Don’t you just hate it when you go to a website and you land on an article, read it, only to find out at the end of the article that you need to contact someone to get the answer you were searching for? It usually goes something like this: ” to find out more information on our costs and prices, click this button to contact us!”
Listen, we get how frustrating this can be, so we promise to not only have the difficult conversations about price but also to be transparent and provide you with as much information as we can upfront.
The cost of having your roof replaced is a lot like purchasing a car. There are many variables and options that will determine the final amount needed to cover your particular style or taste, right?
Many of the same model vehicles come with options for more horsepower, special paint, or tire and wheel packages. Do you love upgraded interior packages with a sunroof or a panoramic view? Let’s not forget about the amazing electronic packages available.
So, do you prefer the basic model or the one with all the bells and whistles? Or maybe somewhere in between? Well, just like buying that perfect vehicle, the one that's just right for you, there are a lot of “bells & whistles' to choosing a roof that is just right for you.
Since we have helped over ten thousand clients over the past few decades, 28 years and counting, we decided to put our experience to work right here for you. Whether you choose to use RoofCrafters for your roofing project or another local contractor, we just want to be a part of your journey and help educate and inform you so you make a well-informed decision about your roofing investment.
There are many factors that go into determining the cost to get a new roof, so we’ll do our best to make it easy to understand. In this article, we'll cover the 3 main factors that determine the cost. We'll show examples of the most popular roofing materials used on homes and businesses. We'll also provide you with the average cost of the top 7 roof materials most commonly used. Let’s get started, shall we?
The 3 Main Factors Considered When Calculating the Cost to Tear-Off and Replace a Roof
The cost of replacing your roof varies depending on many factors, here are the 3 main factors that are used to determine the price.
The type of roof material you select will greatly impact the cost.
The total square footage of the roof area that needs to be covered.
The complexity or difficulty of your roof project, such as, how steep your roof is or how many stories your home has, and will your local roofing contractor be able to get their equipment close to your home.
Most homeowners can expect the cost of their roof to average between $11,200 and $17,100. This price is based on a typical 3 to 4-bedroom home, with a standard 2-car garage. Installing an architectural shingle.
Of the 4 asphalt shingles types, the architectural asphalt shingles shown above are the most popular materials installed on residential homes.
The price may be slightly less, but it could be a little higher. But typically it will fall somewhere in between depending on all the project-specific factors. Every home has different roofing components that are needed for your roof. Every roofing project is a little different, therefore calculating the exact cost of your roof without seeing it would be nearly impossible.
To get the exact cost for your roof you would need to have your local roofing contractor come out. They'll do an onsite inspection and take exact measurements. Hey, If you are ready to move forward now, I know a guy! We'll send one of our expert estimators out to measure and perform an onsite inspection and discuss the different roof options with you. If so, you can schedule your inspection here.
The Top 7 Roofing Materials Installed in the US
The roof materials you choose are one of the main determining factors that go into calculating the cost of your roof replacement. Here are 7 of the most popular roof materials and the average cost for a new roof.
3-tab shingle roof average cost $7,300 to $10,600
Architectural shingles average cost $11,200 to $17,100
Upgraded architectural shingle average cost $13,100 to $19,000
Designer shingle roof average cost $18,300 to $29,100
Screw-down metal roof average cost $16,500 to $31,700
Standing seam metal average cost $27,500 to $42,300
Spanish tile roof average cost $33,700 to $69,800
The Cost to Roof a Home With a 3-Tab Shingle
3-Tab asphalt shingles are the least expensive and therefore will be the most economical shingles available.
The 3-tab shingles are often referred to as builder-grade shingles. They are commonly installed on new construction homes and investment properties. They do come in a wide variety of colors. They’re good if you have an extremely tight budget. However, they’re not so good if you are looking for the highest quality and protection from storms.
Cost: Least expensive shingles, 3-tab average around $7,300 to $10,600.
Aesthetics: They are very flat and the 3 -tabs provide a slate-like look.
Lifespan: In most climates, they will last between 12 to 15 years.
Protection: Being the lightest of the asphalt shingles they provide the least wind warranty of the 4 shingle types at only 60 mph compared to 130 mph for the other 3 options.
