How much does a new roof cost?
If you are in the market for a new roof, you are most likely asking the most frequently asked roofing question – price.
While there are differences in roof repairs vs. a brand new roof cost, the right follow-up questions and this article can help you determine how much a new roof should cost.
Knowing how much a new roof will cost isn’t hard to figure out, and today, we will make it super simple by sharing with you all the need-to-know information regarding new roof costs.
You can also check out our roof replacement cost & build feature!
Roof Replacement Costs in 2023:
The roof replacement cost in 2023, on average, is between $6,000 and $12,000, with the average roof costing $9,081, according to Angi (formerly Angies List).
The cost to replace a roof is determined by a few factors that, include:
- The size of your home’s roof
- The type of roofing materials or shingles you select
- Other add-ons or features such as skylights, gutters, or roof decking replacement costs
Roof Replacement Cost Per Square Foot
The cost to replace a asphalt shingle roof per square foot is between $3.00 on the low end and up to $9.00 on the high end (based on shingle manufacture prices and labor costs).
This price includes the new installation of asphalt shingles and the tear-off of the old roof. Ultimately, the roofing materials you pick will determine how much your roof replacement will cost.
Roofing material costs per square foot:
- 3-tab asphalt shingles $2-$3.50
- Architectural shingles $4-$8
- Metal roofs (standing seam) $5.25-$18+
- Slate tiles $7.50-18+
- Others such as solar, cement, or clay $15 and up
The most common roofing materials:
The most common roofing material used to replace roofs is asphalt shingles. Asphalt shingles come in a few varieties;
- Three-tab shingles
- Architectural shingles
- Premium shingles
Most homeowners will upgrade their builder-grade shingles to architectural shingles, sometimes called “Dimensional Shingles” since they resemble wood cedar shake shingles.
If you are getting a roof replacement, is worth going with architectural asphalt shingles because of their durability, warranties, and the curb appeal they can add.
How can I pay for a roof replacement?
Once you select your roofing material and decide to have your roof replaced, you have can pay for your roof in a few ways:
- Cash or Check
- Credit
- Financing a roof
- Insurance claims (this is based on roof damage from a storm).
Roof Replacement Cost (Everything to Know!)
Replacing a roof is typically a large investment for most homeowners.
In other words, when we refer to “New Roof,” we are referencing new shingles and underlayment for an existing home, not a new construction home.
Understanding what makes up a roof replacement is the key to estimating the cost of your new roof. A high-quality roof replacement will consist of the following:
- Removing the existing shingles and underlayment
- Inspecting the condition of plywood on the roof (we will never put new shingles on plywood that is damaged)
- Installation of underlayment – Certainteed DiamondDeck
- Application of ice shield, CertainTeed Winterguard along edges
- New shingles (selected below)
This is standard with any new replacement that Top Dog Home Pro does and is all included, aside from any damaged plywood that requires replacing (we will dive further into extras later).
And while this seems pretty straightforward, the reason we let you know about what a roof replacement consists of is that, though rare, some companies in the past have installed a new roof on the existing roof to cut corners.
So now that you know what exactly a roof replacement consists of, let’s look at the costs.
How roof replacements are priced:
Roofs are priced by what is commonly referred to in the roofing industry as a “Square.”
A roofing square is equivalent to 100 square feet of shingles.
For example, a townhome that has 1,000 square feet of roof would require 10 “Squares” of shingles. Almost all companies use this term to price roofs, and costs such as underlayment, tear-off, etc., are factored into the square price.
Factors that determine the number of squares required for a roof include:
- The size of your home,
- The pitch,
- The slope,
- Eaves/crevasses.
- Hip-roofs
- Chimneys, skylights, and areas that require more shingle usage
Now that you know how roofs are priced, let’s explore the three major components of new roof costs!
How We Determine New Roof Costs for Asphalt Shingles
When it comes to your new roof costs, three determining factors will increase or decrease the price. The first is the size of your roof, followed by the shingles. Within the size of your is the roof’s pitch and type of roof, followed by extra or additional costs.
- Roof size and pitch/type
- Roofing shingles you select
- Roofing extras
1. New Roof Cost: Size of Home’s Roof
The size of your home’s roof matters regarding pricing (this is given). A townhome with a roof that is approximately 10 square will naturally cost less than a single-family home with a hip roof that requires 30 square.
That being said, on our Roof Build & Price page, we let homeowners pick out the features of their roofs and get a rough ballpark estimate for what their roofs will cost! As you can see in this photo below, the amount of squares (roughly estimated) per type of home is as follows:
The following averages are typical for each of the following types of homes:
- Townhome: 10-12 roofing square
- Single Family Home: 20-25 square
- Extra Large or Hip Roof: 35-40 or more square
While the exacts are measured using GPS technology and satellites provided by EagleView so that slope and pitch are spot on, the final amount of shingles that are needed comes from these reports.
However, this will help you get a roof ballpark for what you will need square-wise to estimate your roof cost, but first, you must pick your shingles!
2. New Roof Pricing: Type of Shingles
The type of shingle you select for your new roof matters more than just price.
For starters, the shingle warranty, the quality of the singles you select, and the type you choose all have features that can make them better (or worse) than another asphalt shingle.
Think of shingles like cars.
You have a base model car, your average model, and the top-end model. Shingles are very similar.
