Roof Replacement Cost: 6 Ways To Save Money
After 15 to 20 years of keeping rain, snow, and squirrels out of your hair, your roof will likely need to be replaced, perhaps sooner if you live in an area prone to inclement weather.
When it comes to the cost of replacing your roof, neither your neighbor nor the “average” homeowner is a reliable guide. A “mid-range” roof replacement costs an average of $ 20,670, according to Remodeling magazine’s analysis of some construction estimates. But the U.S. census found Americans typically spent $ 6,800 to have their roofs replaced in 2017.
Prices vary widely and will depend on your location, the materials used, the size and dimensions of your roof, and who you hire to do the job.
Here’s how to prepare for this major home renovation and some tips for controlling costs.
How much does it cost to replace a roof?
Roofing costs, which can be broken down into three general categories, can increase or decrease depending on your choices:
Materials: Shingles, underlayment, drip edge, flashing, protective coverings, etc.
Labor: Skilled workers who tear off the old roof and install your new roof
Disposal: Recycling or disposal of roofing materials after their removal
“With asphalt shingles, we typically see numbers of $ 3.50 to $ 5.00 per square foot installed,” says Todd Miller, president of Isaiah Industries Inc., a roofing manufacturer in Piqua, Ohio. “When you get into high-end products, which include metals, tile, and slate, you’ll typically see numbers ranging from $ 9 to $ 15 per square foot. “
“Roofing materials don’t come cheap, especially if you have a large or complex roof, but what increases the cost is professional installation.“
Roofing materials don’t come cheap, especially if you have a large or complex roof, but professional installation is what increases the expense. Labor is often 40 to 50 percent of the cost, Miller says, in large part because the lack of qualified roofers has driven up prices. The more complicated a roof, the more work is required and the higher the costs.
Signs you need to replace your roof
Tapping into your savings for a new roof doesn’t sound appealing, but sometimes you might not have a choice. Scott Bulifant, residential sales manager at Baker Roofing in Raleigh, NC, says the following signs indicate that a roof will need to be replaced soon:
Visible loss of roofing pellets (“bald spots”)
Brittle or cracked shingles
Missing shingles or visible carpet (the protective material underneath)
Water leak in the attic or house
Even without water dripping from the ceiling, waiting “another year” can cause problems that could cost more in the long run than the replacement expense, Miller says. And passing the ball to the next owner can be more difficult than you think.
Buyers and mortgage companies alike avoid a failing roof like the plague, so replacement may be what it takes to pass the inspection, but don’t expect a full return on your investment. The average roof replacement only recovers 68.8% of its cost in increasing the value of the home, according to Remodeling magazine’s most recent Cost vs Value report. A $ 20,664 roof replacement would only add about $ 14,216 in value, for example.
How to reduce roof replacement costs
1. Do your homework
Understand the size and complexity of your roof and know the exact materials you want to have installed before talking to contractors. These details help keep estimates consistent and encourage competitive pricing, Bulifant says.
“One “square of roofing” equals 100 square feet of roofing material.“
If you come across the term “square of roofing” when researching materials or estimates, be aware that a “square” equals 100 square feet of roofing material. And if you talk to a roofer, the installation and disposal costs are probably included in the estimate.
2. Take the tour
Get quotes from multiple roofers and always ask and check local references before hiring someone. Beware of extremely low offers, which could mean poor work, and make sure they offer a warranty on materials and installation.
3. The right time
Roofers are the busiest in late summer and fall. Planning to replace your roof in late winter or spring can result in lower prices or off-season discounts.
4. Use your insurance
Home insurance generally covers roof damage that is not caused by negligence. If a hailstorm knocks down some shingles, for example, your insurer may pay all or part of the replacement cost.
5. Do some of the work yourself
Consider doing some of the work yourself. If you have the time, the proper equipment, and a taste for heights, removing the old roof before the installer arrives could help keep costs down. Make sure, however, that your contractor approves before you take out the fork and roof jacks. It is dirty, backbreaking and sometimes dangerous work, and you may have to organize the disposal of old materials yourself.
6. Consider layering, but with caution
An overlay involves installing new shingles over existing ones. Because the old roof stays in place, the coatings require fewer man-hours and cost less than replacement.
Approach coatings with caution, however, as they can void or shorten the manufacturer’s warranty on roofing materials. And overlays usually increase future replacement costs, as multiple layers will need to be removed the next time around.