How Much Does It Cost To Replace a Roof?

The cost to replace a roof will vary tremendously depending on the type of roofing material used. Asphalt shingles dominate the market with approximately 80-90% national market share according to various industry statistics.

Metal roofs, slate, tile, and cedar shake are more expensive but can add a distinctive look to your home and in some cases increase market value when you're ready sell. This shingle comparison chart provides a quick summary of the advantages of each type of roofing material.

Here are some figures gathered from around the web estimating roof replacement costs using various materials:

• Asphalt Roof - for the do-it-yourselfer, just the materials to replace asphalt shingles on an average one-story ranch house will run about $800-$4000 depending on roof square footage and the quality of materials used. Although this is a wide price range, keep in mind that there are several grades of asphalt shingles (i.e., good, better, best) and are usually classified as traditional 3-tab, premium, designer, architectural, ultra-luxury, etc. Warranties on asphalt shingle roofs can range from 10 years to lifetime. If you decide to have a professional install the roof for you, labor costs can vary from $1800 to $8000 depending on: location, square footage, roof pitch, whether the old shingles are removed or simply covered over, and whether new plywood sheathing is necessary. Compared to other types of roofing material, asphalt is faster to install and easier and less expensive to repair.
• Cedar Shake Roof - Real wood shakes are beautiful but they require ongoing maintenance, they can be susceptible to fire, and in some cases don't last as long as other roofing materials. Costs for an average one-story ranch home can range from $5000 to $20000. Some manufacturers offer composite, rubber or plastic shakes made to look like wood, and ashphalt shingles now come in lots of beautiful colors that mimic the look of real shake.
• Metal Roof - Metal roofs have become more popular because they are lightweight, long-lasting, fire-resistant, available in numerous colors, and don't rot. Costs can vary widely depending on whether steel, aluminum or copper is used. On an average one-story ranch home, steel can run from $5000 to $20000, aluminum from $10000 to $25000, and copper jumps up to $20000 to $40000. TAMKO offers a line of steel shingles (see the TAMKO links at top of page) that mimic the look of wood, tile or slate. They're very durable and offer a different look than traditional metal roofs.
• Tile Roof - Tile roofs have a distinctive look, come in many colors and shapes, are fire-resistant, and are impervious to insects and rot. You have the option of using concrete tiles which can run $7500 to $22000 for an average one-story ranch home, or ceramic clay tiles which would be $12000 to $21000 for standard shapes and colors. Custom colors and shapes can add to the cost. Tile roofs are very heavy and sometimes require structural reinforcement to handle the added weight.
• Slate Roof - Slate roofs almost never need to be replaced except in cases of severe neglect. For homeowners considering upgrading, slate offers these advantages: it is a highly distinctive look, can last a lifetime when properly installed, and can add to the resale value of the home. It's expensive, and installation can take weeks or months depending on the size and complexity of the job. Not every contractor specializes in slate so be sure to look for someone experienced. Costs for a basic one-story ranch home can vary from $20000 to $80000, and larger homes exceeding 3000sf might be anywhere from $30000 to $100000+, depending on the quality of slate used and the complexity of the job. Like we mentioned for tile, slate is very heavy and may require structural roof reinforment to handle the extra weight. GAF's TruSlate is a popular alternative .... a genuine, hand-quarried slate that is thinner at the top (the portion that slides under the tile above), cutting down significantly on overall weight.