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CostHelper.com > Home & Garden  > New Roof

New Roof Cost

How Much Does a New Roof Cost?

low cost Average: $11,209-$17,060
low costHigh: $20,000-$25,000

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A roof is your home's topmost protective layer against the elements, but it can also be a design statement. Wood shakes are a traditional American roofing material, but are vulnerable to fire and mold, and must be replaced fairly frequently. Because of their relative low cost and ease of installation, asphalt shingles are now the most common roofing material in the US. However, many people choose a tile or metal roof because they are so long-lasting and stylish.
 
Typical costs:
  • Do-it-yourself materials to install an asphalt shingle roof on an average one-story ranch-style home (with a gently sloping roof of 1,700-2,100 square feet) can run $680 -$3.700, depending on the quality of the materials. Having the old roofing materials removed and new asphalt shingles professionally installed is about $1,700 -$8,400 on a typical ranch-style home, depending on materials and location.
  • Wood shingles or shakes are beautiful but require ongoing maintenance, can be prone to fires and don't last as long as other roofing materials. Installing natural wood shingles or shakes on an average one-story, ranch-style home (1,700-2,100 square feet of gently sloping roof) costs around $6,800 -$20,000 or more. Re-roofing the same home with high-quality, fire-resistant materials of recycled rubber or plastic molded to look like wood runs around $12,600 -$18,900 or more.
  • A tile roof is distinctive, durable, fire-resistant and impervious to insects or rot. Installing a concrete tile roof can run $7,650 -$21,000 for a basic roof on a ranch-style home. Roofing the same surface with ceramic clay tiles can be $11,900 -$2,100 for standard shapes and colors in lower-grade tile, and $17,000 -$60,000 for more custom shapes and colors, or complex installations.
  • A metal roof is lightweight, durable, fire-resistant and does not rot. A professionally installed steel roof can be $5,100 -$22,000 for steel roofing on a simple one-story ranch-style house; aluminum runs $11,900 -$24,200 for the same roof; and copper jumps to $25,500 -$39,600.
  • A slate roof is one of the most long-lasting roof materials available. Installing natural slate tiles can run $17,000 -$84,000 for a 1,700-2,100 square foot roof, or $27,000 -$120,000 for a 3,000-square-foot roof, depending on the quality of the slate and the complexity of the installation process. Roofing with synthetic slate tiles (recycled rubber or plastic molded to look like slate) is about $11,900 -$18,900 for an average ranch house with a 1,700-2,100 square foot roof; or $21,000 -$27,000 for a 3,000-square-foot roof.
  • ImproveNet.com provides an online roofing calculator that lets you input details about your roof then get a rough estimate for different types of materials plus installation, based on your ZIP code. Except for asphalt shingles, the prices shown above do not include removing the old roofing material. The cost for removing and properly disposing of existing shingles starts around $3 -$5 a square foot or $510 -$1,100 for a basic ranch-style home -- and costs go higher depending on the type of materials being removed, the location and the difficulty of the removal project.
What should be included:
  • The cost of re-roofing your home will depend in part on its shape and size. BobVila.com provides a description of the basic roofing process and illustrates standard roofing terms such as gabled or hipped. .
  • The National Roofing Contractors Association provides a homeowner's guide to buying a new roof. ThisOldHouse.com offers a guide to choosing the right roofing materials.
Additional costs:
  • If the framing supporting your roof is damaged or rotted, it may need repairing or replacing. Or it might need reinforcing to hold heavier roofing materials. This work could add $1,000 -$10,000 or more to the roofing project, depending on what's needed.
Discounts:
  • An impact-resistant new roof may cut the cost of your homeowners insurance. State Farm lists states where it offers discounts. Check with your own insurance company before making a final decision about roofing materials.
Shopping for a new roof:
  • Get guidelines for choosing a contractor as well as referrals from the National Roofing Contractors Association.
  • Visit the Contractor's License Reference site to see if a company is licensed in your state, and check if there are any complaints listed with the Better Business Bureau.
  • A written contract should include a detailed outline of the work required and materials used, dates within which the project will be done, and a payment schedule. Make the minimum required deposit and tie final payment to completed work.
