How Much Does a New Roof Cost?

Thinking of replacing your roof soon? This is one of the bigger expenses of homeownership, though on the bright side, you likely won’t need to do it more than once. As for setting your budget, there are a number of different factors that play in to answering the question of how much does a new roof cost? For starters, the type of roof that you have installed is going to have a major impact on your total cost, as will the size of your home, the company that you hire to do the job, and your location.

While you won’t be able to get a precise answer without an in-person estimate based on your needs, there are some general things to know about new roof costs that can help you set your expectations. Here’s what to know, including why the pricier roof options might actually be a better long-term investment in your home.

Signs you need a new roof

Before we start breaking down the answer to “how much does a new roof cost?”, let’s go over some of the signs that it’s time for a new roof in the first place.

Every roof has a built-in lifespan. On average, a roof lasts about 30 years, which means you could face this expense sooner rather than later based on how old your home is and how long it’s been since the roof was put on. And depending on your climate and the quality of the materials and workmanship, you could have more or less time before you start to face some of the common issues of a degrading roof.

Some signs that a roof replacement is in the cards include:

    • Leaks
    • Widespread cracks
    • Mold, moss, or mildew growth
    • Poor or degrading insulation
    • Roof rot (usually identified by moisture in the attic, or a sunken or bowed-in portion of your roof)

    With some roof problems, replacing just the affected area is sufficient—and a lot cheaper. You’ll need to bring in a professional to let you know exactly what you’re dealing with, plus the extent of the issue and the recommended fix.

    How much does a new roof cost?

    The longer you stay in your home, the more likely it becomes that you’ll need to spring for a new roof at some point. So how much does a new roof cost? The average homeowner spends between $5,435 and $11,156 to have a new roof installed, according to HomeAdvisor.

    You’ll need to account for both the cost of materials and the cost of installation, keeping in mind that the larger your home (and thus the larger your roof), the more you’ll have to spend. Where you live can also have an impact, with some cities and states having higher than average prices for new roofs and some having lower than average prices. For example, the cost of a new roof tends to be cheaper in Austin, Texas and Maryland, and more expensive in Denver, Colorado and Florida.

    When you get your estimate(s), be sure to ask if the cost of installation includes the cost of removing the old roof as well. On its own, an old roof removal can cost between $1 and $5 a square foot, at an average of about $1,000 to $1,500 total.

    How much does a new roof cost depending on house size?

    You can’t talk new roof costs without taking into account the size of your home.

    A roof encompasses slightly more square feet than the home itself, since it’s on a pitch and also has additional features like overhangs. If you know the square footage of your house, figure that your roof is about 80 to 100 square feet larger, provided that you don’t have any excessive overhangs, such as a roofed portion of your patio that’s connected to your main structure.

    As for how much a new roof costs based on size, HomeAdvisor has some helpful information on that too. Here’s what they say:

    Average cost to replace a roof based on house size:

      • 1,000 square feet: $4,000 to $5,500
      • 1,100 square feet: $4,200 to $6,000
      • 1,200 square feet: $4,500 to $6,500
      • 1,500 square feet: $5,500 to $8,000
      • 1,600 square feet: $6,000 to $8,500
      • 1,7oo square feet: $6,500 to $9,000
      • 1,800 square feet: $6,700 to $9,500
      • 1,900 square feet: $7,000 to $10,000
      • 2,000 square feet: $7,400 to $10,500
      • 2,500 square feet: $9,000 to $13,000
      • 3,000 square feet: $11,200 to $16,000

      Average costs of different roofing materials

      There are five standard types of roofing materials that you have to choose from:

        • Asphalt shingles
        • Wood shakes
        • Metal
        • Slate
        • Clay tiles

        Each of these materials varies in cost, durability, and lifespan, as well as other features like energy efficiency and aesthetics.

        If you live in an HOA community you’ll likely be limited on the type of roof that you can have installed. Some neighborhoods also have restrictions on roofing materials, either due to appearance requirements or optimal roofing for your climate (or both).

        If you have your pick though, then it’s definitely worth looking at the different types of roof materials and figuring out which makes the most sense for your home and your budget.

        Here’s a quick rundown of the basic differences to be aware of:

        Asphalt shingles

        These are the most commonly used roofing material and also the cheapest. A 3-tab shingle roof will last about 20-22 years, while dimensional shingles will last a bit longer at 25-28 years.

        Average cost: $5,300 to $11,000.

        Wood shakes

        Wood shakes (or wood shingles) are beautiful and unique, but they’re also pretty high maintenance since they’re prone to moisture damage, mold, and pest infestations. Their total lifespan is highly dependent on preventative maintenance and environmental conditions, and ranges from 20 to 40 years.

        Average cost: $10,000 to $20,000.

        Metal

        Metal roofs are becoming an increasingly popular option among homeowners, since they’re cost-effective, environmentally friendly, energy efficient, and impact and fire resistant. They also last a long time, with a lifespan of around 70 years.

        Average cost: $5,000 to $12,000 (a copper roof will run you a lot more though, at an average of $25,000+).

        Slate

        Slate roofing has the longest lifespan of all roof materials at an impressive 100+ years. It’s fire resistant and mold resistant, and also absorbs moisture at very low rates. That being said, it’s also the priciest roof option, though you can save a bit by opting for synthetic slate instead.

        Average cost: $18,000 to $45,000 ($12,000 to $30,000 for synthetic slate).

        Clay tiles

        Clay tiles are more popular in some areas than others, and offer a huge array of colors and shapes to choose from. They have a lifespan of 50 years or longer and are quite simple to repair and/or replace in sections, versus needing a whole roof replacement if there are issues. You can save money by opting for concrete tiles instead of clay.

        Average cost: $13,000 to $30,000.

        As for why it make more sense to spend more rather than less on your roof, consider that the pricier roof options also have longer lifespans and increased durability. If you’re planning to be in your home for the long haul, then it’s worth considering a higher priced roof that comes with lower maintenance fees and a reduced chance of needing another replacement in 20 years.

        There’s also the matter of home value. Consider a metal roof, for instance, which due to its many benefits can offer a big and lasting boost to the price of your home. According to Home Guides, homeowners can expect to recoup an average of 85.9% of the cost of a metal roof, with those who live in eastern regions of the country getting an even higher return of 95.5% on average. Thus, even if you’re not planning to stay in your home for decades to come opting for a more expensive roof could pay off in other ways.

        Replacement vs. repair

        As you might expect, it’s a whole lot cheaper to simply repair a portion of your roof rather than replacing the whole thing—though it’s not always possible.

        Some roofing materials, such as clay or concrete tiles and slate, are usually quite simple and cost effective to repair, with the price of a full replacement not really being worth it unless your roof is nearing the end of its lifespan.

        However, sometimes a full replacement is going to be necessary, even if it means a much higher bill. This is certainly going to be the case when there is extensive roof damage, and especially if that damage has caused other structural issues to your home. It may also be the case that a patchwork repair will only buy you a small window of time before the problem recurs, which means you may end up paying for a repair and a replacement, when you could have just replaced the roof from the get-go.

        The only way to know how much your new roof will cost and what type of works needs to be done is to work with a professional. Bring in a roofing inspector for a qualified opinion, and then decide from there what your next steps are going to be.