Roofing Cost Guide – How Much Does It Cost to Install/Replace Home Roof

by Harry Wilson
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Roof replacements frequently seem as though they’ll be fairly straightforward jobs that need to be simple to find out the cost of. For many homeowners, but this is not the situation. The cost of roof replacements can vary tremendously from house to home — even on those using the exact same sort of substance. Matters like roof dimensions, pitch, and how many layers of roof you may already have in place can all dramatically impact the final cost of your roof.

Average Roof Replacement Cost

The national average for roof replacement cost is a little over $6,500, using a range between $2,000 and $12,000 and most homeowners spending between $4,559 and $8,685 based on Home Advisor. This is an enormous variety, even for the majority of homeowners. This may be further impacted by where you live and the climate your roof is subjected to, as well as other contributing factors.

Northern Virginia Roof Replacement Price

With a temperate climate which still sees a good deal of rain, wind, and snow, yet Northern Virginia has an ordinary roof replacement cost of approximately $6,100, just slightly below the national average. The assortment of roof replacement price for this particular area — including the DC region — is approximately $2,500 to $11,000 with the majority of homeowners paying between $4,487 and $8,217. These figures reflect all roof types and dimensions; your roofing might cost more or less depending on many unique aspects.

Factors Impacting Roof Replacement Cost

There are several major factors that can impact the total cost of your roof replacement. These include:

  • The size of your roof
  • The height of your roof
  • The roof pitch
  • What type of material you’re selecting – asphalt, wood, slate, metal, etc.
  • The condition your roof and its frame are in
  • Whether you have skylights, chimneys and other protrusions in the roof
  • What condition your soffits, fascia, gutters, and flashing are in
  • How many layers of existing shingles your roof has, and whether or not they will require removal

If you call to get an estimate on a roof replacement cost, you may not be in a position to have an accurate number over the telephone. This is because the roofer will need to see the state of the roof, quantify its dimensions and pitch, and take a look at what else could be at play such as dormers, slopes, or even skylights. The more details you can collect about your roof form your area roofing contractors, the more precise a number he will quote you before seeing the roof, but it is still a good idea to have an in-person estimate done to get the most precise cost.

Brown roof tiles or shingles on house as background image. New overlapping brown classic style roofing material texture pattern on a actual house

Measuring Your Roof

To receive a basic idea of what your roof replacement cost is going to be, you’ll need to begin with measuring your own roof. Ideally, this should be done from the roofing, but if you’re uncomfortable with scaling up there, then it’s still possible to get a general idea of its dimensions in the floor, in addition to from inside your attic.

Roofs are measured in three unique ways. The first is at a unit known as squares, with each square measuring 100 square foot. Roofing material is sold by the square foot, so if you are ordering your material, you would discover your roof’s total square footage, then divide by 100 and then rounded up to the closest whole number.

The next dimension is the pitch or slope of the roof, whereas the third is that the elevation of the roof, which is the measurement of the roofing from the start to the surface — not from the floor to the top.

To measure the square footage of your roof, so you’ll want to split it into sections, measuring each one individually. The easiest roofs to measure are the ones which possess long, flat, unbroken planes such as on a ranch. In these instances, you just measure the width and length of each segment and multiply them together to find the square footage. When you have each section quantified, you can add them collectively to the total.

Roofing - construction worker standing on a roof covering it with tiles

For roofs that have a whole lot of hips and dormers, however, like Capes, Tudors, and Colonials, you will need to measure things differently, because a number of these areas may shape shapes distinct in a rectangle.

The very first shape you will most commonly see is that the triangle. To find the square footage of the area, measure the base of the rectangle, then its height and then multiply both together. Now divide the answer by 2 to find the square footage.

The 2nd most common form is a trapezoid, that can be a little more challenging to measure. Start by measuring each of the two parallel sides and add their dimensions together. Divide this number by two, then multiply this amount by the height of the trapezoid to get its region.

Sometimes, you’ll see areas which are triangles on either side and rectangles across the other. Only measure each section separately and up them to find the total.

In case you just happen to get a dome on your roof, then your best choice is to get a professional step in this region since there is a lot of room for error.

If you’re uneasy about moving up in your roof to quantify, it is possible to find an approximate idea of the square footage from either measuring every region from within the house when possible or by simply measuring the footprint of your house and using that number as the starting point.

Measuring Pitch

as soon as you have your square footage, now you can gauge the pitch. You are able to measure your pitch by simply measuring up 12-inches from the edge of your roof. Hold this in place while you step from 12-inches up straight to your roof. Whatever this dimension is describes a pitch. So in the event, you quantify 8-inches, your pitch is 8 in 12.

Your pitch will have an effect on the number of shingles you will need for the finished roof. When you’ve calculated the number of squares you need, you will have to multiply this by your pitch. Refer to the chart below to locate your multiplier. First, determine the pitch of the roof, and also express it as a fraction like 8/12.

Now measure the diameter of your roof and then multiply this amount by your fraction. This is easiest by dividing your pitch from 12 — Quite simply, 8 divided by 12 = .666666666 or even .67. Multiply the diameter of your roof with this mod to find your roof height.

