How Much Does It Cost to Replace a Residential Roof?

By Lyle Weischwill | Sep. 14, 2020 9:38 am PST

Roofing installation with dark and light gray roof shingles

Most residential roofs last somewhere between 20 and 25 years. In some cases, you may need to replace your roof sooner because of hail damage, low-quality roofing materials, or poor attic ventilation.

If you suspect that you may need to replace your roof, we’ll walk you through a few steps to check if now is the time to replace your roof and take a closer look at costs. This guide will also show why it’s important to consult with experienced industry professions when it comes to a potential roof replacement.

When to Replace a Residential Roof

Although it’s tempting to patch a leak on your roof and move on, more and more issues tend to pop up as your roof ages. You might replace that leak and then discover another, larger leak just a few weeks later. Replacing the entire roof can be cost-saving in the long run by preventing further damage and solving any issues right off the bat.

The National Roofing Contractors Association encourages homeowners to replace their roofs if there are issues that cannot be easily repaired. If you find any of these issues on your roof, it’s a good idea to schedule an in-home consultation and receive an estimate for replacing your roof.

In some cases, you might be able to get away with repairs, but you must act quickly and ensure that your roof has been properly inspected by experienced industry professionals.

There are many benefits to replacing your roof. A new roof enhancies the curb appeal of your home, especially if you want to sell it soon. When you upgrade your roof, you can upgrade to UV-resistant shingles, which last longer in climates with intense sunlight. In storm-prone areas, consider upgrading to hail-resistant shingles, which can help you potentially avoid repairs to your roof.

Roof Replacement Consultation

Whether you have inspected your roof yourself or have had your roof for more than two decades, it’s a good idea to schedule a consultation with industry professionals and a reputable company to ensure that you’re getting the best service. Replacing your roof can add up, which is why it’s important to ensure you have the best service, materials, and financing options.

During your roofing replacement consultation, you should expect to:

  • Review shingle options
  • Go over options for ventilation, gutters, and underlayment
  • Discuss financing options
  • Receive a price estimate

Roof Replacement Cost Factors

When replacing your roof, there are several things to consider when gauging the price. Replacing your worn roof can help you in the long run, as you can add value back into your home and save on your day-to-day bills. A quality roof will prevent pests from entering your house, reduce the probability of leaks, and reduce your energy bills.

Consider these factors:

  • Cost per square foot: Most roofing contractors base their estimates off the square footage since larger roofs require more labor, time, and materials.
  • Pitch of roof: Depending on the pitch, or slope, of your roof, you might need to budget more. For instance, roofs with a really high pitch tend to be more expensive to replace since they aren’t walkable and require more safety equipment for the workers.
  • Location: The cost of roofing materials can vary in different areas. It can also vary based on building codes and weather factors.
  • Materials: Roofing materials are not all made equally. Because of this, the cost can vary greatly between shingle type, according to color, quality, and additional materials.
  • Roof complexity: The price of a roof replacement depends greatly on the style of your roof. Every detail can make your home more beautiful, but it can also add up and increase the price of your roof replacement. Features that can increase the roof replacement cost include slope, length, chimney width, and skylights.

National Average for Residential Roof Replacement Costs

Once you decide to replace your roof, you can expect to pay between $10,000 and $22,000, although prices can vary greatly. In the US, in 2021,the average cost for replacing a residential roof. is around $16,000.

The materials you choose for your roof greatly determine the durability of the roof and the price. For example, you might need to reinforce the deck because of the weight of the roof, which increases the cost.

Depending on the materials you selected and your roof shape, you will have to consider the price of labor. Labor can depend greatly on the selected materials and typically accounts for 60% of the total cost of your roof. Let’s suppose you have a 1,5000-square-foot roof, considered with asphalt shingles, you can expect to pay around $4,000 for labor.

The Option of Roofing-Over

In many states, you can have the are allowed no more than two layers of asphalt shingles on your roof at a time. Depending on your state and your current roof, you might be able to put a single layer of shingles over your existing roof. This can save you money but does not work in every situation. By going with the roofing-over option, you may spend between $3,000 and $4,500 to improve your roof.

As with most things, there are some drawbacks to roofing-over. By going this route, you would avoid handling any underlying issues with your roof deck or underlayment, which is why it’s not ideal or recommended in every situation.

Additionally, it can be bulky and will not always lay flat, creating potential spots that may lift off easily. Going with the option of roofing-over is not always a great idea, which is why we recommend talking through your options with an experienced roofing professional.

Roof Maintenance Checklist

Once you install your roof, it’s a good idea to build a roof maintenance checklist. This will help you keep an eye on things and identify when to make changes before the costs get overwhelming.

Some things you’ll want on your roof maintenance checklist include:

  • Look for damaged shingles: Use binoculars to take a closer look at the roof and check to see if any shingles are curled, cracked, buckled, missing, or distorted.
  • Inspect gutters: Look at the gutters and ground below to see if there are gritty granules worn from the surfaces of shingles. It’s important to inspect thoroughly to see if the shingles still have their protective granular coating. Without this special coating, shingles can deteriorate very fast.
  • Check your attic: It’s important to check your attic to see if any daylight is coming through the roof.
  • Look for sagging: Check your roof for signs of trapped moisture, sagging areas, and anything rotting. The lowest points of the roof are most susceptible to rotting.
  • Examine for moss: Examine your roof for any spots with moss. Moss typically flourishes when moisture is trapped and can end up ruining the entire roof.

Expert Roof Replacement

Now that you understand the basics of replacing your roof and the potential costs associated with it, it’s important to find trusted and experienced professionals to get the job done. You’ll want to ensure that you have an honest, hard-working contractor so that the roof replacement is done safely and to exceptional quality standards. Both expert installation and quality materials are crucial to a long-lasting roof.

Luckily, Sears Home Services provides quality roofing products with lasting durability and installation. Our roofing materials are Energy Star-certified, saving you money through proven energy efficiency backed by the Environmental Protection Agency. We’ll also inspect the site after the job is done, ensuring any issues are addressed.

Contact Sears Home Service today for a free consultation if you need to replace your roof.

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