For a 3-tab shingle roof on a home with 2 straight sides. Without chimneys or skylights, the average cost is $7,300.
A 3-tab shingle roof on a house with 2 stories. A little more complex, the average cost is $8,950.
A 3-tab shingle on a home that is more complex. The roof has several valleys and gables, the average cost is $10,600.
Cost of a New Roof With an Architectural Shingle
Architectural asphalt shingles are heavier than the 3-tab shingles. They'll provide you with a better wind rating than the 3-tab shingle. A higher wind rating gives you more protection during a storm.
Architectural shingles are sometimes referred to as laminated or dimensional shingles. During the production of the shingle, the manufacturer laminates shingle parts together. This laminated part creates depth or provides dimension.
Fun fact, this shingle was designed to look like real wood shingles. So, in my opinion, the darker colors look more natural. Especially the brown colors. Maybe because they resemble a real wood shake shingle roof more than the gray colors or light gray colors. Maybe it's because I know they were designed to look like wood shingles and wood shingles are brown!
The architectural shingle is also the most popular shingle used here in the United States. This shingle provides a greater wind warranty and depending on weather conditions it lasts 7-10 years longer than the 3-tab shingles.
Cost: Architectural shingles typically cost around 10% to 15% more than 3-tab shingles Average cost $11,200 to $17,100.
Aesthetics: These shingles provide a dimension that will provide more curb appeal.
An architectural shingle on a house with 2 straight sides. Without chimneys or skylights, the average cost is $11,200.
An architectural shingle on a home that is a little more complex. With a dormer and a few valleys, the average cost is $14,150.
An architectural asphalt shingle on a home that's more complex. With several hips and valleys, the average cost is $17,100.
Cost to Replace a Roof with an Upgraded Architectural Shingle
Upgraded architectural asphalt shingles will provide you with the same economic ease as the other shingles. The major difference is the added curb appeal.
Side by side with its little brother the ‘regular’ architectural shingle, there really is no comparison. This shingle is made with more asphalt. It's heavier in weight. The extra weight makes it a thicker shingle. This creates more definition and gives your roof more of a 3d look and dimension. This will provide extraordinary curb appeal.
It’s common sense. A heavier shingle has less of a chance to blow off, right? These shingles also come with longer algae warranties. That means the black streaks won't be able to grow on your roof for a very long time. Bonus, because it will look better for longer without the black streaks.
Yes, It does have a greater upfront investment. It'll also stay on longer during a high wind storm and it provides your home with much more curb appeal. If you don't want a basic shingle roof or the most common shingle roof and are looking to make an impact on your home’s curb appeal, then this one may be the right one for you!
Cost: The upfront investment for these heavier architectural shingles is typically 10 to 15% more than the regular architectural shingles. Average cost $13,100 to $19,000.
Aesthetics: The thickness of these shingles creates a very noticeable difference that provides an extra pop from the street.
Lifespan: Created with more asphalt in the shingle, these shingles typically last 25 to 30 years.
Protection: The heavier a product the less likely it is to blow off in a major wind storm. These shingles can weigh as much as 100 lb per square foot more than regular architectural shingles depending on the manufacturer you go with.
They are by far the heaviest of asphalt shingles. Because of the extra weight, these shingles will certainly be the last to blow off during a high wind storm. Designer shingles will add tremendous aesthetic value, they will provide your home with a stellar curb appeal with their one-of-a-kind unique designs.
If you want your home to stand out from the rest. Or if you want all the neighbors to be jealous and ask you what type of roof you have on your home, this may be the right roofing shingles for you.
Cost: Designer roofs have the most upfront investment and will cost anywhere from 20% to 25% more depending on which designer shingle you choose. Average cost $18,300 to $29,100.
Aesthetics: These shingles are specifically manufactured to provide the most curb appeal.
Lifespan: You can expect these shingles to last 30 to 40 years.
Protection: Designer shingles are the heaviest of the shingle family. With the proper installation, these provide unmatched wind and protection from severe storms.
For a designer asphalt shingle on a house with an easy roof pitch. Without chimneys or skylights, the average cost is $18,300.
A designer asphalt shingle on a complex house with 2 stories or split level. With a chimney or a skylight and valleys, the average cost is $23,700.
