fraction such as 8/12.
Now measure the width of your roof and multiply this number by your fraction. This is easiest by first dividing your pitch by 12 – in other words, 8 divided by 12 = .666666666 or .67. Multiply the width of your roof by this decimal to find your roof’s height.
How Many Shingles Will Your Roof Need
Once you’ve determined all of these various measurements, you should have a good idea of how many shingles your roof will need for a replacement. Remember that shingles are sold in 100 square foot increments known as squares and that your roof’s square footage is affected by its pitch.
Once you find your pitch, and the total number of square feet for your roof, you can determine the number of squares you need by dividing your final number 100 and rounding up to the next whole number.
Don’t be discouraged if you need something like 8 and a half squares; it’s a good idea to have some shingles from the same lot as your roof on hand in case of future repairs. Shingles can vary in color from lot to lot, which can make a patch or repair job stand out if you needed to order additional shingles, so always round up and save your extra in case it’s needed later.
Tear Off Costs
The cost of the shingles themselves are only a part of what your roof replacement costs will be. This is because in addition to replacing shingles, roofers often have to tear off the existing shingles, flashing, and other materials down to the roof deck. This tear off also has a cost, which can affect your bottom line.
While it is sometimes possible to install one layer of shingles on top of another, don’t count on this being the case on your roof. You may already have two layers, which will require a tear off, or there could be other issues that can only be addressed by a tear off of the existing shingles.
The average cost of a tear off is between $3 and $5 a square foot. You can do the tear off work yourself if you choose in order to save some money, but if you aren’t comfortable with the job, it’s best to let the professionals handle it.
Labor costs vary tremendously from state to state, with different roof types costing more or less to install than others as well. On average, you can expect to pay $20 to $40 an hour total for labor costs, which includes tear off as well as the installation of the new roof.
Roof Replacement Cost by Material Type
The type of material that you use to replace your roof can also have a major impact on what the final cost of your roof will be. Many people use asphalt shingles, but you may also have a roof made of any number of different materials. And while most people tend to replace their existing roof with the same material, you also have the option of replacing it with something else. Keep in mind, however, that if you opt for a heavier roof than what you currently have, that it may cost you more, simply because you may need to have your frame reinforced.
- Asphalt Shingles Replacement Cost: Asphalt shingles are one of the most common shingle types used on homes today. They’re also the least expensive option, and the easiest for homeowners to install themselves. It costs between $680 and $3,700 for DIY homeowners to install asphalt shingles themselves. The cost of an asphalt shingle roof replacement for professionals ranges from $1,700 to $8,400.
- Metal Roof Replacement Cost: Metal roofs are gaining in popularity as many homeowners learn more about their longevity, and newer, lighter materials begin to arrive on the market. Metal roofs can be made of aluminum or steel, and they can come in sheets, large pieces, or in tiles. Metal roofs may seem new, but they actually date back to the 1930s, making them an attractive option for homeowners wanting a long-lasting roof. The cost of a metal roof replacement typically runs between $5,000 and $22,000 for steel, $11,900 to $24,000 for aluminum, and $25,500 to $39,600 for copper.
- Slate Roof Replacement Cost: Slate roofs are another long-lasting roof that has a lot of popularity amongst homeowners, particularly those that want an authentic look on their home. Slate roofs are difficult to install yourself, but can last for a hundred years or more. The cost of a slate roof replacement starts somewhere between $17,000 and $84,000, but can go as high as $120,000 for larger roofs.
- Wood Shake Roof Replacement Cost: Wood Shake roofs are a natural, beautiful, but high-maintenance roof option. Experienced DIY homeowners that work with wood can make their own shakes and install them, but you need to be experienced to do this well. The cost of natural wood shakes for roof replacement run between $6,800 and $20,000. You can also find recycled rubber shakes that mimic the look of natural wood, but which are lower maintenance and fire resistant for between $12,600 to $18,900.
- Tile Roof Replacement Cost: Tile roofs are popular in certain areas of the country. They’re easy to replace if they get damaged, and can be found in a number of different colors and shapes. The cost of tile roof replacement runs between $7,650 and $21,000.
- Modified bitumen Roof Replacement Cost: Modified bitumen is an attractive option for flat roofs. It’s one of the least expensive options out there, and fairly easy to install for DIY homeowners. According to Home Wyse, the average cost of a modified bitumen roof will run between $4,604 and $5,790 with most of that cost going toward labor.
- Flat Roof Replacement Cost (+ Garage Roofs): In general flat roofs and garage roofs tend to cost less than traditional roofs, because they don’t have the height or pitch, and they usually use less expensive materials such as modified bitumen or rolled roofing. There are a lot of different options for homeowners to choose from when replacing a flat roof, but the costs typically run somewhere between $2,250 and $10,000 depending on size and the material chosen.
Gutter and Flashing Replacement Costs
Often times, when you’re having your roof replaced, it’s a good time to get other things taken care of at the same time. Your gutters and flashing may need to be replaced at the same time as the rest of the roof, so it’s a good idea to figure out their replacement costs as well.
- Flashing costs can vary depending on what type you’re purchasing. Flashing squares typically run about $5 a piece, while a roll of 75-foot flashing will run $25. You can expect pre-formed pieces to run about $10 apiece as well.
- Gutter costs also vary depending on the type of material you’re using for your gutters. Assuming that you’re using vinyl gutters, a 10-foot length costs around $4, while an end cap costs $5. Downspouts run about $9 a piece while extensions run around $6. The cost of hangers to install them runs a little under $2 apiece.
Fascia and Soffit Replacement Costs
Along with your gutters and flashing, you may find that you also need to replace or repair your soffits or fascia when you have your roof replaced. Fascia is the decorative “gingerbread” molding that extends just below your roof line, while the soffit is the underside of your roof’s overhang.
- Fascia costs run about $8 apiece for a 1×6 and $11 apiece for a 2×6
- Soffit costs run around $20 apiece for vents and around $200 for a pack of continuous soffits
Part of what can affect your roof replacement cost is your roof accessibility, and whether your home is a one or two story building. Generally, the less accessible your roof is, which includes its height and pitch, the more it’s going to cost to replace. According to Networx.com attached homes, like condominiums and town houses can cost more to replace. Likewise, a one story house is more accessible and likely to cost less to replace the roof than on a two story house.
The city or town where you live may require you to have a permit before you replace the roof. This is true whether you replace the roof yourself, or you hire a professional to do the job for you. Pulling a permit may also require the roof to be inspected after the job is complete.
Tax Credit for Roof Replacements
Roof replacements often fall under the category of “home repair”. A home repair is something that you do to keep your home in good condition to maintain its current value, rather than something that you do to increase its value.
Home repairs are tax deductible, which means that if you have replaced your roof to maintain the value of your home, you can deduct this cost from your taxes. In addition, if you take steps to improve the energy efficiency of your home by replacing your roof, you may also be eligible for a tax credit from Energy Star of up to $500. Visit energystar.gov and irs.gov to learn more and find out if your roof would be eligible.
Take Care of Your Roof
Replacing your roof is a big job, but it’s also a necessary one. A good roof should last you at least 20 to 25 years or more, and it’s a major part of what protects your home. Don’t put off roof repairs or replacements due to costs; it could end up costing you more down the road than if you acted more quickly. Call for an estimate today to find out what your roof replacement cost will be.
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