Are the shingles on your roof starting to buckle or curl? Did a strong storm sweep through your area, taking some of your roof’s shingles with it? You may be able to get away with repairing or replacing the shingles on your roof — temporarily. However, it’s often easier and more cost-effective to replace an aging or damaged roof, but that doesn’t mean it’s cheap.
Getting a new roof is a significant expense, and it’s important to understand how much it will cost and what the price includes so you can budget accordingly. We spoke with Kyle Shirley, owner of Sol Vista Roofing, to find out how much you can expect to pay for a new roof if yours is no longer getting the job done.
What affects the cost for a new roof?
The cost to replace a roof includes more than just the price of the shingles. Many factors affect how much you’ll pay for a new roof.
Material and labor costs
Some roofing materials are more expensive than others. For example, if you opt for an asphalt shingle roof, you’ll pay less than if you choose concrete tiles. Learn more about different types of roof shingles to help you decide what’s best for your home. The cost for a new roof and the price of labor varies significantly based on where you live.
Roof pitch and house height
It’s more difficult to access the roof on a two- or three-story house. If the roofing company needs to bring in scaffolding or a crane to load materials onto the roof, it will likely cost you more. If you’re hoping to get extra living space or improve the curb appeal, weigh the pros and cons of raising your roof during the re-roofing process.
Steeper roofs cost more to replace. Learn more about the most common roof shapes and types.
Existing roof type
It was common to layer a new roof on top of the existing one in the past. However, new building codes don’t allow that anymore. If you have multiple layers of roofing material that you need to remove, it will be more expensive. “It takes a lot of man-hours to take those layers off,” Shirley says.
Roof size, complexity, and roof deck
The larger and more complex your roof is, the more expensive it will be to get a new one. If your roof deck is in good condition, you can put the new roof on top. However, if it’s wet, rotted, or otherwise damaged, you’ll have to pay to replace the deck, which will increase the total cost of the roof replacement.
What’s the typical cost of a new roof?
The roofing material you choose greatly affects the cost of a new roof. Although prices can vary based on location, these are the prices Shirley is seeing in 2022 in Colorado, where his business is located. These prices include obtaining the roofing materials and permits, removing and disposing of the old roof, and installing the new one.
- Asphalt shingles: $5.50 to $8.00 per square foot
- Metal panels: $11 to $15 per square foot
- Concrete tile: $10 to $14 per square foot
- Synthetic materials: $9 to $19 per square foot
- Stone-coated steel: $10 to $13 per square foot
According to Shirley, the average roof size of a house is about 3,000 square feet. At a minimum, a new roof would cost $16,500 to replace a 3,000-square-foot roof with asphalt shingles ($5.50 x 3,000), but could be more.
How do you know if you need a new roof?
Some clues that you need a new roof are subtle. For example, buckling or curling shingles, water damage, or sagging are signs that it may be time for a new roof. Replacing a roof can be costly, so make sure you know how often to replace your roof and how your roof type impacts homeowners insurance.