How much does a new roof cost? (Guide 2023) (2023)

FAQs

How much does a new roof cost? (Guide 2023)? ›

The average cost of a new roof is $10,000, with projects typically ranging from $8,500–$14,300. The exact price depends on the roof material, labor cost, your location, and more.

Asphalt shingles typically cost between $5.50 and $12.50 per square foot. For a 1,700-square-foot roof, materials will likely cost between $9,350 and $21,250 for the shingles and materials alone. For a 3,000-square-foot roof, you can expect to pay anywhere from $16,500 to $27,500.

Nationwide, a new roof generally costs anywhere from $5,000 to $10,000, with the average roof replacement costing $7,523. As these numbers indicate, that $30,000 figure is an outlier. Consider also that roof costs vary by geographic location.

However, winter is usually the cheapest time of year to replace your roof. This is simply because winter is the slowest time of year in the roofing industry. Because of this, roofing contractors' prices are generally the lowest or more competitive during the winter months.

A reputable roofing contractor will recommend that you replace your roof somewhere around 80-85% of the manufacturer's life of the roof. For example, you should consider replacing a 25-year roof around the 20-year mark.

Fall is the universal go-to season for roof replacement. With spring's mild temperatures and early summer's weather consistency, fall is commonly referred to as the best time of year to replace your roof.

Shingle Shortages & Increased Cost

If you are in the process of getting your shingle roof replaced or repaired, you understand the pain that the shingle shortage in 2021 caused. There are several issues that homeowners are facing: Limited Color Selection. Longer wait times for delivery.

The labor and time it takes to install your new roof

Installing a roof takes skill, takes time, and is labor-intensive. This makes labor and time two huge reasons why a new roof costs so much. If anything takes time and labor during the project, it shows up in pricing.

The most expensive type of roofing material is slate.

For comparison, you can actually expect to pay at least 4 times more for a slate roof than you would for the most commonly used asphalt roof. Be aware, if your home can't handle the weight of a slate roof the way it is, you'll have to retrofit it.

Roofing Cost Per Square Foot

The cost of installing a new roof costs between $4 and $40 per square foot—or about $7 on average—including both labor and materials. Remember that in roofing terms, this means between $400 to $4,000 per roofing square, or about $700 for the most popular materials.

How can I reduce the cost of my roof? ›

Typically, a new roof installation is a two-day process, but it depends on the size of your roof. Some jobs can be completed in a day while others may take three. Whether your roof replacement will take one day or three, it will be very disruptive to your children and pets.

Fall (September, October, November)

The transition to cooler temperatures produces a prime time for roof replacements. Fall is considered the best time to replace your roof and here's why: Comfortable temperatures (for the crew and shingles!) Mild Weather.

Lighter colored shingles might be better for longevity than dark colored shingles because of the way they react to light and heat.

Concrete, clay, and slate tiles have an average lifespan of 100 or more years. They are without a doubt the materials that last the longest but are also, bar none, some of the most expensive. Slate roofs are often called the “forever roof” because they can last seemingly forever.

As mentioned above, homeowners are legally limited to two layer of roof shingles. Therefore, if you already have two layers, you'll need a full tear-off. Additionally, if your roof is severely damaged, it likely won't be able to support the weight of a reroof and will need to be torn off.

Asphalt Roof Shingles

3-tab asphalt shingles are the most cost-effective, but they also last the shortest amount of time. Dimensional asphalt is gaining in popularity because they are only around 15% more costly than the 3-tab option, but they last much longer.

General life expectations of roofing materials:

Asphalt Shingles (3 tab Shingles): 15 to 20 years. Asphalt Architectural Shingles: 20 to 30 years. Built-Up Roof: (tar and gravel) 10 to 20 years. Modified Bitumen Roof: 15-20 years.

Cost to Replace Architectural Asphalt Shingles

The cost to install 30 year architectural shingles is usually about $350 to $500 per square. 50 year architectural shingles are even stronger, and are considered premium. The cost of this type of shingle may range from $450 to $700+ per square.

The most common residential roofing material used in the United States, asphalt shingles are popular because they are economical and easy to install. These shingles can be reinforced with fiberglass or organic materials (cellulose) without changing the appearance of the shingle.

