How Much Does A New Roof Cost?

No homeowner wants to hear the words, “You need a new roof.” But let’s face it, sooner or later we all have to do it. The cost of a new roof can vary depending on the type of roofing material and size of the roof, and whether you are simply paying for the insurance deductible on a new roof or out of pocket. 

According to HomeAdvisor, the average roof installation cost ranges between $5,357 – $10,883 with the national average homeowner spending about $8,101. However, the average price in Denver is roughly $9,000.

Factors That Affect The Cost Of A New Roof

There are many variables besides just the material and square footage. Factors like labor costs, product availability, code requirements, or if the roof has skylights, chimneys, or plumbing pipes can all play a part in the final cost of your new roof.

Roofing Materials

According to the U.S. Census, the median size of single-family homes in 2019 was 2,322 sq ft. Roofing materials can be as much as $1,000 a square or as little as $100 a square. It all depends on what type of roofing material is right for you and your home. The most common and cost effective type of roofing material is asphalt, while higher end options like metal or tile may require a larger budget. With the average home being roughly 17 squares, roof materials alone can range from $2,500 to $25,000.

According to Angie’s List, asphalt, slate, tile, and metal are some of the most common roofing materials.

Labor Costs

It is common for labor costs to make up roughly 60% of the total project cost while materials make up 40%. Home Guide estimates that labor generally runs between $1.50 to $3.00 per square foot. Going off the national average of 17 squares per roof that we used before, you can expect to see labor costs between $150 and $300 per square. 

Variables that can affect labor costs include the type of material being installed (some roofs require more specialized installers) or the roof’s pitch (slope).

Additional Variables

Additional costs may include items such as:

• Removal of old roof
• Replacing roof deck
• Permitting costs
• Installation of flashing

Cost of Roof Removal

The removal of an existing roof normally costs between $1,500 to $3,000, with costs ranging between $1.63 and $1.93 for common roofing materials like asphalt shingles. However more expensive roofs like tile may cost more to remove as well.

Permitting

Permitting costs are very common. Most replacements and repairs that exceed an area of 60 to 80 feet will require a permit. Permits are relatively inexpensive ranging from $150 to $500 depending on where you live and the scope of work. 

Replacement of Roof Decking

Standard plywood roofing sheathing is normally 4 x 8 feet covering about 32 sq ft and ranges in thickness. The thicker the plywood, the more expensive it will be. Modernize says you can expect to spend anywhere between $70 to $100 per square foot of plywood.

Will Insurance Pay For My New Roof?

The correct answer? It depends. Most homeowners insurance policies will cover roof damage caused by an act of nature or a sudden, accidental event, like hail damage for example. However most policies do not cover repairs or replacement due to negligence or normal wear and tear. If you’re working with a quality roofing company, it’s fair to expect that your sales rep will work directly with the insurance company to determine what they will and won’t cover and advocate on your behalf. 

For more information on how to get your insurance company to cover your roof replacement, check out these tips from the pros.

How Will I Know When I Need A New Roof?

There are many indicators that it may be time to replace your roof, some more obvious that others. Some of the most common signs include:

• Beams of light trickling in through your attic or stains and steaks in the attic which can indicate leaks.
• Shingles that are lifted, cracked, damaged, or buckling. Roofs that are losing a lot of granules may also be a sign that it’s time for a new roof.
• Rotting can be common in wood and asphalt roofs that need replacing.
• Damaged flashing around the chimney.
• Your roof is more than 20 years old, especially if it’s an asphalt roof

 

Avoiding Premature Roof Replacement

Many roofs are replaced prematurely. This can unnecessarily cost homeowners thousands of dollars. Fortunately there are some sure things you can do to protect yourself from premature replacement such as:

Certified Installer

Make sure the contractor you are working with is certified with the manufacturer. Sometimes there will be a defective batch of shingles, but working with a contractor that’s certified with the manufacturer will make the process go much smoother in the event a defect does happen. 

Warrantied Installation

This is a big one. You should always ask any roofing contractor if they are properly licensed, insured, and if they warranty their workmanship. If a roof is not installed properly, it can begin to fail in as little as 3 to 5 years and you may see total roof failure in as little as 10 years. Kapella Roofing warranties their workmanship for up to 5 years.

Regular Inspections

Having your roof inspected regularly, and especially after severe storms, can help to identify any potential problems early on and the necessary repairs can be made before the damage worsens. A well-maintained roof can double or even triple its lifespan at a fraction of the cost of an entire roof replacement. Many contractors will offer them for free. Click here for more information on roof inspections and what to expect.