Reviewed & Approved on September 9, 2020 by Cati O'Keefe, Expert Home Building & Sustainability Contributor.
Written by HomeAdvisor.
Installing a new roof costs between $5,000 and $10,000 on average. Prices vary depending on several factors, as discussed in-depth below. If you're not sure where to start, local roofing contractors can offer quotes to set your budget by.
Reviewed & Approved on September 9, 2020 by Cati O'Keefe, Expert Home Building & Sustainability Contributor.
Written by HomeAdvisor.
National Average | $932 |
Typical Range | $364 - $1,531 |
Low End - High End | $150 - $6,900 |
National Average | $832 |
Typical Range | $325 - $1,356 |
Low End - High End | $150 - $4,225 |
National Average | $8,253 |
Typical Range | $5,421 - $11,121 |
Low End - High End | $900 - $45,000 |
2021 Notice: Material & Labor Prices are Surging
Demand for roofing has grown over the past year. And, as a result, manufacturers are increasing materials prices. Prices have gone up 5% to 10% this year, and many parts of the country are experiencing long delivery times. If you're planning a roofing project, we recommend starting as early as possible in the season, preparing for potential price fluctuations, and allowing extra time to order materials.
Though the cost of this project is substantial, replacing a problem roof sooner rather than later will spare you added repair costs. Roofs keep moisture and inclement climate conditions from destroying your home. Plus, this project generally raises property value.
When calculating the cost of a new roof, remember that you'll have a variety to choose from which can impact cost. Contractors will estimate their rate based on factors, including:
Before you hire a contractor, confirm that they have the proper license and insurance to avoid legal problems.
Installing metal roofs cost $5,000 to $12,000 and asphalt options are $5,000 to $10,000. The majority of homes in the United States have asphalt shingles because they're affordable and easy to install and repair. However, metal styles are gaining popularity for their beauty, energy efficiency and durability in extreme weather and climates.
Asphalt shingles range from $100 to $150 per square (or 100 square feet) and metal roofing ranges from $300 up to $1,800 per square. The price for asphalt is much less than the price of metal roofing. In fact, the total asphalt shingle roof price is less than half of metal.
Material | Cost Per Square (110 sf) |
---|---|
3-tab | $100 - $480 |
Architectural/ Laminate | $100 - $160 |
Felt underlayment | $20 per roll |
Synthetic underlayment | $20 - $25 |
Material | Cost Per Square |
---|---|
Steel or aluminum shingles | $250 - $375 |
Corrugated steel panels | $100 - $200 |
Stone-coated steel | $350 - $550 |
Standing seam | $400 - $700 |
Copper or zinc roofing | $700 - $900 |
Tin | $300 - $1,500 |
Why choose metal over asphalt? The biggest reason is its longevity. It can last 50 years or more with little maintenance, whereas you’ll have to replace asphalt every 15 to 30 years.
Other benefits of metal are:
Below is a breakdown of major differences between asphalt shingle and metal. You can explore the pros and cons further in our guide to metal vs. asphalt:
Option | Asphalt Shingles | Metal Roofs |
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Cost |
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Durability |
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Heating/Cooling |
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Fire Resistance |
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Weight |
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Professional Installation |
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Metal roofs that look like shingles cost $275 to $375 per square in material costs. Metal sheets are typically $100 to $200 per square in material costs. Standing seam panels cost $400 to $700 per square – a much more expensive sheet option.
Metal shake roofing and shingles are:
It costs $400 to $700 per square to install a low- to mid-range metal roof over asphalt or wood shingles. There are a few things to know before pursuing this project:
Painting a metal roof costs $1,000 to $3,500. You can have it painted in any finish, color or style you want. There are special coats available from low to premium quality. Investing in the premium quality will cost a few hundred dollars more, but it often comes with a lifetime warranty and looks better.
If you choose not to install asphalt or metal, there are various other materials to choose from. Any type of shingle roofing will cost anywhere from $4,000 up to $120,000 with installation.
Below, you’ll find the prices, life expectancies and material-specific features of other common roofing products.
Materials | Cost Per Square(material only) | Lifespan(in years) |
---|---|---|
Plastic Polymer | $400 - $1,200 | 35 - 50 |
Clay Tile | $800 - $1,800 | 75+ |
Concrete Tile | $150 - $250 | 30 - 50 |
Slate | $800 - $1,800 | 125 - 200 |
Wood (cedar) | $250 - $600 | 15 - 30 |
Asphalt | $100 - $150 | 15 - 30 |
Metal | $120 - $900 | 50+ |
Plastic polymer costs $400 to $1,200 per square and comes styles that imitate wood, tile and slate. These materials are repurposed recycled plastic and are not composites of other materials.