Article updated December 2008
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Recent Posts
Amount: $15,000.00 Just got an estimate
Posted by: do i need this? in San Jose, CA.Purchased: September, 2008
Type: 26 tilesSq Ft of Roof: metal and asphalt
Contractor: Western Roofing
A company specializing in metal roofs was in the neighborhood giving estimates. First, one guy came and walked around the roof to measure everything and make a diagram; a few days later, a guy came and calculated the estimates. Our house is only 1,300 square feet with a medium slant to our roof, but it seems like they come up with a lot of square feet for our roof. He came up with about $15,000 for a metal roof, and said he'd take $800 off if we paid right now. He claimed asphalt shingle would cost $9,500-$13,000 depending on whether it was single sheet or 3-ply layered.
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Amount: $3,790.00 just go an estimate yesterday
Posted by: schmeedle10 in Burlington, NJ.Purchased: 2009
Type: asphaltSq Ft of Roof: appox 2300
Contractor: All American Roofing
I was actually very happy with the estimate I received. The guy was on time with both appointments, the estimate was way under what I expected and the shingles have a 30 year warrantee on them. I haven't had the job completed yet but I do believe that "do I need this?" you should get more than one estimate.
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Amount: $0.00 reply to do I need this? in San Jose
Posted by: a user in spfld, MA.Purchased: 2009
I do a lot of roofing on side. I am just guessin that if you have 15 sq roof supplies and disposal would run you about $1500-$2500 where I live depending on how many layers is on there. Then labor to strip and shingle the house would be about and $2000-$2500 depending on actual slope of roof. So I would probably charge $4000-$5000. for whole roof. so You tile roofer seems to be giving you high estimates. For $9500 I could fly out with a crew and have a few vacation days. Guinness39@comcast.net is my email if you have questions
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Amount: $12,000.00 Just got an estimate.
Posted by: roofshoper in Walnut, CA.Purchased: December, 2004
Type: Spanish Tile roofSq Ft of Roof: 4000
Contractor: Hayven Roofing
I have 2300 sq ft house with gentle slope roof that you can walk on. I'm not sure whether 4000 square foot roof area is accurate. The estimate I got to replace paper under the tiles and putting old tiles back on is $12,000. It includes two layers of 40bls paper, metal flashings all around and replacing rotten wood. I only spotted one face board and one plank of leave that needed to be replaced. Only few tiles now are broken. Does this sound like a good deal?
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Amount: $11,000.00 shake
Posted by: joanne wilkinson in sonora, CA.Purchased: July, 2009
Type: slateSq Ft of Roof: 1600
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Amount: $8,200.00 done
Posted by: Stephen in Woodbridge, NJ.Purchased: April, 2009
Type: asphaltSq Ft of Roof: 1800
Contractor: Precision Construction
50 year old house with 2 layers of shingles that needed to come off. Wood was 1/4 plywood, VERY weak and several damaged areas. They suggested replacing it everywhere, except the Garage section - 45 sheets needed. about $5,000 for removal and installation of shingles, $3,000 for new plywood. Timberline 30 shingles used.
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Amount: $19,995.00 Cost for a roof
Posted by: Bill Edwards in Bradford, OH.Purchased: April, 2009
Type: metalSq Ft of Roof: 00
was told 12 sqare of metal roof, warranty for life,tearing off old, installation and clean-up. Is this sound OK?
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Amount: $0.00 How Much?
Posted by: Lynn in 37015, TN.Purchased: 2009
Type: allSq Ft of Roof: 1,414
Contractor: ?
Who know how much a roof this size will cost inclusing labor? Who knows a well reputable person to contact?
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Amount: $5,000.00 reroof
Posted by: ken evas in wpb, FL.Purchased: May, 2009
Type: 3tab shigSq Ft of Roof: 20sq,
Contractor: no
iam trying to have my roof redone its 20sq 1 level hip roof but the best est, i got was 5000.no leaks no wood needs to be replased it seems to me thats alot for just shingels and times like this i cant aford it is this price farei would like to know,ken
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Amount: $8,900.00 New tear off roof
Posted by: Carlitta in Chicago, IL.Purchased: July, 2009
Type: asphalt shingleSq Ft of Roof: 1800
Contractor: Aster remodeling
Signed a contract for a new tear off roof to be done with 4tab shingles. They are also reinstalling gutters with new flashing becaus my flashing is shot! Somewhat concerned about the price but in the long run worth it because haven't had a roof in 25+ years.
