How much does it cost to replace a roof? Expecting your roof to last forever is as unreal as hoping that your roof can be replaced inexpensively. Even though a good roof often lasts for 25 to 50 years (or even longer), eventually wear and tear sets in and makes either repair or replacement necessary. In this short report, we will discuss how much does it cost to replace a roof and offer some guidelines that will help you when the time comes to find a roofing contractor.
When To Replace Your Roof
How much it costs to replace your roof will depend upon many factors such as the size of your roof, the climate conditions in your area, local rates charged by contractors and their team of workers, and the nature of work involved in replacing the roof. The NCRA suggests viewing the expense as being distributed over the lifetime of the roof, rather than as a single upfront cost.
To arrive at this estimation, you must calculate the total cost of the roofing job which includes material and labor, and then divide it by the expected total number of years that the roof will be intact. That way you will be able to tell if the choice of repairing an existing roof is more cost effective than having it replaced.
Typically roofing contractors will quote you a rate based on squares (100 square feet of roof needing replacement). Most homes are between 2000 and 2400 square feet in size, and this can be used as a rough rule of thumb to compare how much does it cost to replace a roof.
Cost of Removing a Damaged Roof
When you have decided to replace your roof, the first step to take is remove or replace whatever is damaged in the previous roofing frame. The material must either be torn off or prepared so that the new roof can be laid over it. How much it costs to replace your roof will depend upon how many layers exist in the older roof. Usually the rates quoted will be between $90 and $170 per square foot.
Then comes the actual job of laying a new roof. Asphalt shingles roofing is the least expensive since the material is inexpensive and labor is relatively less difficult. Steep roofs will cost more as the contractors must work under harder conditions. Taller buildings will cost more to roof than one-story ranch-style homes.
How much does it cost to replace a roof when you are simply overlaying a new roof over the previous one? Well, obviously it will cost less because you have done away with tear off costs. But be warned that not all roofs can be handled that way, because codes and zoning laws prohibit the laying of too many layers unless the supporting structure is reinforced. Also, an overlaid roof has one-fifth lower life expectancy than a new one, which partially offsets the higher cost of roof replacement.
Cost of Replacing a Roof
Once the roof is prepared and ready for work to begin, roofers must make sure there is no ongoing damage or leak. The problems must be fixed first before new shingles can be laid. Protective under-layment may need reinforcing if the older roof has to be torn off.
How much does it cost to replace a roof after the old one is removed? Asphalt shingles roofs will cost between $110 and $140 per square, while slate roofs are almost the same. Wood shake roofing is more expensive at $150 to $215 per square, and clay tiles are slightly costlier. Metal roofing is in a higher bracket still, costing between $350 and $1100 per 100 square feet for roof replacement.
A higher cost will apply for materials that have longer warranties and are more durable and long lasting. Decorative or composite shingles that have special features such as solar panels are also more expensive. The use of protective membrane for waterproofing can run to an added $70 per square and removal of plywood decking will cost $50 to $60 per sheet.
Among other factors that impact how much does it cost to replace a roof are any necessary permits and orders to comply with governmental regulations. These will vary by area but some contractors will charge a flat fee to cover all exigencies.
Going by these estimates and approximating the average roof area to be 2,400 square feet, a roof replacement can cost upwards of $10,000 – a figure that grows bigger if you use premium roofing materials. For instance, metal roofs made of copper or zinc can run well in excess of $30,000 for a similar roof area.
So the next time you think about asking how much does it cost to replace a roof, keep all these factors in mind – and realize that even the most meticulously computed estimate can only be a rough indication.
