After 15 to 20 years of keeping rain, snow, and squirrels off your hair, your roof will likely need to be replaced – possibly sooner if you live in an area prone to bad weather.
When it comes to the cost of replacing your roof, neither your neighbor nor the “average” homeowner is a reliable guide. According to Remodeling magazine’s analysis of select construction proposals, a mid-range roof replacement costs an average of $ 20,670. However, the U.S. census found that Americans typically spent $ 6,800 to have their roofs replaced in 2017.
Prices vary widely and depend on your location, the materials used, the size and dimensions of your roof, and who you hire to do the job.
Here’s how to prepare for this big home improvement project and some tips to help you control costs.
How much does it cost to replace a roof?
Roofing costs, which can be broken down into three general categories, can go up or down depending on your choice:
Materials: clapboard, backing, drip edge, lightning bolts, protective coatings, etc.
Labor: Skilled workers who tear down the old roof and install your new roof
Disposal: recycling or waste of roofing materials after their removal
“Tarmac shingles typically install numbers of $ 3.50 to $ 5.00 per square foot,” said Todd Miller, president of Isaiah Industries Inc., a roof manufacturer in Piqua, Ohio. “Typically, when you go for high-end products that include metals, tiles, and slate, you’ll see numbers between $ 9 and $ 15 per square foot.”
Roofing materials aren’t cheap, especially if you have a large or complex roof, but what adds to the cost is professional installation.”
Roofing materials are not cheap, especially if you have a large or complex roof, but professional installation adds to the cost. According to Miller, labor often accounts for 40% to 50% of the cost, largely because the lack of skilled roofers has driven rates up. The more complicated a roof, the more work is required and the higher the cost.
Signs you will need to replace your roof
Dipping into your savings on a new roof hardly sounds appealing, but sometimes you may not have a choice. Scott Bulifant, residential sales director for Baker Roofing in Raleigh, North Carolina, says the following signs suggest a roof will need replacing soon:
Visible loss of roof granulate (“bald spots”)
Brittle or cracked clapboard
Missing clapboard or visible mat (the protective material underneath)
Water leaks into the attic or house
Even without water dripping from the ceiling, waiting for “another year” can create problems that could cost more than the replacement cost in the long run, Miller says. And passing the money on to the next owner can be harder than you think.
Buyers and mortgage lenders avoid roof failure like the plague. Therefore, an exchange may be required to pass the inspection. Don’t expect a full return on investment, however. According to the most recent cost-value report by Remodeling magazine, the average roof replacement only makes up for 68.8% of its cost for a higher home value. For example, a roof replacement of $ 20,664 would only add a value of $ 14,216.
This will reduce the cost of replacing the roof
1. Do your homework
Understand the size and complexity of your roof and know the exact materials you will want to install before speaking to contractors. These details help keep the estimates consistent and encourage competitive pricing, Bulifant says.
One “roof square” is equal to 100 square feet of roofing material.”
If you come across the term “roof square” while researching materials or getting estimates, you know that one “square” equals 100 square feet of roofing material. And if you talk to a roofer, installation and disposal fees are likely included in the estimate.
Get quotes from multiple roofers and always request and check local references before hiring anyone. Be wary of extremely low bids that can mean below par work and make sure they offer a warranty on materials and installation.
3. Time it right
Roofers are busiest in late summer and fall. Planning your roof replacement in late winter or spring can result in lower prices or off-season discounts.
4. Use your insurance
Homeowner insurance usually covers roof damage that is not caused by neglect. For example, if a hail storm loosens some shingles, your insurer can pay all or part of the replacement cost.
5. Do some of the work yourself
Consider doing some of the work yourself. If you have the time, the right equipment, and a stomach for heights, removing old roofs before the installer arrives can help cut costs. However, make sure your contractor agrees before breaking out the fork and roof jack. It’s dirty, groundbreaking, and sometimes dangerous work, and you may have to arrange the disposal of the old materials yourself.
6. Consider an overlay, but be careful
If there is an overlay, new shingles are installed over the existing ones. Since the old roofs are retained, coatings require fewer hours of work and cost less than replacing them.
However, approach overlays are done with caution as they can void or shorten the manufacturer’s warranty on roofing materials. And overlays tend to add to future replacement costs because multiple layers have to be removed the next time.