The roof replacement service is very complex in nature – usually, the work of at least several people is required to complete it. Many materials are also used. The sum of hundreds of details and many hours of work translates into the final cost, which is often calculated in tens of thousands of dollars. Have you ever wondered what factors translate into the price of roof replacement in the United States? If so, you’ve come to the perfect place – everything will become clear in a moment.
Table of Contents
Cost of Materials
The cost of replacing a roof depends on many factors, but is mainly affected by the materials used, such as the main roofing material, underlayment, sheathing, gutters, trim, vents and flashings. Below we’ll introduce you to each of these components, explaining their role in the roof system and estimating their cost for a 2,000-square-foot roof.
Rooftop Material
By far the most important material affecting the final cost of a roof is the roofing material. There are indeed many to choose from – asphalt shingles are the most popular, due to their wide selection, good spoil resistance and affordability. Products such as GAF Timberline HDZ cost between $100 and $145 per square (100 square feet), which for a 2,000-square-foot roof costs $2,000-2,900. Higher quality products such as CertainTeed Landmark Pro cost $130-200 per square, raising the total cost to $2,600-$4,000.
Another popular roofing material is wood shakes, which cost a bit more through their many advantages and aesthetics. An example is the Cedar Valley Shingles product, a square of which costs $400-600, bringing the total to $8,000-12,000.
Ceramic tiles, such as Boral Roofing, range from $600-800 per square, combining for a cost of $12,000-22,500. With their remarkable durability and many other strengths, slate roofing and metal roofing are the most expensive, as their prices range from $800-1,200 per square for slate and $480-750 per square for standing seam steel roofing. Prices for a 2,000-square-foot roof will start at $9,600.
Underlayment
A very important element in terms of moisture prevention is the underlayment. Synthetic products such as Tyvek Protec 120 cost around $150 per roll (one covers about 1,000 square feet). Covering a 2,000-square-foot roof with a synthetic underlayment will cost $300 to $400, unless a cheaper felt underlayment is used, in which case the total can be reduced to as low as about $200.
Sheathing (If Needed)
If the wood has rotted or is damaged in some other way, it will be possible to replace the roof sheathing. The most common materials, such as OSB (Oriented Strand Board) or plywood, cost from about $40 to $120 per sheet covering 32 square feet. The total cost, therefore, will range from $2,500 to $7,500, depending on the material and labor chosen.
Gutters (If Needed)
When replacing a roof, gutter replacement is usually not necessary but often recommended. Standard variants of aluminum gutters cost $6 to $11 per linear foot, which, for an average-sized house, translates into a total cost of about $1,200-$3,300. You will be also in need of downspouts – that’s another $400-800 for average-sized house.
A more desirable type are copper k-style gutters, due to their durability and aesthetics. However, they are considerably more expensive, as their cost settles around $15 to $25 per linear foot, making the total amount for the same size property will start at $4,500 and end at $7,500. Copper downspouts are also significantly more expensive. That’s another $2,200-2,900.
Trim
Another optional expense is the replacement of trim, including fascias and soffits. In this case, too, the price depends on the grade of material chosen. For more budget solutions, such as PVC or primed wood, they start at a $4 to $5 per linear foot, which translates into a total cost of about $600 to $1,250 in most homes. Premium materials, such as aluminum or composite wood, will cost a bit more, at $7 up to $20 – making the total amount rise to over $1,500.
Vents
An important element in preventing moisture buildup and heat damage are roof vents to ensure proper airflow. Static vents are somewhat less expensive, as a Lomanco 750, for example, costs about $30 to $80 per vent, noting that a typical ventilation requires 4 to 6. This brings the total cost to $120 to $480 for all of them. Another type of ventilation is ridge ventilation, for which systems cost $5 to $10 per linear foot (using the GAF Cobra Ridge Vent product as an example), which translates into $100 to $200 for a standard-sized roof.
Flashings
Another item that cannot be bypassed are flashings – they are installed around chimneys, vents and other edges to protect these areas from water ingress. There are two types of flashing that are sure to be used when replacing your roof – drip edge and step tin.
A basic aluminum drip edge flashing costs about $3 per linear foot. Typically, flashing on your new roof will be worth no more than $500 – $700. If better quality and elegance is required, you can invest in custom copper flashing, for which you will have to pay more than twice as much.
Roof Surface and Shape – Labor Cost
If you add up all the prices of materials, the price of replacing the roof is not high. However, keep in mind that this is basically an unrealistic value, because you need to take into account the cost of roofers’ labor.
It is rare that asphalt shingle roof replacement is performed by only one person. It is, of course, possible, but due to the organization of the company, such work is usually done by 2, 3 or 4 people. A separate person handles the pricing of the project, and if your roofing contractor is a large company, the materials may be supplied by someone who handles only that.