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Amount: $4,700.00 repairing an area of roof
Posted by: Elle in New York, NY.Purchased: July, 2009
Type: S.B.S. Firestone RoofingSq Ft of Roof: 100
Contractor: C. Johnston Roofing
I don't know how costly the material itself is, but one guy did the whole thing in about four hours. He didn't remove the slate tiles that were down, he just put the Firestone roofing sheets over whatever was there. Was I ripped off?
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Amount: $7,000.00 Remove 2 layers of old shingle, install new shingle
Posted by: stuffy in Milford, CT.Purchased: October, 2007
Type: Archetectural asphalt shingleSq Ft of Roof: Home is a 1600sf cape w/ Double Garage
Contractor: Peter Savenelli Construction
Several quotes between $7-10K. I took the cheapest, and Pete did a great job. I did find some nails scattered around in the grass after the job was finished, but everything else was great.
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Amount: $2,500.00 Rubber roof installed over existing asphalt roof
Posted by: Bronx NY home owner in Bronx, NY.Purchased: March, 2008
Type: Sq Ft of Roof: 800
The contract does not mention removal of old roof but it does require use of a torch during installation. A friend said that you can't use a torch on asphalt, it will rapidly burn right through. Rubber roofs must be torched directly on to the ply wood. Few months later roof has many leaks. Walking on the roof is like walking on a waterbed. there is water between the old asphalt and new rubber roof. Was I swindled? Can I sue?Any Tips?
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Amount: $2.90 ROOFING SERVICES
Posted by: FD HANDYMAN SERVICES in san diego, CA.Purchased: August, 2009
Type: anySq Ft of Roof: any
Contractor: FD HANDYMAN SERVICES
We are a handyman company with plenty of roofing knowledge. We have done many roofing projects, commercial and residential in the san diego area. We are experienced, efficient, and with good prices. Our average cost for removing and installing shingles runs for about $2.9/ sq. ft. This price includes supplies/materials. However, to give an accurate estimate we have to give a quote from the place where the project needs to be completed.
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Amount: $12,000.00 Getting roof re-done
Posted by: San Jose Home Owner in San Jose, CA.Purchased: October, 2009
Type: asphalt shinglesSq Ft of Roof: 1700
Getting our roof done with new gutter, trim, and thicker asphalt shingles.
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Amount: $1,500.00 Roof completed under 1000 bucks
Posted by: frank lancaster in lancaster, PA.Purchased: January, 2008
Type: singlesSq Ft of Roof:
Contractor: friends references
I bougnt a home and the inspector told us the roof was in good condition but it may require maintenace in the next two year, i decide to shop around for advice. friend told me that he could get someone to re roof my home for a 1000 dollars, i spent 500 on materials, the person did complete the job, but now I have leaks and he has not shown his face to fix this problems...
nevere ever would listen to cheap advise, I will only do contract with professionals...
: (
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Amount: $0.00 help with shingle quality
Posted by: comnav in mesa, AZ.Purchased: December, 2009
Type: asphaltSq Ft of Roof: 4200
bank hired out of state roofer to replace roof
on house we intend to purchase
it looks cheap, how do we know if the material is decent quality or not
won\'t show us an invoice, as bank purchesed the new roof
3 tab fiberglass comp. 20 year
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Amount: $9,500.00 roof
Posted by: alg in bristol ct, CT.Purchased: May, 2009
Type: shingleSq Ft of Roof: 4400
Contractor: lm improve ment
gret job low low price.want to tell everyone call this guy he is great .860 9404369.
