How Much Does It Cost to Replace a Roof?

You don’t have to be Chicken Little to realize the importance of a sturdy roof over your head. Having a reliable roof is crucial whether you own a home or are preparing to purchase or sell one. But if that roof is old or impaired, chances are it’s going to need replacing or repairing sometime soon. That begs an important question: What’s the cost of a new roof?

For answers, including telltale signs a new roof is needed, the difference between a roof repair and full roof replacement, and ways to pay for a new or fixed roof, read on.

In this article (Skip to...)

• Why a good roof is essential
• When do you need a roof replacement?
• Roof replacement vs roof repair
• How much does it cost to replace a roof?
• How to pay for a roof replacement

Why a good roof is essential

It’s essential to have a reliable roof. That’s because your roof is the first level of defense preventing water and critters from entering your home.

“Utilizing waterproofing layers and flashing prevents water from leaking into your property and potentially causing damage and rot,” explains Andrew Prchal, president and co-founder of Gunner Roofing in Stamford, Connecticut. “This damage can be as insignificant as water spots or as life-threatening as mold.”

Niki O’Brien, operations manager for Custom Exteriors LLC in Loveland, Colorado, agrees.

“Regular roof maintenance and inspections can prevent roof leaks, sagging roof decking, rotted caulking and penetrations, mold, animal and insect infiltration, and wood rotting,” she suggests.

When do you need a roof replacement?

A major red flag indicating your roof needs to be replaced includes any leaking inside, particularly from the top floor ceiling.

“Any situations where water is infiltrating the house can be dire and need immediate attention,” cautions Prchal.

Other signs of roof damage include missing, curled, or damaged shingles, granules in your gutters, indications of hail impact, damaged flashing, large amounts of moss growth on your roof, drooping spots on the roof, noticeable wear and tear due to weather conditions, and poor overall state of your roof.

“Shingles curled into a ‘C’ shape and cracked or brittle shingles indicate weather exposure, age, and a quickly expiring roof,” Prchal says.

Much of this can be seen from the ground level and confirmed if you have the roof professionally evaluated, which is recommended when in doubt, O’Brien notes.

If you are preparing to buy a home, it’s smart to have the roof – and the entire property – professionally inspected by an expert.

“You should always get your roof inspected by an expert before purchasing. This will allow you to assess the expense of the situation and prevent hidden costs from revealing themselves shortly after the purchase,” recommends Prchal. “And it’s beyond crucial that, when hiring someone to inspect your roof, they know what they are doing. When the inspector later gives you their report, look closely at their comments and details, including the approximate age of the roof, conditions of the flashings and shingles, and the type of roof. These factors can help you determine if and when the roof needs to be replaced or repaired.”

You should replace a roof every 20 to 30 years, according to Angie Hicks, co-founder of Angi, but the specific type of roof will factor into its lifespan. Asphalt shingles usually last 12 to 20 years, cedar shingles around 30 years, metal roofs 40 to 70 years, and slate roofs can endure for 75 to 200 years.

Roof replacement versus roof repair

Not every roof job involves a complete tear-off and replacement. If you’re lucky, perhaps one or more portions of your roof merely need to be fixed.

“A roof replacement tears off the old roofing and replaces it with new components, while a repair replaces only the areas of damage – leaving most of the roof intact,” says O’Brien. “Roof repairs are common during wind events, where only roof portions are impacted.”

Roof repairs can fix minor damage like new leaks or shingle damage. “But if your roof is old or damaged in several places, a roof replacement will be a more permanent and cost-effective solution,” adds Hicks.

How much does it cost to replace a roof?

According to Angi and HomeAdvisor, the national average for a typical roof replacement cost today is $9,400. However, this expense can range anywhere from $420 to $47,000 or more (with most projects spanning between $5,855 and $13,114), depending on the following factors:

