The roof is the most important element of any home’s exterior. It shields from the elements, protects the residents, and prevents moisture from creeping in.
The average cost to tear off and replace a roof is quite high, additionally, it is quite a time consuming project.
Knowing what to expect can help you prepare for the process.
To get started on your roof replacement project, contact your local roofing pros for FREE ESTIMATES!
Average Cost To Tear Off And Replace Roof
On average, the cost to tear off and replace a roof ranges between $5,400 and $11,640, with the national average of around $8,520.
You may wonder why there’s such a big price difference. The answer is that the final costs depend on several factors, like the size of your house, location, materials, labor costs, roof pitch, and potential damage found along the way.
| Square Feet | Price |
|---|---|
| 1,000 | $3,800-$5,250 |
| 1,200 | $4,230-$6,270 |
| 1,500 | $5,350-$7,600 |
| 2,000 | $6,700-$9,800 |
| 2,500 | $8,400-$12,000 |
| 3,000 | $9,700-$14,250 |
Price To Tear Off And Replace Roof Per Square Foot
Removing an old roof costs approximately $0.9-$4.7 per square foot.
Installing a new roof with asphalt shingles, the most popular type of shingles in the U.S., costs between $4.10 and $6.30 per square foot.
Keep in mind that these costs can easily double if you have rotting timbers or need extra support for heavier materials. Moreover, if you want to install luxury shingles, you can expect to pay up to five times more for the materials.
Cost To Tear Off And Replace Roof Per Square
Labor costs usually make up more than 50% of the total project, and roofing contractors charge between $143 and $285 per roofing square.
Note that a roofing square is 100 square feet. So, the total price per square foot ranges between $1.43 and $2.85.
Keep this difference in mind when asking a contractor for a quote.
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Popular Roof Replacement Materials
Since material costs make up around 40-50% of the total roof replacement costs, it’s important to consider several options and find the material that suits your preferences and budget.
Asphalt Shingles
Asphalt shingles are the most common roofing material in the U.S.
They are lightweight, easy to install, and DIY-friendly.
There are three types of asphalt shingles you can choose from: three-tab, architectural, and luxury.
Even though they’re made of the same material, these three types differ in their appearance.
Three-tab shingles used to be the most popular type in the U.S., but this has changed now. These days, architectural shingles are usually the go-to option for many homeowners because they give a roof more dimension.
Metal Roofing
Metal roofs typically consist of a series of metal (copper or stainless steel) panels locked at the seams or seamed mechanically.
Such roofs represent a high-end option but also an excellent investment.
Metal is resistant to climate conditions, energy-efficient, and easy to maintain. However, it’s also more expensive than asphalt shingles.
Cedar Shake Shingles
Cedar shake shingles represent a premium roofing material made of natural wood.
Their stunning appearance and excellent insulation properties make them appealing to many homeowners.
Cedar shake shingles can last up to 50 years, but only with proper maintenance.
Since they’re made of wood, they can be prone to damage. If you want to keep the shingles in excellent shape, you’ll have to clean and repair them regularly.
Slate Roofing
A slate roof is also a premium roof system made of natural slate tiles and other slate roofing materials.
The material is known for its aesthetics and durability, but it’s also quite expensive. That’s why many homeowners opt for asphalt shingles that resemble slate.
Slate is cut into square tiles and installed one by one, so the installation process usually isn’t suitable for inexperienced DIY-ers.
Did you know? Slate tiles are much heavier than other roofing materials. So, if you want to install them in your home, you may need to retrofit the walls to ensure they’re strong enough.
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How Much Does It Cost To Tear Off And Replace Your Roof Based On The Roofing Material?
The cost of tearing off and replacing a roof with asphalt shingles varies depending on the chosen type.
Average prices range between $5,200 and $11,300.
If you decide to install the shingles yourself, you can save around 50%. Of course, DIY options are recommended only to those with the necessary skills.
Did you know? Asphalt shingles are the most affordable roofing material.
If you want a metal roof, you can expect to pay anywhere between $5,300 and $17,400 for stainless steel.
Those who want copper should be aware that this is a more expensive option and can cost up to 25% more than stainless steel.
Tearing off and replacing a roof with cedar shake shingles costs $15,800-$28,300. They can be durable if you take good care of them and treat them to resist insects and mold.
However, proper and regular maintenance is another cost you should consider before installing these cedar shake shingles.
The average cost of tearing off and installing a slate roof is around $5,300-$23,200.
If you want to install a synthetic slate roof, be prepared to pay up to $28,500.
Slate is a popular choice for larger homes and has a natural appearance and long life expectancy, so many consider it a great long-term investment.