Why not to shingle over existing shingles? ›

Putting shingles on top of shingles can lead to a number of problems, including bumpy surfaces, improper inspections, long-term costliness, lack of leak installation, weight strain, warranty concerns, building regulation violations, and decreased energy efficiency.

One of the most common asphalt shingle issues that contractors are called out to fix is blistering. This happens when moisture trapped within the shingle expands and pops/breaks through the surface and creates an exposed spot. Most of the time, blistering occurs during the high-temperature summer months.

The Remodeling Report for 2019 found that a metal roof, on average, cost homeowners $38,600 and increased home value by 60.9 percent. Compare this to their findings for asphalt roofs, where the average homeowner spent $22,636 and got a return of 68 percent.

If you're someone who needs a more technical answer, this article explains that roofs with good resale value tend to be neutral-colored. This includes tan, brown, black, and gray.

Asphalt roofing is one of the more cost-effective roofing material choices, popular in homes around the country. An asphalt shingle roof is relatively simple to install, affordable, and somewhat durable, depending on your chosen style.

Slate is the most durable and longest-lasting roofing material, with a life expectancy of more than 150 years. The next most durable material is clay, which has a lifespan of about 100 years.

The cheapest roof design is a roof with just hips, which are the sloping part, while the gable is the triangular bit on the end of the roof. A lot of subdivisions require a roof with hips and gables (rather than just a hip roof) so that is the most common form of roof construction.

So, how many contractors should you call for an estimate? I would recommend getting at least 2 and a maximum of 3 quotes for your roof replacement. Be aware, no two contractors are going to quote your roof for the same price. The difference in these prices can be drastic.

At the cheaper end, you'll find thinner metals (26 to 29 gauge) with a lifespan of 20 to 25 years. High-end metal roofing (22 to 24 gauge) is popular in northern regions because of its ability to send snow sliding from the roof, and it's durable enough that it can easily last more than half a century.

Why a new roof is a good investment? ›

Investing in a new high quality roof can increase the value of your home by improving functionality, energy efficiency, stability, and curb appeal for your property. So, whether you're planning on selling or looking to invest in the security and personal value of your home, a new roof is a wise investment.

One advantage to winter roof installation is that in a slow season, prices typically decrease and availability increases.

Asphalt Shingles

Asphalt is the cheapest of all roofing materials in the market and will last you between 15 to 30 years. This is the best option for homeowners facing budgetary constraints. It is also widely available and comes in a variety of colors.

Repair costs can be expensed the year the expenditure is incurred, while improvements are added to the property cost basis and depreciated over an extended period of time. The cost of a new roof on a rental property is expensed by depreciating the improvement cost over 27.5 years.

Asphalt Shingles: 15-30 years. Wood Shingles: 20-25 years. Rubber Roofs: 30-50 years. Metal Roofs: 50-75 years.

The area of your roof and your house will also determine the length of time. On average, your typical residential home in the United States will have an area of 1600 – 1700 square feet. In most cases, your average roof will be reshingled in a span of 2 – 3 days.

In extreme cases, it could take three to five days. Depending on the weather, complexity, and accessibility of your home it could even take up to three weeks. But unless it's a large home, a roof can typically be replaced in a day.

The truth is, a 30-year shingle will not really last 30 years. The expected service life of a 30-year product, if properly cared for, is approximately 25 years. If it's not cared for properly, that 30 year shingle will only last 12 to 15 years. That's one of the big misconceptions in the roofing marketplace.

A reputable roofing contractor will recommend that you replace your roof somewhere around 80-85% of the manufacturer's specified lifespan. For example, a dimensional asphalt shingle roof has a lifespan of 30 years. You should start considering a replacement around the 27-year mark.

What is the most ideal roofing color? ›

If your home has a traditional look, then neutral roof shingle colors like gray, brown, or white will be best. If your home is more modern, bolder red or dark blue colors will look great. Also, make sure that whatever color you choose doesn't clash with any other colors on the property.

A general rule of thumb is that lighter roof shingles go best with a light palette of paint choices for your house. Darker-colored shingles complement the same tones in your home's paint accents.