• Roof size – “Bigger homes generally require larger, more expensive roofs. Depending on the size of your roof, expect to pay between $4.35 and $11 per square foot to replace it,” advises Hicks.
• Roof pitch – Steeper slopes involve more materials, which results in a higher overall cost. If you have a steep roof, count on paying an extra $1,000 to $3,000 for labor and material costs.
• Materials – Some types of roofing materials are more expensive than others. Consult with a professional about common roofing materials in your neck of the woods. Asphalt shingles, the most common and cost-effective roofing choice at $5,750 to $12,200, are lightweight, easy to install, and suitable for DIY projects, with installation averaging $2,000 to $4,000. They are also becoming more recyclable. Metal roofs, priced between $5,700 and $16,200, offer durability and upscale appeal, with excellent weather resistance and various roof design options. Premium copper roofs, developing a natural patina over time, can exceed $25,000. Slate roofs, costing $5,800 to $24,000 for natural slate and $12,000 to $30,000 for synthetic options, boast longevity and a timeless aesthetic and are popular for larger homes. Cedar shakes, known for their natural charm, range from $16,000 to $27,000. They require regular maintenance against decay, fire, insects, and mold, though replacement can be managed as a DIY project.
• Labor – “On average, labor costs make up around 60% of the total cost of a roof replacement. Expect to pay around $2 per sq. ft in labor costs,” Hicks continues. “However, you may need to budget a little extra if you choose a labor-intensive material like tile or slate.”
• Roof removal – Don’t forget to budget for removing your existing roof, too. This costs $1,250, on average.
• Chimneys, skylights, and other roof penetrations – The more features you have on your roof, the higher the cost will be. While smaller pipes and vents have minimal impact on the overall project expense, larger penetrations like skylights, chimneys, and plumbing pipes can significantly increase costs. Among these, fixed skylights are the most common, costing up to $150 for the unit, with labor fees starting at $500. Prices can further rise depending on the roofing material, roof accessibility, and the structure of your home.
• Permits – “Depending on your location, you may have to pay anywhere from $100 to $1,000 for proper permits to replace your roof,” says Hicks.
• Location – “There could be difficulty in finding contractors in your area, and your choice materials may not be available where you live, either,” explains Prchal. “Plus, there are different requirements for materials that can limit what is available. For example, if you live close to saltwater, you would want to select a material that can withstand the corrosion.”

If you don’t need a roof replacement, the average cost to repair a roof nationwide is about $1,000, with most homeowners spending between $380 and $1,680, per Angi/HomeAdvisor. Minor repairs typically range from $150 to $400, and labor costs are approximately $45 to $75 per hour.

How to pay for a roof replacement or repair

Considering the hefty costs involved with replacing or fixing a roof, where can you turn for financial help? If you’re a homeowner, there are several options to consider:

• Get reimbursed by your homeowners insurance company. If your roof has been subject to severe storm damage, natural disaster, or other event covered under your policy, you could file a claim with your insurance carrier. “In my area, most roof replacements are insurance claims related to hail damage,” O’Brien says. “But insurance coverage can also apply to other weather events, vandalism, or damage from falling trees and environmental factors – depending on your policy coverage.”
• Tap into your home’s equity via a home equity loan. “Home equity loans allow you to borrow against the value of your home, minus what you owe on your mortgage. These fixed-rate or variable-rate loans are delivered in a lump sum payment, so they are great if you need to make a one-time payment for your roof replacement,” explains Hicks.
• Get a home equity line of credit (HELOC). A HELOC provides a revolving line of credit, similar to a credit card, where you can borrow, repay, and borrow again during the draw period (usually the first five to 10 years), making interest-only payments. After the draw period, the repayment period begins, lasting 10 to 20 years, during which you repay the principal and interest and can no longer draw funds. HELOCs usually have variable interest rates that can change with market conditions, although some offer fixed rates. As with a home equity loan, your home serves as collateral, meaning the lender can foreclose if you default.
• Pursue a personal loan. Secured personal loans require collateral, such as a car or home, which reduces the lender’s risk and often results in easier approval and lower interest rates, with the loan amount typically based on the collateral’s value; if you default, the lender can seize your collateral. Unsecured personal loans do not require collateral and are based solely on your creditworthiness, leading to higher interest rates due to increased lender risk, with loan terms determined by your credit score, income, and financial history.
• Opt for in-house financing. Some roofing companies offer their own financing, although you may be able to find a better deal at a lower rate by shopping around among different lenders.

If, on the other hand, you’re a house shopper and you’re concerned about buying a home with an older or compromised roof, consider these options:

• Ask the seller for credits at closing to help pay for the roof replacement/repairs.
• Request that the seller make the needed repairs or replace the roof themselves.
• Walk away from the deal completely if the seller won’t compromise or if concerns about the roof and its costs are significant.

The bottom line

A roof replacement or repair can be pricey but necessary when a roof is damaged or worn. Fortunately, a replaced roof should last 20 years or longer, and there are worthy borrowing options to help fund this expense. Do your homework and shop around carefully to find the right roofing company and lender.