How Does Roof Shape Affect Roof Replacement Cost?
The three common roof shapes are hip, gable, and flat.
A hip roof features slopes on every side, meaning it has no vertical sides or gables. The hip is, in fact, the ridge where one section of the roof meets the other.
Since building and installing hip roofs can be complex, homeowners can expect to pay a higher price if they want a hip roof design.
Gable roofs have two sloping sides that meet at the top and form a ridge.
Gable roofs are relatively easy to construct and install, allow efficient drainage, and create reasonable attic spaces.
Flat roofs have a low pitch and are almost horizontal. However, they aren’t (or at least they aren’t supposed to be) completely flat since that would prevent proper water drainage.
Flat roofs use less material than other roof shapes and are easier to construct, which is why they are less expensive to replace.
Generally, hip roofs carry the highest price tag. However, this isn’t universal because there are additional factors to be considered.
Besides the material, different roof elements can play a vital role in the final price.
For example, if you want a steep roof pitch, you’ll need to pay more.
Moreover, skylights, plumbing pipes, ventilation, chimneys, and other roof features increase the final costs.
Many homeowners decide to get a fixed skylight, which costs more than $500, including the unit and the labor fees.
When To Replace A Roof
Since replacing a roof is a costly endeavor, many homeowners wonder when it’s time to update theirs.
Some homeowners may be able to get away with repairing their roof instead of replacing it.
The average cost to repair a roof is around $950, and most homeowners spend between $363 and $1,610.
As you can see, you can save thousands of dollars if you decide to repair your roof and not replace it.
Unfortunately, this isn’t always possible.
In some cases, replacing a roof is the only way to ensure your home is protected from the elements and moisture. Since there’s no universal answer to when a roof should be replaced, it’s essential to pay attention to signs that indicate this.
If you think you may need to replace your roofs, it’s best to start from the inside.
Go to your attic and look for light coming through the roof, moisture, stains, or streaks. If you spot any of these, your roof’s structure is damaged.
You should also look at your records and check how long ago the roof was replaced, repaired, or maintained.
Moreover, if you’re not sure, check what material the roof is made of. Every material has its average lifespan.
Regardless of the material, if your roof was installed more than 20-25 years ago, it’s time to at least get it inspected for damage.
If you notice cracked or damaged shingles, it might be a sign your roof structure is deteriorating.
Of course, this isn’t always the case.
Sometimes, roof shingles can get damaged due to heavy storms. You may be able to take care of the damage by simply replacing the damaged shingles.
One of the clearest signs that indicate it’s high time you considered a replacement is a droopy, saggy roof. Such scenarios usually happen due to trapped moisture or rotting boards.
Saggy roofs should be replaced as soon as possible to avoid further damage to the entire home.
Moss is another sign it might be time to replace your roof.
Moss indicates trapped moisture, which can ruin a roof completely.
While you can brush the moss, be sure to address the underlying problem and treat the cause. This frequently means replacing the roof.
Pro Tip: Let a professional inspect your roof and suggest solutions. In some cases, a seemingly large issue can be resolved with a simple (and affordable) repair.
Cost per sq. ft.
Roof Size:
Roofing Material:
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Importance Of A Quality Roof
Although its significance is often neglected, a quality roof is the most important element of any house, and here’s why:
It Provides Structural Support
A roof represents the backbone of any home.
Simply put, a roof keeps the entire home together.
It Offers Protection
Your roof is the barrier between your home and the exterior world.
If it’s in good condition, your roof will protect you and your home from rain, snow, ice, hail, wind, branches, debris, and other elements. If the roof is in poor condition, you’ll notice leaks, mold, mildew, and other issues that can escalate quickly and affect your home.
It’s Energy-Efficient
A quality roof provides exceptional insulation. It will keep the heat in during the winter and out during the summer.
Therefore, homeowners who maintain their roof in excellent condition see lower cooling and heating bills and enjoy more comfort inside their home.
It Increases Home Value
A high-quality and well-maintained roof increases your home’s property value.
The roof of a house is usually the first thing potential buyers notice.
If it’s covered in moss, has damaged shingles, or looks dented, potential buyers will think the rest of the house hasn’t been kept up either.
On the other hand, if your roof is spotless and in excellent condition, the buyers will be more interested in purchasing the home and willing to pay a higher price.
It Lowers Insurance Rates
Since a quality roof makes a home safer, many insurance companies will give homeowners lower insurance rates.
It Enhances Your Home’s Curb Appeal
A quality roof has a major impact on your home’s exterior.
It makes the house more visually appealing and gives it a cleaner, sleeker look.