You can assume that the smaller the roof, the higher the labor cost per square foot of its surface area will be. This is due to the presence of fixed costs associated with this service – setting up tools and transporting bundles of shingles will not be cheaper if you have a small house.
You probably won’t be surprised if we tell you that the shape of the roof also has a big impact on the price of its replacement service. Dormers, mansards, domes, multiple slopes and roof pitch translate into the amount of time roofers will have to spend on the job. If you have a simple house with a single-pitched roof, the job goes very quickly. Thus, a job to replace a simple gable roof will cost $3 to $7 per sqft, while if the project is very complicated, the rate will rise to $8 – $15.
Type of Rooftop Material
There is a big connection between the roofing material and the cost and time of the roof replacement service itself. This is because each of these materials has a separate installation method that will determine how demanding the entire process will be.
Asphalt Shingles
At the same time, asphalt shingles are the most popular, as well as the simplest solution. Thanks to their light weight and ease of handling, solo-working roofer is often able to cover 50 to 150 square feet of roof in an hour – such a result makes asphalt shingles one of the most time-efficient options. If you’re dealing with a standard roof, it usually takes no more than two days to cover it with shingles. Their simple installation keeps labor costs low. Rates range from as low as $1 to $2.5 per square foot.
Cedar Shakes
More labor-intensive than asphalt shingles are cedar shakes. In exchange for visual appeal, the installation time for roofing shingles made of this material is increased, due to the need to individually align and nail each shingle, as well as the proper layering and spacing to ensure proper drainage. Each of these elements affects the length of the process and reduces it to 30-60 square feet per hour per roofer. The precise processing that cedar requires increases both material waste and labor costs. These range from $3 to $8 per square foot.
Metal roofs
Metal roofs require precise measurements and properly installed fasteners – this is crucial to secure the panels and maintain watertightness. In this case, it is difficult to accurately estimate prices and time, as there are a lot of different variations (Among other things, whether standing seam or corrugated panels will be used). Typically, the time for such an installation of ready-made snap-lock panels will be able to be determined as 150-250 square feet per hour per roofer. When it comes to custom-made onsite panels, 100 sqft per hour must be considered good. Labor costs range from $0.5 to $3.
Terracotta tiles
One of the most expensive and time-consuming materials to install, are terracotta tiles. During installation, each tile must be individually laid and secured, and because of the fragility of the material, terra cotta tiles require very careful handling. Even skilled crews can only handle 60-120 square feet per hour per roofer – a big difference between other materials. Labor costs are typically between $6 and $12, which is also much more than the cost of other materials.
Ultimately, while materials like asphalt shingles are more labor-efficient, premium options like cedar shakes or terracotta tiles require significantly more time and skill, driving up overall replacement costs.
Your Zip Code
The cost of replacing a roof is also affected by the geographic location of the house. Factors such as local labor rates, material availability and regional demand can significantly affect prices. In wealthier neighborhoods, roofing services can be more expensive. Specific percentages vary and are often 10% or 20% higher in wealthier areas than the national average. For example, according to NerdWallet, when it is $7,000 per 1,000 square feet, in exclusive areas, the average price can rise to $7,700-8,400. This increase takes into account higher operating costs and premium services.
Reputation and Quality of Your Roofing Contractor
Another important factor affecting the cost of roof replacement is, of course, the reputation of the chosen contractor. Companies with good reputations often charge more for their services, due to their experience, reliability and access to skilled labor. In the roofing industry, profit margins for roof replacement services range from 10% to 40%, depending on the company’s position in the market. Premium contractors with reputations, excellent reviews and certifications are at the higher end of the spectrum, reflecting the quality of their services.
In addition, companies that offer extended warranties or are certified by top material manufacturers, such as GAF Master Elite or Owens Corning Preffered Contractor, tend to charge more. Such certifications inform the customer that the contractor meets stringent requirements, ensuring proper installation practices and using high-quality materials. While such factors raise costs, they do provide peace of mind. Hiring a less reputable contractor, on the other hand, may reduce initial costs, but this is likely to backfire in the future, due to inferior workmanship or a limited warranty.
Summary
As you can see above, the cost of replacing a roof really depends on a number of factors, such as the cost of materials, the construction of the roof, how the roofing is installed, the geographic location and the choice of contractor. Roofing materials, from asphalt shingles to metal panels to terra cotta tiles, vary significantly in both price and installation requirements, significantly affecting the total cost. In addition to the roofing itself, there are many additional materials to consider – these include underlayment, flashing, gutters and trim.
Smaller roofs may have a higher cost per square foot, while a variety of complex projects require additional time and labor, which also increases the price. Location also plays an important role, making residents in more affluent areas pay up to 20% more for a roof replacement. A cost-effective investment that also comes at a higher cost is hiring a reputable contractor, which will protect you from unnecessary expenses in the future due to poor quality work.
