When you're looking to hire a roofer, expect to pay an average of $4500 - $8600 for a roof replacement or about $310 - $1000 for roof repair.
Cost will vary according to factors like:
- Size of your roof and number of roofing squares (1 square = 100² ft) needed to cover
- Number of stories
- Roof type and pitch
- Roofing material to be used
- Whether the existing roof needs to be removed for a roof replacement (if it's badly waterlogged or damaged, made of certain materials, or 2 layers thick)
- Complexity of the roof installation or repair
Repair or Replace Your Roof?
Don't despair! Not every roofing problem means you have to completely replace your roof. Loose or missing shingles, minor ceiling leaks, damaged soffits or flashing, and sagging gutters all are good candidates for roof repair, as long as you deal with them right away. Left alone, these problems almost inevitably get worse.
You will most likely have to replace your roof in the following scenario:
The roof is leaking extensively and/or there is damage to at least 30 percent of its surface, especially it is coming near the end of its expected lifespan. (Roofs last an average of about 20 - 25 years.)
The cost to hire a roofer for roof replacement includes:
- Labor -- The roofer will remove the old roof if necessary and make minor repairs to the structure. He will then install your new roof, including ice dam protection, asphalt paper, shingles, flashing, and a ridge vent. If extensive repair is needed, the cost will be adjusted accordingly.
- Cleanup -- The expense of hauling away the old roofing and other debris is, as a rule, included in the price quote.
- Supplies and Equipment -- Usually the cost to hire a roofer includes all supplies and equipment. Asphalt shingles are the least expensive and most widely used roof material; they come in a variety of colors and have a lifespan of 15-20 years. Other common materials include clay tiles, slate, and wood shakes.
- Building Permit -- A building permit, with its associated fee, is often required for a repair, removal, or replacement of more than 100² ft of roofing.
- Estimate -- The initial estimate, which may include an onsite inspection, is often free.
Get the most for your money
Energy Star certifies certain roof shingle colors, which will lower energy bills by reflecting sunlight and helping your attic stay cooler in summer. Use one of these and you may also qualify for a utility company rebate or a federal tax credit.
Check with your homeowners' insurance broker. They may reduce your premiums if you install an upgraded roof.