Average Cost of Roof Replacement
Welcome to The Average Cost of Things, where we help you put prices into perspective. In this article, we will discuss the average cost of roof replacement in the United States.
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The pricing information on this page is general in nature. Use the link below to get more accurate quotes from roofers in your area:
It's a pretty unnerving scenario. First, your roof starts to leak. So you call some local roofing companies to get some cost estimates on repair work. They all say you're going to need a complete replacement, because the shingles are beyond repair. One company says it's going to cost $9,000 to replace the roof completely. Another company gives you an estimate of $14,000, because they use the "finest materials available."
How do you put these numbers into perspective? How do you know if you're being treated fairly, or taken for a ride? You do this by understanding the average cost of roof replacement in your area. And that's what we're going to look at next.
Roofing Costs in Your Area
The first thing you need to understand is that roofing costs vary based on several factors. Obviously, the materials used play a big part in this. Tiles are much more expensive then shingles, for example. But your location also plays a factor. Just like real estate is more expensive in certain parts of the country, so too does the cost of roof repair vary by location. People in New York (one of the more expensive regions) can expect to pay $12,000 - $14,000, on average, for a complete roof replacement job. People in the Midwest might pay $7,000 for a new roof. So location has a lot to do with it.
According to Remodeling magazine's 2008 Cost vs. Value Report, homeowners in the United States pay $18,825 on average to replace a roof. This number is based on the use of asphalt shingles. Metal and tile roofs will cost more than this on average. Note that this is for a complete "tear down" and replacement job, which replaces all of the old shingles, underlayment, flashing, etc. If the entire roof does not need to be replaced, but only repaired in some areas, then the cost would come down significantly.
According to the Fine Living website, the national average cost to replace a roof is $11,399. We visited more than 45 websites while researching this article (you're welcome!), and while the cost estimates varied greatly from one site to another, the 11K number does seem to be realistic. Just remember that the final cost for your replacement job might be thousands less than that, or thousands more. It mostly depends on your location, the size of the roof, and the type of materials the roofing company uses.
In general, people in big cities pay more for replacement than people in smaller towns or rural areas. Additionally, people who live in places with weather extremes or disaster risks will pay more for their roofing materials. The hurricane-prone regions of the Southeast and the wildfire-prone regions of Southern California are two good examples.
Get Online Estimates from Roof Replacement Companies
We recommend using a website such as Service Magic to get roofing estimates from local contractors. This is far better than calling companies at random from the phone book. Why? Because Service Magic actually screens companies against a set of criteria (trade license, insurance, criminal records, etc.). A roofing contractor must pass this initial screening process just to be listed in their online directory. You can also read customer ratings and reviews for each roof company.
Of course, if you want to call local roofers at random, you can certainly do that. We just wanted you to know there's a better way that offers more transparency.
Regardless of how you find a contractor, it's important to check out their company history. Look them up on the Better Business Bureau website. Do a Google search for their company name (or the name of the contractor) to see what you can find. Ask them if they've ever operated under a different name. When a company gets a bad reputation, they often close down and relaunch under a different name -- an attempt to escape from their past. You have to do a bit of detective work, and the Internet is a great place to start.
We hope you've enjoyed this guide to the average cost of roof replacement, and we wish you all the best in your search for the right contractor.