Most roofs will last for between 15 to 50 years, so it’s not a common task that you need to take on or find prices for. Considering the length of time between roof replacement, the costs have likely significantly changed since the last time you replaced your roof.
Understanding the current costs to tear off and replace a roof can help you determine if the quotes you’re getting are reasonable or if you need to investigate why your roof replacement quotes are coming back so out of the normal price range.
Average Roof Replacement Cost
The national average roof replacement cost is $8,800, with the average range being $5,700 to $11,500. You’ll also need to pay an additional $1,500 – $3,000 to tear off the old roof, which increases the overall cost of your roof replacement.
|Roof Removal||$1,500 – $3,000|
|Roof Replacement||$5,700 – $11,500|
Example of Roof Replacement Cost (by SQFT)
The average price based on size to replace your roof is between $400 – $550 per square of material, but just like the overall average cost, the materials used will also factor into this price range.
Material squares are typically 100 square feet large, so times the cost of your square by how many hundred square feet your home is. For example, a 1,700 square foot home would be $400 x 17 for an approximate cost.
If you need to cut material squares up for obstacles on the roof or strange angles and turns, then your cost can increase as you’re paying per square in many cases and depending on the actual material.
Example of Roof Material Cost (Asphalt)
Asphalt shingles are the most common roofing material in the US due to their low price, and the average US roof size is around 1,700 square feet.
The total cost to tear off and replace an asphalt shingle roof that’s 1,700 square feet is $8,890, which is slightly lower than the actual average US cost to replace a roof.
|Roof Size||Asphalt Removal||Asphalt Replacement||Total Cost|
Roof Materials Cost
Your roof can be replaced with a variety of different materials, and in most cases, you don’t have to replace like for like if you want to upgrade the material used for your roof, though you will need to pay around $500 – $1,500 for reinforcement if the replacement material is much heavier.
Asphalt is overall the cheapest option, with vinyl and foam being slightly more expensive. In the middle ground, you have rubber, wood shake, and metal as roofing materials, and one of the high-end the, most expensive materials are slate, concrete, and clay.
|Material||Removal (SF)||Replacement (SF)||Total Cost: 1,700 Sqft||Lifespan|
|Asphalt||$1.60||$3.60||$8,840.00||15 – 18 Years|
|Rubber||$3||$6||$14,733||10 – 16 Years|
|Wood Shake||$4||$8||$19,644||30 – 40 Years|
|Slate||$6.58||$14.80||$36,342.22||70 – 200 Years|
|Concrete||$7||$15||$36,833||35 – 50 years|
|Clay||$7||$15||$36,833||50 – 100 Years|
The lifespan of different roof materials should factor into your decision as you could pay a higher price for certain materials which simply won’t last long, and you end up replacing them more often over the life of your home.
Average Cost To Replace A Metal Roof
The average cost to tear off and replace a metal roof is $19,644 for a 1,700 square foot roof. However, there are a number of different metal roof materials that can be used, so prices do differ depending on your exact type of roof.
|Type Of Metal||Removal (SF)||Replacement (SF)||Total (1,700 SF)|
|Steal Standing Seam||$1.89||$4.25||$10,436.11|
Average Cost To Replace A Flat Roof
For many flat roofs, instead of laying tiles, shingles, or installing sheets, layers of plastic or rubber are applied over the surface of the roof and then melted into place. The other option is for the material to be sprayed over the roof and stick to it.
Most of the materials come in squares which are generally equal to 100 square feet, so you can easily determine the cost of your roof based on the size and how many 100 square feet squares you’ll need.
|Material||Cost To Install Per Square||1,700 Square Feet Install|
|Modified Bitumen||$150 – $400||$2,550 – $6,800|
|PVC||$70 – $110||$1,190 – $1,870|
|Built-Up Plastic||$50 – $80||$850 – $1,360|
This type of roof replacement is a much cheaper option than many other materials. The lifespan of most of the roofs is 50 years, but you’ll need to perform maintenance every 10-20 years to match areas that have worn or are pealing away.
One of the big factors with flat roofs is that you can get away with minimal cost, but you get improved energy efficiency in the home during summer and winter, so it’s well worth using.
