How much does a roof replacement cost?

*All figures represent costs for 2,500-square-foot roofs.

Other factors that may impact your roof replacement cost include size, geographical location, your roof’s existing condition and more. If your roof is due for a replacement, start doing your research today. Keep reading to learn about the most important cost factors, find ways to stay within your budget and get free price quotes from top-rated roofers near you on Thumbtack.

Materials and labor costs account for a significant amount of a roofing project. The price of material can vary widely depending on the type, with copper, slate and wood shake being the most expensive. On the low end are rubber and asphalt shingle, while metal and tile fall in the middle-end category. 

Similarly, labor costs may vary largely depending on the local contractor rates and the length of the project. Construction companies charge their rates guided by various criteria — hourly, project-based, or fixed. Their experience and location may also determine how much they quote their services. 

Here’s a look at the replacement costs for different roof types:

*All figures represent costs for 2,500-square-foot roofs.

Asphalt shingle roof cost.

Replacing asphalt shingles costs on average $12,129-$14,313. Materials can cost about $5,019-$6,809, while labor costs average $7,108-$7,500. On average, you can expect to spend $4.85-$5.73 per square foot. 

Asphalt shingle remains the most popular roofing material. Perhaps its cost is the main reason for its popularity. It’s on the lower end of the cost scale, yet it’s still a durable material. The price varies depending on the quality of the shingle, so you might want to spend more if you prefer the high-end as opposed to the low- and mid-range category. 

Copper roof cost.

 A copper roof replacement costs about $58,132-$101,631. Materials cost an average of $40,099-$80,149, while labor costs average $18,033-$21,480. The estimated cost per square foot is about $23.25-$40.65. 

Copper is one of the most expensive roofing materials out there, but it offers durability and excellent energy efficiency. Given the high price tag, the roof slope (dome, mansard or any other non-flat style) may impact what you spend on the project.

Metal roof cost.

Metal roofs cost, on average, $19,570-$22,068 to replace. The average material price is $5,799-$8,168, and labor costs about $13,771-$13,881. The price per square foot is about $7.83-$8.83. Metal roofs fall in the mid-range category, making them relatively expensive compared to asphalt shingles.

Various factors may affect the overall cost of metal roof installation. For instance, would you prefer a standing seam or a shingled design? Should the fasteners be visible or concealed? Also, if you coat the metal to prevent wear and tear, the cost can add up. 

Rubber roof cost.

On average, a rubber EPDM roof replacement costs $14,165-$18,825. The average material cost is $4,235-$7,095, while labor costs about $9,685-$11,485. You should expect to spend about $5.67-$7.53 per square foot. 

Rubber roofing, which is often made from recycled material, is one of the cheapest roofing materials you can find on the market. The overall cost you spend on this type of roofing may vary depending on the type of membrane material you use. Each of the various membranes (EPDM, TPO and PVC) has differing characteristics, hence their unique prices.

Slate roof cost.

A slate roof replacement costs about $52,286-$79,148. The average cost for materials is $27,989-$54,547. Labor costs average at $24,257, while the expense per square foot is about $20.91-$31.66. 

A slate roof is not only beautiful aesthetically, but it’s also long-lasting — which explains its mid- to high-range price. Generally, slate is a heavy material, so the structure of your home should be able to hold the roof weight. Otherwise, you may need to retrofit it to withstand the weight. Also, slate can be tricky to install. Protect your investment by hiring a roofing contractor who has plenty of experience installing slate roofs.

Tile roof cost.

A tile roof replacement averages $21,914-$31,277. Materials alone cost about $7,902-$17,265, while labor costs an average of $14,012. The installation expense per square foot is, on average, $8.77-$12.51. 

A tile roof is commonly made out of clay or concrete. The design and style of the tile roof may influence the overall costs significantly. For instance, a simple gable roof would require less effort to install, while a more complex style with steeper slopes and multiple valleys may cost more due to the increased details.

Cedar shake roof cost.

Replacing a cedar shake roof costs $43,526-$51,552 on average. The cost of materials is about $30,813-$38,293, while labor costs average $12,701-$13,241. The average price per square foot is in the range of $17.41-$20.62. 

Similarly, the roof slope and design complexity may affect this project's overall cost. The material also varies in quality, so you should expect to spend more for a higher-quality selection. 

Related: 10 common types of roof shingles and tiles.

Oftentimes, roofing companies use roofing squares as a measurement to help calculate the cost of your roof replacement project. A roofing square represents 100 square feet of the roof. 

Below are the per-square-foot cost estimates for different roofing materials:

Material and labor costs are undoubtedly the major cost determinants in any roof replacement project. Besides these two, several other factors may determine how much you’ll pay to replace your roof. These may include:

Roof size.

