Considering Replacing your Roof?
- Pitch (steep roofs take a lot more time and materials to cover than a flat roof)
- Type of application (how it’s installed on your roof deck)
- Materials used
- Number of layers (could involve taking off old layers, which takes more time)
- Where you live (material prices and requirements by roofers vary by region)
- Code requirements for your roof
If you have a lot of skylights, chimneys, plumbing pipes or other adornments that need to be addressed during the installation
So while a $13,000 roof might be high, understood that your roofer has a good reason. There is a lot of time, effort and equipment involved in keeping your roof up to snuff. What is outlined in this cost guide are some more in-depth prices to give you a more realistic sense of professional roof installation costs and what’s involved in the process. Always be sure to get quotes from at least 3 to 4 roofers so you get a good range that’s within $2,000 – $3,000. Never take the lowball bid!
What we explain
- New Roof Installation vs. Repairs
- New Roofing Costs Overview
- Shingle Types & Costs
New Roof Installation vs. Repair Parts of the Roof
Just because your roof springs a leak doesn’t mean you need to call a roofing contractor right away. It’s important to distinguish the cost of a new roof — almost $7,500 on average — versus the much more affordable $550 to repair a roof. There are situations where you should replace your roof though, including:
When it’s near the end of its service life. Most roofs last for 20 to 25 years. If yours is near this age, have it inspected. Factors such as maintenance, material, ventilation and any previous repair or replacement can affect the life of your roof.
When there is extensive leaking. If you experience problems with multiple or extensive leaks, you might need to have your roof replaced instead of just repairing the leaks.
When you want to improve your home’s curb appeal. You can recoup around 50 percent of your investment for a new roof that complements your home’s architectural style.
That’s when you need to think about getting the old roof off immediately and installing a new one. You should also think about installing a new roof if you want to be more eco-friendly, as with cool-roof technology that’s sprung up the last couple of decades. It’s a good way to save money and make a long-term investment that pays back to the environment and you. Here are some cases where you shouldn’t replace your roof, though:
Loose or missing shingles –Keep a spare box of shingles handy to replace missing or damaged shingles. Gently pry up the overlapping shingles and nail the replacements down.
Dripping ceiling — As long as there is no mold and your timbers aren’t warping or breaking, this is a deceptively easy repair. If it’s only just started, everything should dry out on its own. If it’s been leaking for a while, you’ll want to have a professional inspect and repair it.
Sagging gutters — As rain gutters age and get loaded with debris, the mounts that support them can fail and cause the gutter lengths to sag. Some people just drill holes in the gutter to drain them, but this is worse than taking no action at all. To eliminate the problem, replace the sagging section of gutter or re-secure the mounts. Keep your gutters clean of debris to prevent the problem from recurring.
Damaged soffits — Soffited gables, eaves, and overhangs are very susceptible to damage from ice dams, poor flashing, and damaged shingles. If you notice insects and other pests gathering around your soffits, call an exterminator even if you don’t see the nest. Ice dams should be removed as soon as it’s safe to do so to keep melted ice and snow from pooling on your roof.
Flashing — Flashing around chimneys, vents and skylights can sustain damage during a wind storm, especially if the sealer fails. Just like shingles, flashing requires inspection after a big wind storm. Expansion and contraction from swings in the weather can also cause flashing to become loose, so if you live in an area where you experience hot summers and cold winters, regular inspection of the flashing will save you money.
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New Roofing Costs: A Summary
So when you’re getting an estimate from a roofer for your install or replacement project, it’s important to know they’re going to quote you on a “per square” basis. They will not invoice everything and itemize it. It will just be compiled into how much your project will cost per every square of material. What’s involved in that quote are factors like:
- The cost of the material
- Accompanying materials for the end and beginning of the roof
- Any protective elements (if you live in cold or hot climates)
- Removal of waste materials
What that doesn’t potentially cover are any hassles the roofer runs into during the project. That could be problems with your ventilation, gutters, chimneys, etc. That could drive up the cost of the project. When they do a walkabout on your roof, they probably will be able to point out any problems and reassess the quote based on what they will have to do. For example, if you have a 24-square roof that needs to be covered, you might get a quote initially that says $3,000 when you speak to them on the phone. Then after closer inspection, the quote could go up to between $6,000 and $8,000. This could be due to a number of reasons, like:
- Your chimney and skylight have leaks or problems with their flashing that need to be addressed.
- You have too many layers of shingles already, and one will need to be removed.
- Your roof is particularly steep and takes more time, despite it being the same square footage as a roof of a different pitch.
- Ranch style: this roof is very simple and straightforward, so less expensive to roof.
- Colonial: has a few slopes but isn’t too hard to roof.
- Tudor: Has many slopes, eaves and can be problematic to roof, so it’s very expensive in comparison to other types.
- Roofers will explain there will be an overhead cost when they give you the quote though, so you should budget additional funds just in case.
- Ready to get a new roof? Contact a roofer today.
Call for a free roof or siding inspection – 612-268-4563