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How Much Does A New Roof Cost?
Sunday, July 24, 2016

Replacing a roof is one of the single-most expensive repairs homeowners face in one fell swoop. Whether a roof is outdated, damaged or is exhibiting signs of leakage, quick attention is essential to protecting the structural integrity of your home.

Typically, the cost of a new roof runs somewhere between $5,000 to $9,000, depending on the size of the roof and the materials selected. For example the first-time costs of a new metal roof will be notably more than that of a traditional asphalt shingle roof. However, it’s important that you evaluate first-time costs with lifetime costs before making a final decision.
Balance First-Time & Lifetime Costs When Reviewing the Cost of a New Roof
Using the metal roof example, that first-time cost will be higher. However, the lifetime gains of a metal roof – including energy-efficiency, durability and reduced heat gain, make it a more affordable option in the long-term.

To begin, let’s review the basics. According to, the price for roof replacements in 2015 ranged from a low of $2,000 to a high of $12,200. The median range was $4,586 to $8,727. Roofing prices depend on roof size and materials, but they also fluctuate due to other factors such as:
  • Pitch. Low-slopes are quicker and safer than steeper versions, which can affect labor costs.
  • Type of application. The higher-quality the application/materials involved the more expensive the total cost.
  • Number of layers involved. Some roofing materials can be laid right over the existing roof, others involve the removal of old layers, which takes more time and labor.
  • Roof adornments. If you have a greater-than-average number of skylights, chimneys, plumbing pipes, solar tubes or adornments – it will drive labor costs up because the roof application is more complicated.
Alongside quality materials is quality craftsmanship. Looking at the price range published above, it’s reasonable to assume that a $2,000 roof is not going to be as reliable – or last as long – as a mid-range roof installation.

Roof Material Options

If your roof is 15-years old or more, you should take an objective look at newer roofing materials that are out there. While asphalt shingles are still the norm, metal roofing products are increasing in popularity for several reasons. In addition to being extremely low-maintenance, metal roofs are great for reducing solar heat gain (one of the leading causes of excess cooling costs) and are often warranted for 40-years.

Even if metal isn’t your first choice, talk to you roofing contractor about innovative roofing technologies, like reflective coatings, that may cost a bit more at the outset but can save you up to 40% on energy spending during the peak cooling season. This may also be a good time to consider replacing old or dilapidated gutters and downspouts. They are an important component in the roofing system, keeping water moving down and away from the roof, walls and foundation.

Signs You Need a New Roof

Not sure whether you’re looking at a roof repair or replacement? Here are signs that a new roof is in order:
  • 25-years and counting. If you’re roof is 25-years old or older, you definitely need a new roof. Unless you have a metal roof with a 40-year warranty, traditional roofing products should not exceed their intended lifespan. Any obvious sagging or damage is another cue.
  • Curling, clawing, cracking. Take a look at your shingles. If they are cupping up at the corners (curling) or cupping between the corners (clawing), leaks are inevitable. You may already have moisture infiltration that has gone unchecked, so an inspection is in order. Cracked shingles are also a bad sign.
  • Shingles are missing. Similarly, missing shingles indicate that a roof is outdated and under-protected.
  • Algae or moss growth. A little algae or moss may not mean anything other than you need to get it removed ASAP. However, established patches often mean a roof has moisture issues and/or is deteriorated past the point of repair-ability
Choose the Right Roofing Contractor

Choosing the right contractor means the difference between a roof that lasts up to and beyond its warranty or one that springs leaks or loses shingles within a few years. Always invest in a licensed and reputable contractor.

First, find at least three to five contractors that get great recommendations and reviews from family, neighbors, friends and/or online. Then, call each one up to schedule an estimate. A good contractor will do more than just look at your roof. They’ll also take a peek inside your attic to see if everything is sealed and insulated properly – two integral components in both whole-roof and whole-home performance.

Also, you may find that you only need a repair, rather than a full roof replacement. Established, trustworthy companies will always give you an honest answer – never recommending a more expensive product or service unless it’s truly warranted.



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