Are you planning on replacing or installing a new roof? Perhaps your roof is too old, or have active leaks, or you simply don’t like the look or the color and want to install a new roof of your preference?
Whatever your reason is, this article will help you determine what cost is fair when it comes to roof replacement or new roof installation. This will also help assure that your project can be done properly.
Most roofing contractors quote a roof replacement or new installation on a per square foot roofing formula rate. It means the bigger the house the more expensive the cost. One roofing square is equivalent to 10 feet x 10 feet area, which is 100 square feet x 1 roofing square.
There are different types of roofs in the market today. There are also so many roofing contractors to choose from so it’s important that you invest and choose wisely.
Main factors that determine the cost:
The location of your home or commercial building will considerably impact the cost. The cost to replace a roof of a single-story home in Dallas Texas is less expensive compared to North Carolina. Similarly, the cost in Denver Colorado will be more than the cost in North Carolina.
The reason for this is because of the climate factor. The short season of roofing for the estates located up north can also be considered. Also, the building codes are stricter when it comes to roof protection for snow and ice during wintertime. They require the installation of ice and water shield, metal drip edge, and metal valleys.
B. BUILDING OR RESIDENTIAL SIZE:
The size of the building will considerably impact the cost, including the time frame, of your roofing project. If the building is bigger then it means there will be added materials and labor. Don’t forget that roofers usually estimate the cost on a per square basis. There are also several factors that will affect the overall cost of your roofing project.
C. ROOFING AND BUILDING MATERIALS:
Roofing and building materials price range are constantly changing depending on many factors. Example of these factors are supply and demand, transportation and gasoline cost, and overhead cost from the roofing manufacturers. We can also include the shortage of employees to produce a high demand during hurricane seasons.
A good example was when we recently had an increase of 25% in 2020 due to the Pandemic COVID-19. During that time, there were also hurricanes. Our roofing suppliers and manufacturers were also experiencing personnel and raw materials shortages.
These problems caused extended lead times which means a shortage of shingles for distribution and a shortage of contractors.
- Roofing underlayment:
It can be made of felt paper, synthetic felt or ice and water shield. This roofing material is the second barrier that protects your roof from leaks or water intrusion.
Roofing underlayment is a building code and needs to be replaced with the roof at all times, there is certainly an additional cost to remove and replace it.
- Asphalt, laminated and Premium shingle roof:
This is the most common roofing system used in the US due to its cheaper price, good appearance, and easy installation. This roofing material is made out of oil-based shingles. Its price can go up and down depending on the market cost of oil and petroleum.
Examples of Asphalt and laminated shingle roof types
- Three-tab single layer with a 25-year warranty.
- Architectural dimensional laminated and asphalt shingles with lifetime or a 30-year warranty
LIFETIME WARRANTY IS A MYTH! There is no shingle that will last for a lifetime. This is just a strategy of roofing manufacturers to try to compete with the shingle designers with a 50-year warranty.
Increasing the warranty terms from 30 years to a lifetime will never increase the durability. Increasing the thickness, the fiberglass layer, or granules in their product is the only way.
- Premium designer shingles 50-year warranty like Camelot, Slate line, Presidential or Carriage house
- Metal roofing systems:
Metal roofing systems are typically rolled formed. This can be made out of steel, aluminum, or copper. The price can change depending on the market price per specific metal.
We don’t usually see a big change in aluminum or steel prices. However, copper changes a lot from time to time.
Types of metal roofing systems:
- Multi-rib corrugated or R-Pane 20 years to 30 years of warranty with 26- and 29-Gauge steel painted square.
- Standing seam metal roof 30 years to 40 years of warranty. It has 24, 26 and 29 Gauge steel painted depending on the fabrication of the roofing panels. The radius and swooped roofs are usually more expensive.
- A Flatlock system is typically made out of copper. This roofing system can be installed on a low slope and mechanically seamed flat and soldered at the seams. This roofing system can last up to 100 years.
- Slate, Concrete and Spanish Tile:
- These materials are known in the roofing industry to have the highest quality and long lasting. Once you install any of these tile roofing, you will never have to install another type of roofing again. Just in case, most manufacturers offer a 50-year warranty. If concrete, Spanish or slate roof tiles were properly installed, it is reasonable to expect even 150 years of longevity.
- The prices of these materials are also expected to be higher than asphalt shingle roof materials.