Average Cost Of Solar Roof Replacement
Adding or replacing a roof with a solar roof alternative is becoming a more popular option for many people looking to live greener lives. The average cost of a solar roof replacement is $37,145 for the material and $17,100 for batteries on a 1,700 square foot home.
However, across the US, the average cost for people replacing their roofs with a solar roof is $52,000 – $70,600 plus the required $17,100 for two standard solar batteries to store your power.
To have systems like the Tesla solar roof installed, you also need to have a consultation to determine if it’s feasible, and that can cost an additional $8,000 – $10,000 as a once-off cost.
Average Cost For A Green Roof
An alternative option for your roof is to build a green roof, which consists of covering all or part of your roof with vegetation; typically, this is going to be grass but could have other features installed as well.
Green roofing can start as low as $10 per square foot for a basic green roof and go up to around $30 for more complex designs and features.
Annual maintenance costs of your green roof average out to $0.75 to $1.50 per square foot, which makes them even more expensive and time-consuming each year.
The big benefits of a green roof are better soundproofing and insulation than standard roofing materials. You also get the benefit of a more beautiful roof which is a talking point for your neighbors, friends, and family.
Additional Cost In Roof Replacement
While this gives you a general cost, there are other factors that can impact your roof replacement cost, including:
- Your location, such as which city, state, etc.
- Roof pitch determines the slope or angle of your roof, which can make the work more challenging with a high pitch.
- Roof obstacles, such as a chimney, skylight, ventilation, etc.
- Plywood Sheathing
- Roof Decking
- Roof Underlay
Your location will have a significant impact on the overall cost; higher demand in more population-dense areas will increase prices. However, bigger cities, no matter the demand, will also have higher prices simply due to the higher cost of living.
The more challenging the roof installation is due to pitch or obstacles on the roof which increases the cost as the labor and time required will be significantly more than for a flat roof with no obstacles.
Cost To Install Roof Flashing
If you have skylights, chimneys, or anything else cut into your roof, then you’ll have flashing around the area underneath the roofing material. If you’ve noticed leaks or if the roofer finds damage, then it will cost between $200 – $500 per feature to replace the flashing.
Cost To Replace Roof Decking
Under your roofing material is your roof structure that consists of plywood sheathing or roof decking material; if there is damage, you may need to replace some of this material. In general, the cost is relatively low, but full replacement can add $600 – $800 for an average-sized roof, and with lumber costs going up prices are increasing.
Cost To Replace Roof Underlay
Typically you don’t need to replace the roof underlay though if there is damage, especially from things like rats or birds getting into your roof, then your underlay may need to be partially or fully replaced.
The average cost to replace roof underlay is between $0.33 to $0.71 per square foot of material used.
Repair vs Replace Roof Cost
A big factor when deciding whether to repair or tear out and replace a roof can come down to whether there are current issues and how old your roof is.
Typical roof repairs range from $200 – $500 for minor repairs, $500 – $1,500 for larger issues, and $1,000 – $3,000 for significant repairs required.
If you’re noticing significant leaks or other issues, then a repair may be a good option. However, if your roof is nearing or passed its lifespan, then replacing your roof can be a better option for the long-term health of your home.
Compare the age of your roof and the cost to replace it with how much a roof repair will cost and how much life you have left in your home.
You may be able to repair your roof to make it last another few years until you can cover the entire cost of tearing off and replacing your roof.
DIY Roof Replacement is Not Recommended
Tearing out and replacing a roof is not an easy task that a general DIYer will be able to handle on their own, unlike replacing a fence or painting a home. Your roof is one of the most important parts of your home as it’s the primary method for protecting you and your internal structure from the elements.
If you improperly install your roof, you may find that leaks become a significant issue and, if left too long, can cause structural damage or health issues in the home. Unless caught early, the damage done by a poorly installed roof can result in many more thousands of dollars in repair.
Even attempting to tear out your old roof by yourself can be a challenge; the ability to rip things off your roof is not a problem, but doing it without damaging the underlying structure will be the biggest issue, and if you cause damage, you may end up paying a few thousand more to have it repaired.
Benjamin is a certified financial advisor, with over 10 years of experience in the industry. He is knowledgeable about various business and financial topics, such as retirement planning and investment management. Ben has been recognized for his work in the financial planning industry. He has also been featured in various publications.