Replacement costs may vary depending on the size of the roof. The more materials and effort the project requires, the more it's likely to cost. 

Condition of the existing roof. 

Any damage to the existing roof can significantly affect what you spend on a replacement project. A leaky roof might have ruined other features, such as the sheathing and ceiling, causing you to spend more to repair the damage.

Keep in mind that the roofer might not be able to tell the condition of the sheathing until they have torn off the old roof. So, the initial quote may increase if they find out the damage to the underlying structure is more than anticipated.

Roof accessibility. 

The ease with which the replacement crew can access your roof may also impact the cost. An easier-to-access roof might cost you much less as it requires less effort and equipment to fix and vice versa. For instance, replacing a roof on a multi-story building or challenging landscape requires additional labor and equipment to access and take it down, then send new materials up to install the new one. 

Roof slope. 

The roof's steepness is another factor roofing contractors may consider when quoting a project. A roof with a steep slope is more dangerous to walk on than a flatter one. Such a roof often requires additional safety measures and may take longer to fix, bringing the cost up. In addition, the slope factor affects the square footage hence the materials needed.

Discarding materials.

Once the contractor completes removing your old roof, they will need to dispose of the materials. Usually, they add material disposal fees to the total cost, which may vary depending on the roof's size and the debris involved. Dumpsites charge a fee for the service, so the quote may also feature that.

Geographical location.

Your geographical location may also affect the replacement cost. Material costs and hourly labor costs may vary significantly across regions. State and local authorities may also have specific installation requirements, which you must comply with. All these, plus the cost of permits, add up to the final expense.

Roof style, color and design.

A roof with a complex style and design is likely to cost more to replace than one with a simpler design. Does it have an A-frame or a combination of valleys and gables?

The style also determines the waste factor (the cut-off and overlapped materials around gable ends and in valleys). If your roof has a complex design, you'll likely get a slightly higher estimate to account for the increased waste factor. 

Chimneys, flashing, and vents.

Your quote also factors in the number of chimneys and skylights on the roof. Fixing the chimney flashing and skylight seals requires additional effort, adding to the total replacement cost.

Partial vs. complete roof replacement.

Are you tearing off your entire roof or only replacing a section? The size of the area being replaced determines how much you’ll spend on material and labor costs.

Roof replacement is a cost-intensive but worthwhile project. Besides improving your home's safety, getting a new roof may reduce your insurance rates. Moreover, it may increase your home’s value, allowing you to pocket more bucks should you decide to sell it. 

Benefits aside, the project can put a dent in your bank account. If you’re on a budget and looking for ways to save, consider these tips.

Understand your project.

Do you plan to do a partial or complete replacement? What materials do you intend to use? Mapping out the project allows you to get consistent quotes from the various contractors you talk to for better comparison. 

Understanding the scope of the work also ensures you don't buy more material than is needed. 

Do your research.

Before buying materials or settling on a roofing company, research extensively and shop around. Material and labor costs may vary widely across different roofing companies, so compare several of them to find the most affordable option. 

Working with a licensed roofing contractor is highly recommended and may be required by law in your state. Your insurance company may also reject future damage claims if they discover the installer didn't have the necessary accreditation. You’ll save time, money and stress in the long run if you hire a licensed, experienced and reputable roofer for this project.

Get bids from at least three roofers. 

Contact several roofing companies or contractors, and set up an on-site consultation. Ask the roofers to provide detailed estimates listing all the costs involved — demolition and disposal of the old roof, material and installation costs, etc. Hire the roofer that offers the most reasonable price.

At the same time, be wary of extremely low bids. The cost of services doesn't always equate to quality, but do some more legwork to find what other people (past clients) say about the various contractors you're assessing.

Choose quality materials.

It might sound counterintuitive, but quality materials — though more expensive — can save you money in the long run. 

For instance, some materials can enhance your roof's durability, reducing the need for future repair costs. Energy-efficient materials can also increase your home's energy efficiency and lower your utility bills. Some insurance companies may also offer discounts for weather-resistant roofs, so you can save extra bucks by going for impact-resistant materials.

Pick the right timing.

Roofers have peak and off-peak seasons depending on the region. You might benefit from lower prices if you replace your roof during an off-peak season. While talking to the contractors, find out whether they have special discounts for low seasons and take advantage of them. 

However, never wait too long to replace a roof, as its condition may worsen with time. Replacing your roof as soon as the situation calls for it can save you money.

Check your insurance coverage and warranties.

If your insurance covers the cause of the roof damage, they may foot the entire cost or some of the replacement costs. Getting them to shoulder the qualifying damages can save a substantial amount of money. You should also check any warranties or guarantees you may have received when you got your roof first installed. 

