How Much Does It Cost To Replace a Roof?

How Much Does It Cost To Replace a Roof?

It’s important to understand how much it’s going to cost for a roof replacement before you get in over your head.

The average cost of a replacement roof nationally is $22,636, according to the Remodeling 2019 Cost vs. Value Report.  You can break your cost down by square footage.  A square equates to 100 square feet of roof surface.

But, there are many factors that go into the cost to replace a roof.

  • Roofing Material
  • Roof pitch or slope
  • Size of Roof
  • Skylights and chimneys
  • Contractor
  • Removal of existing roof

How Does Material Affect A Roof Replacement Cost?

Picking the right roofing system should be a balance of cost, durability, aesthetics and architectural style.

The most common options for rooms include asphalt, slate, tile or metal.

  • Asphalt shingles are the most commonly used roofing product for homes in the Mid-Atlantic. This is mostly because of their cost-effectiveness, durability and performance. Asphalt shingles are usually your most affordable roofing options. For example, you should expect to pay around $22,636 for a 25-year shingle roof fully installed according to the 2019 Remodeling Cost vs. Value report.
  • Wood or shakes are usually made from cedar or redwood and can be more expensive to install and maintain against things like mold and mildew.
  • Metal, while light-weight and durable is can be trickier to install. Metal roofing systems are quite different from other materials and workers used to wood framing may not possess the right skills.
  • Tile is your most expensive roofing material of these options and is a heavy product that requires a specific structure requirement to support that material.

How Does The Shape of A Roof Affect The Price to Replace It?

Unless you have a flat roof, it is likely your roof as a pitch or slope to it. The more complex your roof design the most labor there is in replacing it. The higher the pitch of the roof, the more difficult it is for a contractor to work on it. An extreme slope also eliminates the ability for a contractor to store materials on it and instead requires workers to ascend and descend from the roof often for supplies. That adds to the time and labor of the job.

Skylights and chimneys can also add to the cost of your roof replacement. Roofers need to make special cuts in the roofing materials to work around skylights and chimneys. Both also require a flashing round them to seal them from the elements which can increase the cost of the project.

What Other Factors Can Weigh In To The Cost of A New Roof?

 In some cases, material such as a tarp and a dumpster are additional costs in a contract. Some communities in the Mid-Atlantic require special government permits to be pulled for a roof replacement job. That can add about $100 to the cost.

If the original roof decking system is damaged or compromised, replacing plywood over an old roof deck or repairing floor decking could increase the project cost.

How Do I Choose The Best Roofing Contractor For My Roof Replacement Project?

When it comes time to replace your roof, choosing the right contractor to do the job is equally important as choosing the right materials.

Here are some helpful tips from the National Roofing Contractors Association:

  • Check for a permanent place of business, telephone number, tax identification number and, where applicable, a business license.
  • Don’t hesitate to ask a roofing contractor for proof of insurance. In fact, insist on seeing copies of his liability coverage and workers’ compensation certificates. (U.S. workers’ compensation laws vary by state. Consult your state’s laws to determine workers’ compensation insurance requirements.) Make sure the coverages are in effect through the duration of the job. Many building and home owners have been dragged into litigation involving uninsured roofing contractors. Also, if a contractor is not properly insured, you may be liable for accidents that occur on your property.
  • Check to see if the roofing contractor is properly licensed or bonded. Some states have specific licensing requirements, and others do not. Your state’s Department of Professional Regulation or Licensing Board will have this information.
  • Make sure the contractor is financially stable. A professional roofing contractor can provide current financial information about his company.
  • Look for a company with a proven track record that offers client references and a list of completed projects. Call these clients to find out whether they were satisfied.
  • Insist on a detailed, written proposal and examine it for complete descriptions of the work and specifications, including approximate starting and completion dates and payment procedures.
  • Have the contractor list the roofing manufacturers with which his firm is a licensed or approved applicator. Most roof systems require special application expertise to achieve lasting quality.
  • Have the contractor explain his project supervision and quality-control procedures. Request the name of the person who will be in charge of your project, how many workers will be required and estimated completion time.


It’s also important to also think carefully and strategically when choosing a contractor. It’s important to keep the following in mind:


  • Check to see if the contractor is a member of any regional or national industry associations, such as NRCA. Being a member of industry associations demonstrates a commitment to professionalism.
  • Call your local Better Business Bureau or Department of Professional Regulation to check for possible complaints filed against the contractor.
  • Carefully read and understand any roofing warranties offered and watch for provisions that would void it.
  • Choose a company committed to worker safety and education. Ask the contractor what type of safety training he provides for his workers and what industry education programs they have attended. The best roofing contractor is only as good as the workers who install the roof system.
  • Keep a healthy skepticism about the lowest bid. If it sounds too good to be true, it probably is. Many fly-by-night contractors’ below-cost bids seem attractive, but these contractors often are uninsured and perform substandard work. Remember, price is only one of the criteria for selecting a roofing contractor. Professionalism, experience and quality workmanship also should weigh heavily in your decision.

Getting Your Roof Replacement Quote

Replacing your roof is an important home maintenance project that ultimately protects your entire investment. Making sure your roof replacement project is done professionally is critical. Our experts at Thompson Creek can help with a custom quote and a No-Hassle Warranty and Buyer Protection Guarantee.

Call Thompson Creek for a free quote.