What Does an Average Roof Replacement Cost?

Photo: BrunetteExteriors.com

According to Costhelper.com, the average roof replacement cost runs from $11,209–$17,060. Of course, it could be cheaper if you’re proficient in DIY roofing, however, most people lack the skills and abilities to handle a project of this scale and complexity on their own.

Average Roof Replacement Cost

The following are figures for the average cost of roof replacement:

  • Asphalt: $700-$3,700 (for materials only)
  • Slate: $17,000-$84,000
  • Wood shingles or shake: $7,000-$20,000
  • Concrete tile: $8,000-$21,000
  • Ceramic clay tile: $12,000-$21,000
  • Metal: $5,000-$22,000 for steel; $12,000-$24,000 for aluminum; $25,000-$40,000 for copper.

The average roof replacement cost as a result of roof problems varies greatly depending upon several factors, including the ones enumerated below.

The Size of the Roof (measured in square footage)

The first step in determining the cost to replace a roof is to have the roof measured. A roofer will measure, and then give you an estimate per square. A square is a 10-by-10 foot area (or 100 square feet).

Type of Roofing Material

After roof size, the type of roofing material is the most significant factor in determining the average roof replacement cost. Asphalt shingles are the least expensive roofing material, with starting costs at under $1,000. Metal roofing is the most expensive and can cost up to $30,000-$40,000 for large roof replacements. The quality of the roofing material will also determine the cost of roof replacement. For example, asphalt shingles can cost anywhere from $50 for average quality to $150 or more for the highest quality (per square).

The Pitch of the Roof

Pitch is a measurement of how high the roof is versus its length. A high steeply pitched roof will require more labor, which will increase the roof replacement cost from your local roofing contractors.


If your roof is hard to reach, then the cost will likely be more than the average cost of roof replacement. Attached homes, such as condominiums in a condominium complex, are often harder to access and may increase the cost to replace the roof.

One or Two-Story Home

A one-story home is much easier to re-roof and will cost less than re-roofing job on a two-story home. The higher up the roofers work, the more dangerous it is for them. The labor time also takes longer, since the roofers need to climb higher and work with additional caution. The average roof replacement cost for a tall commercial building will be more expensive than a residential building because of the risks involved for the roofers.

Removal of an Old Roof

The removal of an old roof can increase the average roof replacement cost by almost $1,000. The more layers that need to be removed from the roof, the higher the cost.

Additional Labor Charges

If the framing supporting your roof is damaged or rotted, it may need repairing or replacing. It may also need reinforcing to hold heavier roofing materials. This could add $1,000-$10,000 or more to the roofing project, depending on what’s needed.

Roof Permit and City License

The cost of licenses, permits and special requirements for the roof all depend upon where you live. If you live in a hurricane-prone state, such as Louisiana, then your roof will require hurricane-proofing. Storm-proofing, which includes hurricane-proof roof shingles, hurricane straps and bracing, can add several hundred dollars to the average roof replacement cost. Another additional cost to consider is permits. Permits can be several hundred dollars. In Detroit, the cost of permits is determined according to the cost of the roof job, and not the size of the roof.

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