Choosing A Trustworthy Roofer
Choosing a trustworthy roofer is one of the most important steps you need to take. If you do not hire the right contractor, you could pay more for a poor-quality job and end up with an unstable, improperly installed roof.
Here are a few tips that can help you choose a trustworthy roofer:
- Ask for a recommendation – If you know a family member or a friend who has replaced a roof recently, reach out to them and ask them for a recommendation and contact information.
- Read online reviews – If there are several roofing contractors in your area, check their online reviews. You’ll likely find valuable information from past customers and narrow your options.
- Call several contractors – Once you come up with a list of potential contractors, call them to discuss details. Ask them about their experience, employees, and past customers. You can also ask them for a list of previous clients you could contact.
- Ask for an estimate – Narrow your options to a few contractors and ask them to come to your house for an estimate.
- Choose the contractor based on their experience, knowledge, patience, and professionalism.
Pro Tip: If you get an offer that’s too good to be true, it probably is. Extremely low offers may indicate the contractor uses poor-quality materials.
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How Much Does It Cost To Tear Off Two Layers Of Shingles?
Sometimes, homeowners decide to install a second layer of shingles on their roof to postpone repairs, save money, or enhance the roof’s appearance.
However, installing two layers has numerous disadvantages.
For example, moisture and other issues are harder to detect, and the heat gets trapped between the layers. Not to mention that the second layer of shingles adds extra weight to the house and can shorten the shingle warranty.
As you may assume, removing two layers of shingles requires more materials and increases labor costs.
Removing the second layer will increase the price by about 30%. So, if removing one layer costs around $3 per square foot, you’ll pay around $4 for removing two layers of shingles.
How Much Does It Cost To Replace A Roof On A 3,000-Square-Foot House
The final price of replacing a roof on a 3,000-square-foot home depends on numerous factors, like materials, labor costs, roof shape, etc.
Typically, average costs range between $9,700 and $14,250.
Average Cost To Tear Off And Replace Roof 2,000 Sq. Ft.
Tearing off and replacing a roof on a 2,000-square-foot house costs $6,700-$9,800.
Keep in mind that the prices can be much lower or much higher depending on the chosen roofing material and your roof’s design.
How Much Does A 1600 Sq. Ft. Roof Cost?
Replacing a 1,600-square-foot roof costs around $5,700-$8,100.
You can save around 50% if you install the roof yourself.
However, if you don’t have the necessary skills, experience, and tools, it’s better to let professionals handle it.
Cost per sq. ft.
Roof Size:
Roofing Material:
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Average Cost To Tear Off And Replace Roof 1,500 Sq. Ft.
The average cost to tear off and replace a roof on a 1,500-square-foot house ranges between $5,350 and $7,600.
Of course, the final project price can be much lower or higher. If your roof has a steep pitch or you want to install numerous roof features, you’ll need to pay more.
Average Cost To Tear Off And Replace Roof 1,200 Sq. Ft.
If you have a 1,200-square-foot home and want to replace the roof, you’ll need to pay between $4,230 and $6,270.
Homeowners who want to use premium materials could end up paying twice as much, if not more.
Average Cost To Tear Off And Replace Roof 1,000 Sq. Ft.
Tearing off and replacing a roof on a 1,000-square-foot house costs approximately $3,800-$5,250.
Pro Tip: If you install the roof yourself, the final costs can be much lower. Keep in mind that you should consider DIY only if you have the proper skills and equipment.
Average Cost To Tear Off And Replace Roof With Metal
Metal roofs are long-lasting, eye-catching, and resistant to climate conditions.
The average cost of tearing off and replacing a metal roof ranges between $3.20 and $25.50 per square foot, depending on the chosen material and the roof’s size and slope.
How Long Does It Take To Tear Off And Replace A Roof?
The average length is usually between one and 12 days.
Although a roofing contractor can estimate how long it will last, numerous issues can arise along the way. For example, if the contractor discovers any unexpected damage, they’ll need more time to fix it properly and continue with the replacement.
Moreover, the timeline depends on your home’s size, location, weather, materials, and scheduling.
Protect Your Home
Replacing your roof has numerous benefits.
From protecting your house and lowering bills to enhancing your home’s property value and curb appeal, a quality roof replacement can be one of the best investments.
Choose the desired material, hire a reliable contractor, and enjoy a quality roof.
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For over 20 years Leo has run a successful roofing business in New England, specializing in metal roofing, as well as cool flat roofing technologies. Having replaced and installed hundreds of roofs in New England, Leo has first hand experience with pretty much every residential roofing material and roofing manufacturer available in the US.
