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Replacing a roof is one of the costliest upgrades a homeowner can make
Roofing contractors look at several variables to determine the price of a new roof, including its size, pitch, accessibility and cost of materials. Because of this, prices for a new roof can range drastically.
In terms of a ballpark figure, although,the average cost of a new roof runs as low as $5,000 for a basic asphalt shingle roof — the most commonly used roofing material in America — to $25,000 and up for higher-end roof types. The average price, he says, is $12,000 to replace an architectural shingle roof in his market.
Calls to contractors revealed that prices range from $4,500 to $10,000 to tear off and replace an roof with basic shingle in 2016. Prices can also vary greatly depending on where you live.
A roof’s size is the largest cost factor. Roof size affects costs.
Roofers charge per roofing square. A 10-by-10-foot (100 square feet) area is equal to one roofing square.
For example, if a roofer were working on a roof that is 3,000 square feet, it’s broken down into 30 squares,
Pitch of the roof impacts price
Another variable in pricing is the roof’s pitch, or slope. Some roofs have a high pitch, while others have a low pitch or no pitch at all — all factors which affect the cost of the roofing project. A roof with a pitch of about a 7:12 ratio — the first number represents the height and the second the length — or higher isn’t walkable and may require extra safety harnesses and equipment. A 7:12 roof, for example, means that for every 12 inches it runs horizontally, the roof rises 7 inches vertically. A roof of 7:12 or greater is a steep roof, and we charge more money for that. The work just naturally goes a lot slower with a steep roof. You can’t stack stuff on the roof, and you have to wear harnesses.
Roofing companies also charges more for pitches above 7:12 because of the difficulty and because the company pays more in insurance costs.
Another factor is accessibility to the roof.
How hard is it to get a truck in there close to the house?
Can the roofing crew back the truck close to or against the house? If not, they will have to carry the materials all the way out to the trucks, and that can be more expensive. Tearing off a heavier roof can also increase labor costs.
Type of roofing material matters
According to Costhelper, which provides average cost for consumer products, it costs from $1.20-$4 a square foot to remove and replace the roof or $1,700 to $8,400 for a typical 1,700-2,100 square foot ranch-style home, with a gentle slope.
According to Homewyse, which provides average costs for home improvement projects, the cost per square foot for a wood shingle roof is between $6.37 and $8.77. That equates to about $1,274 to $1,754 per 200 square feet (or for two squares).
Homewyse estimates the cost and labor for an asphalt roof for a 1,200-square-foot house in larger markets across the country ranges between $4,100 and $6,000.
Highly rated roofing contractors tell us that asphalt is the most affordable roofing option, followed by wood, metal, tile and slate. Materials for a metal roof can cost upwards of $1,800 per 100 square feet. You can pay twice as much for a metal roof compared to asphalt shingles, and as much as five times more for slate.
While a good asphalt shingles may last 30 or more years, metal, tile, and slate may last 50 or more years, which can play a role in determining the type you want
Other roofing cost factors
Water damage can also add to the final costs of a roofing project. Oftentimes, water damage isn't noticed until after the roofer has removed shingles and looked at the deck.
Significant water damage can also change the project from a roofing repair to a replacement.
Another factor that can affect the price is whether your home has chimneys or skylights. Having them can increase the cost of the project, as roofers must work around them.
The cost of repairing flashing around the chimney can range from $200 to $500, while repairing it around the skylight can average between $300 and $500.
You may be able to save money by overlaying an existing roof, instead of replacing it. However, doing so typically lowers the lifespan of the new roof and could void any warranty you'd expect on labor and shingle.