Clay tiles cost $800 to $1,800 per square. They are natural clay and resemble what you'd see on an Italian or Spanish home, though some varieties resemble wood shake or slate tile.
Slate tiles are priced at $500 to $1,700 per square and are also natural clay and also appear like Spanish, Italian or wood shake, depending on their design. There are many pros and cons of slate roofing:
Wood shake costs $250 to $600 per square. It is a natural material, often made from cedar and redwood, which helps it resist rot during inclement weather. They’ll last longer with proper care, so read our guide to making roofs last.
A square of concrete or cement tile is priced at $150 to $250. They mimic the appearance of wood or ceramic tiles without being fragile or burning during a fire.
When installing a roof, there are various other factors that play into the price. Some factors you should consider are:
Be sure you speak in-depth with several contractors ahead of the project so you know exactly what you're paying for. Here are some other common factors to keep in mind before you proceed with a replacement or installation.
If you're replacing your roof, your estimate will include removing the old shingles. Disposing of the old materials increases labor and overhead costs.
In some cases, you can install new shingles over the old ones. This is known as re-roofing and is often less expensive. However, this method may be too heavy for the decking structure. Most building codes states that if you have two or more layers of roofing, you must remove them.
There are two roofing warranties to keep in mind the manufacturer's warranty for defects in material and another warranty from the contractor to cover installation problems. Read them carefully to know what's covered or not. You don't want to pay for a lot of repairs and maintenance because the warranties don't cover what they should.
You could save money if you replace your gutters and flashing during your roofing project. Your project will be more expensive upfront, but building this work into your total is often less expensive than having them installed as a separate project.
Mobile home roofing costs $1,000 to $3,000 to replace. These calculations are for single-wide size homes, which are 600 to 1,300 square feet. Two of the most popular options for materials are metal and asphalt. Using higher-end materials on larger homes will come at higher rates. Other common options for mobile home roofing include:
Every roof type is a shape: squares, rectangles, trapezoids and triangles. Below are some tips for making the calculations yourself, or you can use our roofing calculator.
To calculate the area of your roof, you need to multiply the length and width of your roof to get a rough estimate.
Length x Width = Area
Use a tape measurer to find out the length and width and then multiply the two numbers to get the area. You can also get a rough measurement by measuring one floor of your home. If a single floor of your home is roughly 1,200 square feet, your roof should be around that square footage as well.
Then you'll need to calculate pitch and slope.
You don’t have to go on the roof to calculate the pitch or slope. There is a pitch card available from manufacturers that you can use from the ground. Roofs usually have one of three pitches, unless they're designed specifically for a special type of home:
Once you have the pitch or slope and the sum of all of the sides, you can come up with a rough estimate of the actual area using the pitch table.
Pitch | Multiply By |
---|---|
3 in 12 | 1.04 |
4 in 12 | 1.06 |
5 in 12 | 1.08 |
6 in 12 | 1.12 |
7 in 12 | 1.16 |
8 in 12 | 1.20 |
9 in 12 | 1.25 |
10 in 12 | 1.30 |
11 in 12 | 1.36 |
12 in 12 | 1.42 |
So using the first example, if your roof with a tape measure is 1,200 square feet with a pitch of 3/12, that means your actual square footage can be calculated as:
1,200 x 1.04 = 1,242 square foot of roofing
There will be extra calculations for eaves and overhangs, but contractors will know how to do these calculations, so be sure to consult with them before buying the materials.
Estimating roof size is crucial in determining your material needs. Precision ensures accurate estimations for materials and accessories. Inaccurate measurements could lead to unnecessary spending. Double-check with the professional on your measurements before moving forward.
Asphalt shingles are the cheapest roofing material at $100 to $150 per square. Standard styles of metal and concrete are also low-priced options.
Metal roofs are $120 to $900 per square and are not usually cheaper than asphalt shingles, which are $100 to $150 per square. They will also cost more to install, ranging from $70 to $500 per square in labor versus $50 to $175 per square for asphalt (not including overhead expenses). However, metal will last two to even five times as long as asphalt and could be a better value.
There are high-end asphalt products that exceed the price of standard metal roofs and there are also low-cost metal roofs that run close to the price of asphalt. For the most part, however, metal will be more expensive than asphalt.
Asphalt shingles are usually cheaper than both concrete and clay tile roofing. Asphalt is $100 to $150 per square and is easy to install, versus concrete at $150 to $250 per square and clay at $800 to $1,800 per square. When you add labor, it’s often more expensive to install tile because of the weight and process.
Rolled roofing is a cheap alternative material that you can only use in specific situations. It is not intended for most residential applications. Rolled styles work for some garages and sheds, but can’t offer quality protection for homes. The best option for low-cost roofing is asphalt.