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2022-07-22 23:59:35 By : Ms. Jenny Jian

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Experts explain what factors affect the cost to replace a roof. Including size and material, whether it's flat, pitched, hipped or another shape plus, post-pandemic price increases.

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Want or rather,  need to know the cost to replace a roof? For most homeowners, the question of a new roof will be a daunting one. After all, roofs are rarely cheap, even if you go for a relatively inexpensive material. But if yours has suffered storm damage or is very old and not doing its job properly, this can't be avoided.

You may only have had to deal with the cost of roof repairs in the past, but with a roof one thing is certain, this isn't a job you keep on the backburner. So if yours is past the point of no repair, it's best to bite the bullet and invest in a new roof once and for all. 

Fortunately, you do have quite a bit of choice when it comes to different roof types and their associated installation prices – to help you stay on budget. Making it a worthwhile home improvement project.

You probably anticipated this answer, but the cost to replace a roof will vary widely depending on several factors including the size of your roof and the materials used. Ray Brosnan at Brosnan Property Solutions (opens in new tab) , a hugely experienced roofer with over 20 years experience in the trade, advises that, 'generally speaking, most people can expect to pay between $6000-$10,000 for a total overhaul.' 

However, this figure can be a lot higher, as much as $24,000. If you want an easy tool for calculating a new roof cost, David DaVeiga, Project Manager at American Home Contractors, a GAF Master Elite Roofing Contractor in NJ, recommends calculating the cost 'by the Square (1 SQ = 10' x 10' = 100 Sq Ft) of surface area which includes material, labor, debris disposal, and company overhead.'

If you feel like you're getting bogged down in too many details and steps, Scott Dawson, senior contractor trainer at GAF (opens in new tab) ,  North America's largest roofing and waterproofing manufacturer, offers an easy-to-use step-by-step for working out your new roof costs:

As you've probably guessed, your choice of material will play a key role in how much it will cost you to replace your roof. Adam Graham, a Construction Industry Analyst at (opens in new tab) , has several helpful tips for figuring out how the material choice will affect the cost of a roof replacement: 

Generally speaking, asphalt shingle is the cheapest material for a roof replacement. Slate is the most expensive material, while metal and other materials are somewhere in between. 

The size of your roof is the other crucial element in working out the cost of a new roof. While some of these points may seem obvious, but they need to be kept in mind when budgeting for your project: 

Of course, there's a bit more to roofs than just the size. Some roofs are flat while others are pitched. Some homeowners have gabled or hipped roofs (featuring two or four sloping sections respectively), and these structural differences will affect the cost. Graham's top tips for factoring in the pitch and shape of your roof are:

You've worked out the material you want to use, the size, shape, and pitch of your roof. All good to go? Not quite. There are a few more variables that will affect the grand total for your roof replacement project. They are:

Location is easily the biggest variable here. Josh Lewis CEO & Founder of Retex Roofing & Exteriors (opens in new tab) , gives an example: 'let’s consider a standard, single-level ranch style house with 2,000 square feet. This style of home usually has about 2,400 square feet of roof. In this scenario, at $4.50 per square foot, an asphalt shingle roof replacement would cost about $10,800. Take that roof in a more expensive metro area like Seattle, though, and you may be at the higher end of $7 per square foot, making that same roof replacement cost around $16,800.'

The moral of the story – do your research! Understanding your local roofing market is essential for working out the cost of a new roof correctly. 

You want to replace your roof in the most cost-effective way. That's understandable. However, as with all other home renovation projects, it's important to balance the cost of saving with getting the best possible quality. This goes both for the material of your new roof and the quality of labor during installation. As Lewis points out, 'you could choose the cheapest quote you receive, but it may cost you more in money, time, and energy ultimately if the roof is improperly installed, if communication with your roofer is poor, or if the material you choose is of a cheaper quality.' When balancing quality and costs, Lewis recommends considering the following points:

According to Lewis, 'The material you choose for your roof is a main factor in how often you need to replace your roof. The 3-tab, if installed correctly, should last you anywhere between 15 and 20 years. Meanwhile, architectural shingle roofs typically last between 20 and 30 years. And, if it’s within your budget, a metal roof will last more than 75 years with proper maintenance.'

And if you go for the (expensive) slate roof option, you can expect yours to last 200 years – enough to last you and your kids.

The age of your current roof should also tell you whether it's at least time to inspect it for damage. Lewis advises that 'if your roof is 15 years or older, it’s smart to have it checked out every other year to assess its condition. If your roof is under 15 years old, we advise a roof check-up every five years or so to repair any potential problem areas before you experience a leak inside your home.'

Anna is Content Editor at Real Homes. She moved to the world of interiors from academic research in the field of English Literature and photography. She is the author of London Writing of the 1930s and has a passion for contemporary home decor and gardening. At Real Homes, she covers a range of topics, from practical advice to interior and garden design. 

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