Asphalt Shingles: 15 – 30 Years

Inexpensive and reliable, asphalt shingles are the most popular roofing material but also one with the shortest lifespan.

Roof Decking

Under any good roof is a solid framework upon which everything else is secured. Just like the frame of a house that bolsters the walls and floors, the decking of a roof holds up everything necessary.

If you're looking for the strongest type of roof, you're looking for a DECRA metal roof. Since 1957, DECRA Metal Roofing has set the industry standard for durability and longevity.

The most durable types of roofing are slate and clay tiles but they're more expensive than materials like metal or wood. Functional roofing alternatives like green roofs and solar shingles are among the most expensive types.

This is because your roofing contractor usually allows 10% to 15% extra shingles to account for waste when installing a new roof. They estimate how many squares are needed, leaving extra to fit your roof's features, such as chimneys, hips and valleys.

Composite roofing shingles are usually more durable than asphalt shingles as their materials can better withstand harsh weather conditions. Both options have water-resistant properties that help prevent algae growth. Composite shingles can handle more powerful wind storms, from 110 to 190 mph winds.

Roofing material that lasts the longest are concrete, clay or slate tiles. These materials significantly outperform other natural products like wood shakes or any manufactured roofing materials including asphalt shingles and metal roofing. Although these materials have a good lifespan, they are not as durable.

Does Medicare pay for Shingrix in 2023? Medicare now covers the complete cost of Shingrix, the vaccine that helps prevent shingles.

How much more do 30 year shingles cost? ›

Cost to Replace Architectural Asphalt Shingles

The cost to install 30 year architectural shingles is usually about $350 to $500 per square. 50 year architectural shingles are even stronger, and are considered premium. The cost of this type of shingle may range from $450 to $700+ per square.

The cost of 30 year architectural asphalt shingles would cost around $4.50 per square foot or $450 per square, but can go up to $7 per square foot.

Typically, architectural shingles cost about 25% more than 3-tab shingles, but they are now considered the standard for high-end homes. Due to their look and quality, architectural shingles may be the best type to use if you want to increase the overall value of your house.

As of January 1, 2023, these vaccines – including for shingles, which can cost some seniors almost $200 dollars, and Tdap, are now free because of the Inflation Reduction Act – President Biden's new law to lower prescription drug and health care costs.

Everyone pays a Part B monthly premium, even people with Medicare Advantage plans. In 2023, the Part B standard premium is $164.90 per month, down from $170.10 per month in 2022. If you have a higher income, you may pay more. The Part B deductible dropped to $226 in 2023, down from $233 in 2022.

Shingles (herpes zoster) vaccine

People aged 71 to 79 years can get a free catch-up vaccination until 31 October 2023.

It's more affordable.

Simply adding another layer of shingles doesn't require as much labor as it would take to remove them first. Therefore, labor costs are much lower for overlay roofs.

Shingle Roof Cost Per Material

Prices are based on a cost of around $30 to $35 per bundle of asphalt three-tab shingles or about $90 to $100 per square.

The 25 year shingle also known as the 3-tab shingle has a clean design and is the more economical option, on the other hand the 30 year dimensional shingle will provide an extra 40 mph resistance. Both shingles have a distinct style. Upgrading to 30 year shingles will give your house a different look.

So, if architectural shingles won't last 30 years, how long will they really last? Architectural asphalt shingles should live around 80-85% of their maximum lifespan. This means architectural shingles should realistically last around 22-25 years.

Are 3-tab shingles more expensive than architectural shingles? ›

Architectural shingles cost around 40 to 50 percent more than 3-tab shingles. However, they are usually a better option since they are twice as durable as the best-quality 3-tabs.

Architectural shingles: Also called dimensional shingles, these asphalt shingles are mid-range priced and last between 20-30 years. Premium shingles: The highest price tag when it comes to asphalt shingle materials, these last between 25-40 years.

3-tab shingles are more economical in the short term, so they may be ideal for rental properties and budget homes. Architectural shingles may be a better choice for high-end homes, as well as for homeowners who value aesthetics and longevity over lower initial costs.

They are a higher quality roofing material and offer more benefits than 3-tab shingles. Because of this, architectural shingles are the preferred choice in the roofing industry, and 3-tab shingles are being phased out.