Pitch                     Multiplier

2 in 12                  1.102

3 in 12                  1.134

4 in 12                  1.159

5 in 12                  1.191

6 in 12                  1.230

7 in 12                  1.274

8 in 12                  1.322

9 in 12                  1.375

10 in 12                1.432

11 in 12                1.493

12 in 12                1.554

How Many Shingles Will Your Roof Need

when you’ve determined all these several measurements, you should have a fantastic idea of the number of shingles your roofing will need to get a replacement. Remember that shingles have been offered in 100 square foot increments known as squares and your roof’s square footage is affected by its pitch.

When you discover your pitch, and the complete number of square feet to your roofing, you are able to determine the number of squares you need by breaking up your final amount 100 and rounding up to the upcoming amount.

Do not be discouraged if you require something like a half squares; it is a fantastic idea to have some shingles in the identical lot as your roof available in case of potential repairs. Shingles can differ in color from lot to lot, which can make a patch or repair occupation stand out when you had to order additional shingles, so always round up and save your extra if it’s needed later.

A fragment of a gray slate roof of an old sample made of asbestos material

Tear-Off Prices

The total cost of the shingles themselves is just part of what a roof replacement costs are. This is because in addition to replacing shingles, roofers frequently have to rip off the existing shingles, flashing, and other materials to the roof deck. This tear-off additionally has a cost, which may affect your bottom line.

When it is sometimes feasible to put in one layer of shingles on top of the other, do not count on this being the situation on your own roof. It’s possible that you already have two layers, which may require a tear away, or there may be other issues that can only be addressed by a tear off of the present shingles.

The typical price of a tear-off is between $3 and $5 a square foot. You are able to certainly do the tear-off work yourself whether you choose so as to conserve some money, but in case you aren’t familiar with the occupation, it is best to allow the professionals handle it.

Labor Costs

Labor costs vary tremendously from state to state with distinct roof types costing more or less to install than many others also. On average, you can expect to pay $20 to $40 an hour full for labor costs, which includes tear off as well as the installation of the new roof.

Roof Replacement Price by Material Type

Shingle Roof Replacement Price:

The type of material that you use to replace your roof may also have a major effect on what the final price of your roof will probably be. Lots of men and women utilize asphalt shingles, but you could also have a roof made from some number of distinct materials. And while many people tend to replace their existing roof with exactly the same substance, you also have the choice of substituting it with something different. Keep in mind, however, that in case you choose a heavier roof than that which you currently possess, that it might cost you more, simply because you might need to have your framework reinforced.

They are also the cheapest option, and also the simplest for homeowners to install themselves. It costs between $680 and $3,700 for DIY homeowners to install asphalt shingles.

Metal Roof Replacement Price:

Metal roofs have been gaining in popularity as many homeowners learn more about their durability, and newer, lighter materials start to arrive on the marketplace. Metal roofs can be made from aluminum or steel, and they can come in sheets, large bits, or from tiles. Metal roofs might appear fresh, but they actually return to the 1930s, making them an attractive option for homeowners wanting a durable roof. The cost of a metal roof replacement typically runs between $5,000 and $22,000 for steel, $ $11,900 to $24,000 for aluminum, and also $25,500 to $39,600 for aluminum.

A fragment of a roof from a metal tile of dark red color. Quality Roofing

Slate Roof Replacement Price:

Slate roofs are just another long-lasting roof which has a great deal of popularity amongst homeowners, particularly those that want an authentic appearance on their home. Slate roofs are not simple to set up yourself but can last for a hundred decades or longer.

Experienced DIY homeowners that work with timber could make their own shakes and install them but you want to be seasoned to do this well. The cost of natural wood shakes for roof replacement operate between $6,800 and $20,000. You might even find recycled plastic replacements which mimic the look of pure wood, but that is reduced maintenance and flame resistant for involving $12,600 to $18,900.

Tile Roof Replacement Cost:

Tile roofs are most popular in certain Regions of the country. They’re simple to replace if they get damaged, and can be found in a number of different colors and shapes. The cost of plastic roofing replacement works between $7,650 and $21,000.

Modified bitumen Roof Replacement Cost:

Modified bitumen is an appealing option for flat roofs. It’s among the cheapest options on the market, and rather simple to install for DIY homeowners.

Flat Roof Replacement Cost (+ Garage Roofs):

In general roofs and garage roofs often cost less than conventional roofs, since they don’t have the height or pitch, and they often use less expensive materials such as modified bitumen or rolled roofing.
Roof Permits

The town or city in which you live may require you to have a license before you replace the roofing. That is true if you substitute the roof, or you employ an expert to perform the job for you. Pulling a permit may also require the roofing to be scrutinized after the project is complete.

In other cities, the only real people which you might hire to work on your own roof are those that are licensed to do so. Check with your city or city hall to find out what the requirements are before you start.

Tax Credit for Roof Replacements

Roof replacements often fall under the class of “home fix”. A house remedy is something you do to keep your house in good condition to maintain its existing value, as opposed to something that you do to improve its worth.

Home repairs are tax deductible, meaning that if you have substituted your roof to keep up the value of your house, you can deduct this cost from your taxes. In addition, if you take action to enhance the energy efficiency of your home by replacing your roof, then you may also be entitled to a tax credit from Energy Star of up to $500. Visit along with to learn more and figure out whether your roof will be qualified.

Care for Your Roof

Fixing your roof will be a big job, but it is also a necessary one. A fantastic roof should last you at least 20 to 25 years or more, and it’s a major portion of what protects your dwelling. Do not put off roof replacements or repairs due to prices; it may end up costing you more down the street than in case you acted faster. Call for an estimate today to learn what your roofing replacement price will be.

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