A designer asphalt shingle roof on a house with 2 stories or split level. More complex, with a chimney, dormers, and several valleys, the average cost is $29,100.
3 Things to Consider When Choosing an Asphalt Shingle Roof
Do they fit my budget? (So, what is the average cost?)
How long will they last?
What type of maintenance will be required?
1. The cost of the materials
Of all the different roof materials available today, asphalt shingles are the most economically priced for any home or business. The ease of installation, combined with the 4 different grades of shingles make them appealing and an exceptional option for roofing any home or business.
2. The expected lifespan of asphalt roof shingles
3-Tab asphalt shingles can be expected to last 12 to 15 years
Architectural asphalt shingles can be expected to last 18 to 23 years
Upgraded architectural asphalt shingles can be expected to last 25 to 30 years
Designer asphalt shingles can be expected to last 30 to 40 years
All shingles come with manufacturers' material warranties that are pre-determined by each of the manufacturers through research and studies. The expected lifespan provided above is all based on the actual lifespans that we have seen over the past 30 years in the roofing industry.
3. Roof maintenance can prolong the expected lifespan
Having roof maintenance done twice or even once per year will help prevent premature roof failure. Preventative maintenance, such as, keeping leaves and debris off the roof and checking all your pipe penetrations and flashings to ensure they are properly sealed. These simple tasks will prevent the most common roof leaks and extend the life of the asphalt shingles.
What Are the Pros and Cons of an Asphalt Shingle Roof?
The pros of an asphalt shingle:
Weather-resistant, fire-resistant, and wind-resistant. Asphalt shingles are proven to resist sunlight, heat, cold, water, and ice. They also comply with fire and wind standards.
Economical, easy installation, and low maintenance. Asphalt shingles are produced at a high volume, which reduces the cost compared to other roofing materials. Combine the ease of installing an asphalt shingle roof with little to no maintenance and this makes it one of the most economical roof materials available today.
Aesthetics and style options.
The cons of an asphalt shingle:
Being the most economical, they lower lifespan than other products such as metal, slate, or clay tiles, which means they will need to be replaced more often.
Asphalt shingles also have a lower wind rating than metal, slate, or clay tiles roofing materials, making them more likely to get
Now that you know all about asphalt shingles let’s talk metal roofing.
The 3 Most Common Metal Materials Used for Roofing in 2022
The 3 metal roof materials that are most commonly installed on homes and businesses in the US over the past 30+ years and in 2022 are:
These materials are all available in standing seam panels, panels with exposed fasteners, or a shingle-style profile.
Aluminum Metal Roofing
Aluminum is one of the most naturally energy-efficient metal roof materials. It is highly reflective, fire-resistant, and non-corrosive. So, if you live on or near the ocean or saltwater this is a great choice of metal material because it will not rust.
Aluminum metal comes in different thicknesses; typically, we use a 032, 040, or 050 thickness for roofing. The higher the number the thicker the aluminum will be. 032 and 040 are most widely used on roofs
Aluminum also comes in a mill finish or a painted finish. Mill finish will provide you with a raw metal look and it will oxidize into a naturally beautiful raw metal finish. Aluminum also comes in a wide variety of painted finished colors. Most of the paint finishes come with a 40-year paint warranty with some manufacturers offering a 45-year paint finish warranty.
Standing seam metal roofs require a very high skill set to get a properly installed roof system that will last you 75+ years if the workmanship is done right. Because aluminum is a softer material it makes it a little easier for the installer to fabricate the flashings and custom metalwork needed to get a great finished roof.
Steel Metal Roof
Steel roofing is the most popular material used for metal roofing products. Steel metal is galvanized steel that is hot dipped or coated in a zinc coating. Steel is less costly and can be as effective and efficient as the other metal materials that are available.
The steel most commonly used for roofing comes in 24 gauge, 26 gauge, and 29 gauge. Don't get fooled, unlike aluminum, the lower the number the thicker the steel metal roofing will be.
4 of the most widely installed steel roofing profiles installed on homes or businesses:
Standing seam metal panels (12”-18” wide panels)
Interlocking steel shingles (slate or shake look)
5-V crimp metal roofing (2-foot wide screw-down panels)
Maxi-rib or multi-rib panels (3-foot wide screw-down panels)
Because steel is not a non-corrosive metal, these metal roofing materials require a painted finish. Paint finish warranties range from 20 years to 45 years depending on the thickness, type of panel, and the manufacturer of the materials.