Having considered the cost of hiring a pro to replace your roof, the thought of doing it yourself might seem alluring. But it may not be a wise move, even if you're handy and confident you can pull off the project without professional assistance. 

For instance, if you fail to flash the chimneys or valleys, they may leak and cause damage to the overlaying structure. All of a sudden, you’re facing unnecessary repairs. Plus, if the roof gets damaged in the future, your insurance company may reject the claim, forcing you to foot the expenses out of pocket. 

Here is a breakdown of the pros and cons of each option to give you a clearer picture:

How often you replace your roof may vary based on an array of factors — which makes it difficult to pinpoint the exact number of years between roof replacements. 

A roof's average lifespan largely depends on the roofing material. For example, wood shake roofs may last around 25 years, and asphalt shingle roofs may last up to 30 years. If you have a slate, tile or copper roof, it may likely last even longer. 

To determine how often you should replace your roof versus invest in roof repairs, consider the following factors:

• Is your roof damaged? Hail storms, hurricanes, and high winds can necessitate roof replacement sooner.
• Were there issues with your roof installation? Hiring reputable roofers is a must. A poor installation can lead to an early roof replacement.
• What material comprises your roof? As you can see from the section above on the average lifespan of a roof, the material plays a large role in replacement cycles.
• Are you planning to move? When selling a home, a new roof may increase the value of your home and allow you to sell faster. However, you might only recoup a small portion of your costs depending on the material, quality of work and other factors. 

While there is no one-size-fits-all answer to how often you should replace your roof, consider investing in a roof inspection if your roof is older than 20 years.

Certainly, a few damaged shingles may not necessarily warrant you replacing the entire roof. But a stained ceiling could indicate more trouble than just a single leaky roof tile. By the time you see a stain on the ceiling, the leakage may have caused extensive damage to the roof underlayment and sheathing. 

So, how do you know if it's time to replace your roof (or at least invest in major repairs)? Here are signs to watch out for:

• Leakage
• Severe weather damage
• Cracked, curling or buckling shingles
• Roof has outlived its life
• Roof sagging
• Exposed nails
• Extensive missing granules
• Missing kick-out flashing
• Damaged plumbing vent boots
• Missing gutter apron
• Roof vent issues
• Loose step flashing
• Rusted chimney flashing
• Moss and mold growth

While some issues might not necessitate roof replacement, such as a missing or loose flashing, failing to fix the problem may lead to more damage, calling for replacement eventually. Getting a professional inspection whenever you identify an issue is always recommended. 

Many homeowners often wonder whether replacing their roof is really worth the cost. The truth is that once the roof gets damaged or deteriorates as it nears its end of life, replacing it is always the best option, reservations notwithstanding. 

Despite the potential financial drain, there's a bright side to getting a new roof. Here are some reasons why the upgrade is a worthwhile investment. 

High return on investment.

Replacing your roof may boost your home's value. Should you decide to sell it, you can fetch much more and recoup some of the replacement cost. Typically, homebuyers prioritize a roof's age and are willing to pay more for a new one. They know an old roof could mean more issues and possible replacement costs in the near future. 

A new roof may also increase your curb appeal to attract more buyers, allowing you to sell faster.

Maintain insurance coverage.

Your roof’s condition may also affect your insurance coverage. As the amount your policy would pay decreases as the roof ages, replacing an old roof is essential to help maintain the coverage. Sometimes, insurance companies may even decline a claim if the roof had visible signs of wear and tear before the damage.

Related: 13 best roof maintenance tips for homeowners.

Improved energy efficiency.

More advanced roofing materials continue to hit the market thanks to evolving roofing technology. For instance, you might want to replace your old roof with a modern, impact-resistant and energy-efficient one. By doing so, you can lower your energy bills significantly.

Enhances your home's safety.

If your roof is damaged, it compromises the structural integrity of the entire home. Not only does it expose your interiors to weather damage, but it puts your family in danger during stormy and cold weather. Installing a new roof combats these risks.

Protect your health.

A damaged roof not only poses a risk to the structural integrity of your home, but it's a potential health hazard. If water leaks through the roof, it can cause mold and mildew to grow, compromising the air quality of your home. Replacing the roof helps reduce these risks.

Improves your home's aesthetics.

A new roof can dramatically change the aesthetic appeal of your home. If you have had some minor renovations on other parts, such as the siding or shutters, or would like to change the style, type or color of the roof to match other neighborhood homes, a roof replacement allows you to achieve that.

If your roof requires replacement due to damage or aging, we can help you find the right contractor to handle the project. The sooner you get started, the better to safeguard your family's safety and avoid costly damage in the future. Sign up for Thumbtack today to find nearby roofing professionals and get free cost estimates.