Slate Tiles can cost around $1,000 to $4,000 per square (100 SF of roof area). That means it is the most expensive material when it comes to Tile Roofing.
Concrete Tiles are more economical, with costs of $400 to $450 per square. Clay Tiles cost around $675 to $1400 per square. Lastly, a Spanish Tiles can cost from $600 to $1000 per square.
- Wooden Shakes:
- This type of roofing material gives a rustic vibe to a home’s exterior and enhances its traditional aspects and captures attention. Also, Wood Shakes are traditionally hand split, which gives a rougher texture and finish. Shingles are much thinner than Shakes. This is why Shakes have a much different appearance after installation.
- Cedar wood is a popular choice for wooden shakes since it’s the most affordable and effective option for covering your roof. Cedar shakes can resist strong winds, hail, snowstorms, heavy rain and other severe weather. This leads to fewer repairs and replacements after a storm with cedar roofing.
- With proper maintenance, these roofs last for around 30 years.
- Take note that wood shakes can cost 50 to 100 percent (or twice the price) more compared to a shingle installation. These days, it can cost around $600 to $670 per square.
Important (Labor) factors that will determine the total cost of the replacements are:
- The height of the building or house, whether if it is one, two, or more stories
- The complexity of the roof, simple gable roof or hipped/valleys roof
- The steepness of the roof low slope vs steep roof
- The amount of roofing penetration vents, pipes, skylights, chimneys, flashing on the walls, etc.
E. THE LIABILITY AND EXTRA WORK PROTECTING HOMEOWNERS
These include belongings, landscaping surrounding the home, Pools, hot tubs, roses bushes, Japanese maple trees and expensive decks and windows.
F. ROOF ACCESS
This is the distance from the main road or the drive way to reach the roof line. Some homes are located uphill or downhill. This makes the roofing process more difficult (e.g. to remove, dispose and install the new roofing system).
G. COSMETIC METAL ROOFS
These include work likedormers and metal roof tie installation. These are accents that provide added aesthetic and practical value to a house. If a house contains a dormer, then the cost of replacing or installing a new roof will instantly increase. If there’s a need to install or replace metal roof ties then that will also result in a higher project cost.
H. ROOF DECK REPLACEMENT
Building code is one of the most important things in the preparation of the new roof. Roofers must replace any rotted or water damage board, or uneven or curly plywood before installing a new roof.
A nice and solid substrate roof deck is the fundamental factor of a properly installed new roof. Typically, roofing contractors inspect the attic of their clients to estimate the number of boards needed to be replaced. This will give the homeowner an idea in advance regarding the additional cost for the wood roof deck replacement.
Another common practice is to write in their contracts that roofing deck repairs are not included in their estimate. And once removed the shingles they will charge an additional amount per sheet replaced. Wood repairs range from 50 to 60 per sheet.
I. SKYLIGHTS REPAIR OR REPLACEMENT
During the process of getting a new roof, including repair, it’s always recommended to replace your existing/old skylight. Most of the time, homeowners keep their existing skylight to avoid the additional expense.
They just ask the roofer to install new flashing along with the new roof. New flashing can run from $300 up to $1,000.00 depending on the size of the skylight.
Full replacement of a skylight can run from $600.00 to $1,800.00 depending on the size of the window and the complexity of the replacement. To repair or replace a skylight on a metal roof, tile or wood roof is more expensive than asphalt shingles costs.
J. DUMPSTER FEES
Disposing old roofing materials can run from $500.00 up to $700.00 depending on your location and the container you choose. Instead of dumping the debris yourself, it is better to let the contractors take care of this. Shingles and other roofing materials can be extremely bulky and heavy. That is why it can be troublesome and can even cause accidents especially if you have young children around.
K. ADDITIONAL LAYER OF SHINGLES OR DOUBLE LAYER
Having another layer of shingles or double layer in your home will definitely increase the cost of the replacement. It can range from $50.00 up to $80.00 per square depending on the complexity of your roof. This will obviously require additional materials and labor.
L. CODE REQUIREMENTS
Some cities or states require permits for construction related projects. These projects include roof replacements, installation of ice and water shield and metal drip edge, and other additional items. This additional work can increase the cost of your new roof. Always ask for the government regulations to your roofing contractor before replacing your roof.
Remember, this article is just a basic help to get you started with your roofing project. Our goal is to give you enough information to make a sound decision. If you need more detailed information about your roofing project, then please don’t hesitate to contact us.