Steel metal roofing is very cost-effective and offers a wider range of prices depending on which profile you choose, the thickness of the metal, and the paint warranty the manufacturer offers.
Galvalume Metal Roof
Galvalume metal is also a metal that has a steel core and is coated with aluminum to prevent corrosion. Galvalume is much like steel roofing and comes in the same thicknesses, 24 gauge, 26 gauge, or 29 gauge. It is also available in all 4 of the different panel profiles.
The main difference with galvalume is that it comes as a mill-finish metal product, so it does not get a painted finish. This makes it slightly less expensive and easier to work with as the painted materials can get scratched during installation if not handled carefully. It is also a great option to use around the ocean or if you live anywhere near saltwater.
Which Metal Roof is Right for You?
When deciding which metal roofing to choose for your home or business consider these factors;
Desired Curb Appeal
The Cost to Roof a House With a Screw-Down Metal
A screw-down metal roof is also referred to as an exposed fastener roof, an agricultural panel, a 5-V crimp roof, a maxi-rib, or a multi-rib panel. The screw-down roof is designed to give you the look and feel of a metal roof. But exposed fastener roofing requires less labor to install than a standing seam metal roof system.
However, the exposed screws will require some maintenance somewhere between 5 and 10 years.
For a screw-down metal on a house with 2 straight sides. Without chimneys, skylights, or valleys the average cost is $16,500.
A screw-down metal roof on a home with 2 stories. A little more complex, with a chimney, dormers, and a couple of valleys, the average cost is $22,750.
A screw-down metal roof on a house with 2 or 3 stories. More complex, with a chimney, walls, and several valleys, the average cost is $31,700.
The Cost Replace a Roof With a Standing Seam Metal
Unlike the screw-down roof system, there is little to no roof maintenance needed for a standing seam roof system. A standing seam metal roof is one of the best roofs. It may be the top roof option available for any home or business.
And yes, as you can see from the figures below, this roof installation comes with a much higher upfront investment. Because standing seam metal roofing is the highest quality for metal roof systems.
One of the reasons is that superior installation methods require skilled metal roofers. The installation goes much slower than with a screw-down metal roof system. Standing seam metal installed correctly will provide your property with the highest wind protection around.
For a standing seam metal roof on a house with 2 straight sides. Without chimneys, skylights, or valleys the average cost is $27,500.
A standing seam metal on a house with a roof that is a little more complex. Has a couple of hips and valleys, the average cost is $34,900.
A standing seam metal roof on a house with 2 or 3 stories. More complex, with a chimney, walls, a skylight, and several valleys, the average cost is $42,300.
The Cost to Tear-Off and Replace a Tile Roof
A tile roof or tile roofing is sometimes referred to as a Spanish roof or a Spanish roofing tile. It's one of the premium roof materials available today.
Tiles are made from clay or concrete materials. The cost of concrete tiles vs. clay tiles is similar. Both tiles are designed for longevity and to appeal to a certain architectural design. Typically these are installed on Mediterranean, European, Modern, and of course Spanish-style homes.
Because of the weight of tile roofs, your home or business needs to be pre-engineered for a tile roof. The average weight of a tile roof is 1000 pounds per square.
For a tile roof on a house with 2 straight sides. Without chimneys, skylights, or valleys the average cost is $33,700.
A tile roof on a more complex home with 2 stories or split level. the roof has several hips and valleys, the average cost is $51,750.
A tile roof on a complex house with 2 or 3 stories. With a chimney, walls, or a skylight and several hips and valleys, the average cost is $69,800.
Can I Afford a New Roof?
Sure, you can estimate replacement costs on your own, but getting in contact with a professional roofing company will always be your best bet. They'll be able to catch all the details needed to complete an entire roofing system and give you an in-depth explanation.
When it comes down to how much you can expect to pay for a new roof, and if you can afford it, any reputable roofing company will offer you financing options so you can stay within your budget. If you're eager to talk to one of our friendly representatives about new roof costs, go ahead and drop us a line on our contact page. We'll reach out to you as soon as possible to schedule your inspection.