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Amount: $8,100.00 Steep Roofing Prices
Posted by: Mike Kern in Tewksbury, MA.Purchased: July, 2009
Type: Standard 12 pitchSq Ft of Roof: 1800
Contractor: Quinn's Construction
I shopped around quite a bit and I knew what the materials cost. I got the craziest estimates, and what it comes down to is this. How steep the roof is, and how many obstacles like dormers. Because my roof is steep and they needed staging, it slowed them down. Even though I didnt have any dormers, the pitch it seemed made a lot of contractors give a high price. I got a 30 year GAF Laminated shingle with Deck Armor, Grace Ice and water shield. Plus I had two layers that had to be removed. I would recommend mgkroofing. com
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Amount: $10,000.00 Hilton Head Island
Posted by: D.S. in Hilton Head, SC.Purchased: January, 2010
Type: AsphaltSq Ft of Roof: 2200
Contractor: Southern Roof
Got 3 estimates, all about the same. All new flashing and drip edge. Had to have a lot of wood replaced which added to the amount spent.
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Amount: $0.00 roof remodel bid
Posted by: MJosephine in olympia, WA.Purchased: August, 2004
Type: metalSq Ft of Roof: 2000
Contractor: searching
Original low pitch metal roof on irregular sprawling ranch style house leaks badly. Bid to remodel to a 4/2 pitch with new sheathing etc.cb metal panels came from local contractor at $83,000. Still searching for bids, ideas.
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Amount: $0.00 metal vs asphault
Posted by: JW in Waverly, KS.Purchased: 2009
Type: Sq Ft of Roof: 40sq
I have a very high and steep roof. The estimates I got were all for about 40 sqare. I got est. for asphault shingles and complete tear off. ranged from 14,000 to 18,000. Is this accurate, and what would be the cost for a metal roof with no tear off?
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Amount: $3,100.00 replace title roof with shingles
Posted by: shirey in los angeles, CA.Purchased: May, 2010
Type: concrete roofSq Ft of Roof: 700
Contractor: globe
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Amount: $13,000.00 roof
Posted by: lorrie fritts in mcintosh, FL.Purchased: June, 2010
Type: shingleSq Ft of Roof: 2800 sq ft
Contractor: gainesville roofing
I have a complex roof, steep with 2 sky lights and a chimney that needs new wood. Is this an O.K. est.
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Amount: $17,800.00 New roof
Posted by: JW in Waverly, KS.Purchased: June, 2010
Type: Asphalt shingleSq Ft of Roof: 4000
Contractor: Homestyle Exteriors
Complete tear off and new shingles and flashing. My roof is very steep, high, and has a lot of eves. Also got about 100sq ft of Vynal roofing membrane on flat part of roof. Price was slightly higher than others but got a good deal on 50yr shingls for price of 30yr.
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Amount: $4,600.00 new roof
Posted by: tdan16 in pontiac, MI.Purchased: June, 2005
Type: gableSq Ft of Roof: 2200
Contractor: local
trying to see if I paid correctly, tear off and new 3 dim roof w/ drip edge, flashings, felt, ice cover and soffet replacement w/ridge vent
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Amount: $0.00 Tear off cedar shake shingles + 3 layers
Posted by: Turmalinas in Media, PA.Purchased: June, 2010
Type: Roof ReplacementSq Ft of Roof: 4200
Contractor: local in Media, PA
120 year old house with cedar shake shingles and 3 layers of asphalt on top of it that has to be removed and new 5/8" ply installed with 40 year dimensional shigles installed. I've got 2 estaimtes one for $23,789 and one for $29,000. Roof is moderately steeped hip type with front over hang total square footage is about 4,200. is the price right?
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Amount: $8,500.00 new roof
Posted by: Jane Hoffman in The Woodlands, TX.Purchased: April, 2009
Type: roof replacementSq Ft of Roof: 30
Contractor: Avalanche Roofing & Restoration
I called around after hurricane Ike and found a ton of roofers with out of town numbers. My neighbor gave someone a downpayment for her roofing job and never heard from the man again. We ended up using a company out of spring, TX that charges when they finish the job which made me feel safer. They did a wonderful job and left everything super clean. I highly recommend this company to anyone in the area that needs an honest roofer.
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Amount: $1,300.00 need roof
Posted by: christina wilson in topeka, Other.Purchased: 2010
Type: whatever worksSq Ft of Roof: 3200
Contractor: friend
about to replace a roof with soft spots here in kansas. friend quoted me 1300 For labor only. i am looking at different materials for the roof. including the possibility that i may have to replace some plywood. any advice would be great. i can't seem to even get any licenced companies to return a call for a bid. guess they are all very booked. christina
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