Here at Top Dog Home Pro, we offer three shingles, though we hardly install the first:
- Three-tab shingles (base model)
- Landmark Architectural Shingles (consumers’ top pick)
- Landmark Architectural Pro Shingles (best warranty)
To help, we have included this pricing table below which includes the three shingles we offer
| Type of Shingles | Townhome | Single-Family | XL Home/ Hip Roof |
|---|---|---|---|
| 10 Square: | 20 Square: | 40 Square: | |
| XT25 Three Tab | $4,000 | $8,000 | $16,000 |
| Landmark | $4,500 | $9,000 | $18,000 |
| Landmark Pro | $5,000 | $10,000 | $20,000 |
Pricing has adjusted to demand and is subject to adjustments; see more here.
While this is based on square footage averages for the standard roof for a townhome, single-family home, or an extra-large home, you will first notice the price difference between basic three-tab shingles (XT25) and Landmark Pro Architectural shingles is typically a couple of hundred more.
Why does your roofing material matter?
For starters, the material and quality of an architectural shingle are worth every penny compared to the lesser three-tab counterpart, but REALLY, it boils down to the shingle warranties.
In our warranty article, we explain the specifics of roofing warranties, but for a glance, here is a comparison:
| 3 Tab Shingles | Landmark PRO |
|---|---|
| Prorated | Non- prorated |
| -25-year, limited transferable warranty -5-year SureStart™ warranty (100% replacement and labor costs due to manufacturing defects) -10-year StreakFighter® warranty (on available colors) against streaking and discoloration caused by airborne algae -5-year, 60 mph wind-resistance warranty | -Lifetime limited warranty -15-year algae resistance -10-year SureStart protection includes -15-year 110 MPH wind warranty with an upgrade to 130 MPH available when using a certified CertainTeed Master Shingle Contractor! |
3. Extra Roof Replacement Costs
Once you have your home’s roof size figured out and you have chosen your roofing material (almost always asphalt shingles), it’s time to see if any extra is needed or if you want to add extras to your roof!
These types of things are always discussed prior and included in pricing, with the only thing not being discussed upfront being the plywood replacement.
Hopefully, we don’t have to replace any plywood, but that is something that can happen with a new roof, and it isn’t known until the old roof is torn off. Our team can sometimes feel “Soft Spots” ahead of time and roughly guess how many boards may need replacing
That said, here are standard extras that can sometimes impact new roof costs or that homeowners may want to add:
| Extra | Unit of Measure | Price |
|---|---|---|
| 4 Ply 1/2″ Plywood 4×8 | each | $65 |
| An additional layer of tear-off | per square | $35 |
| Tear Off of Wood Shake | per square | $55 |
| Steep Pitch 8/12 or > Step Flashing | per square | $30 |
| Ridge vent | per foot | $4 |
| Chimney/Skylight Flashing | each | $125 |
| New Skylight | each | Varies ($1,000) |
| Pipe Collar and Permaboot | each | $35 |
| Power attic fan | each | $550 |
| Eagleview Roof Report (If not submitted) | per home | $40 |
As you can see, the extras vary. Some are necessary (like the ridge vents), and some are extras for curb appeal (like adding a skylight).
Things like an extra layer tear-off (older roofs with two layers of shingles) or cedar shake tear-off require extended time and are not included in the standard price.
As mentioned, these things are all talked about and discussed in the price upfront. However, these extras can be added to your overall roof replacement costs.
The Final Word on New Roof Replacement Costs
As you can easily see, there are no exacts when it comes to replacing your existing roof and your new roof costs!
We are very transparent with roofing costs because we want YOU, the customer, to be able to accurately gauge your roof price without getting the run around from other companies!
This is also why we offer video call scheduling ahead of time, something most companies don’t offer!
So in parting, we hope you learned about roof replacement costs and if you have any questions, please don’t hesitate to reach out and ask below! We proudly serve Northern Virginia for all roofing and gutter needs!
Frequently Asked Roofing Cost Questions
How much does it cost to replace a roof for a 2500-square-foot house?
Depending on the shingles and the size of your home’s roof/the home layout, a 2500 square foot roof would require at least 15 square of shingles, costing between $8,000 and $18,000 depending on factors such as location, shingle type, and supply.
How much should I pay for a new roof?
The national average for a new roof is around $8,000 to $10,000. Factors like the size of your home’s roof and the type of roofing material matter. That said, use the pricing guide below to determine how many squares of roofing you need.
Does my roof pitch impact my cost?
Steep roofs will cause the price of your new roof to increase due to the complex nature of these roofs. Most roofing contractors have standard timelines and rates for replacing a roof. In the event of a roof pitch being extremely steep requiring additional safety measures and more manual labor, the labor costs could increase.
Does my roof come with a roof warranty?
Every roofing company is different in terms of what they offer in reference to a roof warranty. If you get a entire roof replacement, you should make sure the roofing contractor you hire offers a labor warranty in addition to the manufacturer warranty.
What is included in a roof replacement?
Sometimes homeowners get confused by what a roof replacement consists of. The standard roof replacement includes the following:
- Tear off the old roof and underlayment (Yes, the roof removal is included in the price).
- Perform any underlying structural repairs if necessary (this costs more to replace roof decking)
- Add drip edge, the underlayment, and install new shingle material with proper nail patterns to validate the warranty
- Clean up mess and enjoy the new roof!
Can I get a partial roof replacement?
Sometimes there is a need for a partial roof replacement instead of replacing the entire roof. Oftentimes, this is because of storm damage to a newer roof. For example, if there is a wind storm that knocks out a large portion of your asphalt shingle roof on the front of your house – you might replace just this portion. This is usually determined by insurance adjusters and based on the age of your current asphalt shingles.
What is a “Square” in roofing?
One square in roofing terms refers to 100 square feet of shingles or roofing materials. Roofers will measure a house based on “Squares” since shingles come in 100 square feet bundles. A house that is 10 square has a roof that is 1,000 square feet.
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