Average Cost To Replace Asphalt Roof
Replacing your asphalt roof is a significant home improvement project. It’s an investment in the safety, value, and curb appeal of your home. Understanding the costs involved is crucial for budgeting and making informed decisions. This comprehensive guide will break down the average cost to replace an asphalt roof, exploring the various factors that influence the final price, material options, labor costs, and provide valuable tips for saving money without compromising quality.
Understanding the Basics of Asphalt Roofing
Asphalt shingles are the most popular roofing material in North America, and for good reason. They offer a good balance of affordability, durability, and ease of installation. But before diving into the cost, let’s understand the different types of asphalt shingles and their characteristics.
Types of Asphalt Shingles
There are primarily two types of asphalt shingles: 3-tab shingles and architectural (or dimensional) shingles.
3-Tab Shingles
3-tab shingles are the most basic and economical type. They are characterized by their uniform, flat appearance, giving the roof a simple, repetitive pattern. They are made from a single layer of asphalt and are typically lighter and less durable than architectural shingles. 3-tab shingles are a good option for homeowners on a tight budget or for smaller, less demanding roofing projects.
Architectural Shingles (Dimensional Shingles)
Architectural shingles, also known as dimensional or laminated shingles, are a step up in terms of aesthetics and durability. They are constructed with multiple layers of asphalt laminated together, creating a thicker, more textured look that mimics the appearance of wood shake or slate. Architectural shingles offer better wind resistance and a longer lifespan compared to 3-tab shingles. While they cost more upfront, their increased longevity and aesthetic appeal can make them a worthwhile investment.
Factors Affecting Asphalt Roof Replacement Cost
The cost to replace an asphalt roof is not a one-size-fits-all number. Several factors come into play, significantly influencing the final price. These factors include:
Roof Size and Complexity
The size of your roof is the most obvious factor. Larger roofs require more materials and labor, directly increasing the cost. Roof complexity also plays a significant role. A roof with multiple gables, valleys, dormers, and skylights requires more intricate cutting and fitting of shingles, adding to the labor time and potentially increasing material waste. Steeply pitched roofs can also be more challenging and dangerous to work on, leading to higher labor costs.
Type of Asphalt Shingles Chosen
As mentioned earlier, the type of asphalt shingles you choose will significantly impact the overall cost. 3-tab shingles are generally the least expensive option, while architectural shingles are more expensive due to their superior durability and aesthetic appeal. Within the architectural shingle category, there are also different grades and styles that can further influence the price. Designer shingles, which mimic the look of slate or tile, are typically the most expensive asphalt shingle option.
Material Costs
In addition to the shingles themselves, other materials are required for a complete roof replacement. These include underlayment (a protective layer installed beneath the shingles), flashing (used to seal areas around chimneys, vents, and valleys), roofing nails, and potentially ice and water shield (for areas prone to ice dams). The quality and type of these materials can also affect the overall cost.
Labor Costs
Labor costs can account for a significant portion of the total roof replacement expense. Labor rates vary depending on the region, the experience and reputation of the roofing contractor, and the complexity of the job. It’s important to get multiple quotes from different contractors to compare labor costs and ensure you’re getting a fair price.
Roof Deck Condition
The condition of your existing roof deck (the wooden structure beneath the shingles) can also impact the cost. If the roof deck is damaged due to rot, water damage, or age, it may need to be repaired or replaced before the new shingles can be installed. This can add significantly to the overall cost of the project.
Removal and Disposal of Old Roofing Materials
The cost of removing and disposing of the old roofing materials is typically included in the contractor’s estimate. However, some contractors may charge extra for this service. The disposal fees can vary depending on the local landfill rates and the amount of waste generated.
Permits and Inspections
In most jurisdictions, you will need to obtain a building permit before replacing your roof. The cost of the permit can vary depending on the location and the scope of the project. Additionally, some areas require a final inspection to ensure the roof was installed correctly and meets local building codes.
Geographic Location
Material and labor costs can vary significantly depending on your geographic location. Areas with higher labor costs and stricter building codes will typically have higher roof replacement costs.
Average Asphalt Roof Replacement Cost: A Detailed Breakdown
Now that we’ve covered the factors that influence the cost, let’s look at some average price ranges. Keep in mind that these are just averages, and the actual cost of your roof replacement may vary depending on the specific factors mentioned above.
Cost Per Square Foot
Roofing contractors often provide estimates based on the “square,” which is equivalent to 100 square feet. The average cost to replace an asphalt roof can range from $4.00 to $8.00 per square foot, or $400 to $800 per square. This range can be further broken down by shingle type:
- 3-Tab Shingles: $3.50 – $5.50 per square foot
- Architectural Shingles: $4.50 – $8.00 per square foot
- Designer Shingles: $7.00 – $12.00+ per square foot
These prices generally include the cost of materials, labor, and removal of the old roofing materials. However, it’s crucial to clarify what is included in the estimate when comparing quotes from different contractors.
Cost for an Average-Sized House
For an average-sized house with a roof of around 1,700 square feet (17 squares), the cost to replace an asphalt roof can range from:
- 3-Tab Shingles: $5,950 – $9,350
- Architectural Shingles: $7,650 – $13,600
- Designer Shingles: $11,900 – $20,400+
Again, these are just estimates. A larger or more complex roof will cost more, while a smaller, simpler roof will cost less.
Breaking Down the Costs: Materials vs. Labor
Generally, the cost of materials accounts for about 40-60% of the total roof replacement cost, while labor accounts for the remaining 40-60%. This can vary depending on the contractor and the complexity of the job. For example, a more complex roof with intricate details may require more labor time, shifting the balance towards a higher labor cost percentage.
Factors Influencing Material Costs
The price of roofing materials can fluctuate based on various factors. Here’s a closer look at what influences the cost of asphalt shingles and related materials:
Asphalt Shingle Quality and Features
Higher-quality asphalt shingles with advanced features like algae resistance, impact resistance, and longer warranties will naturally cost more than basic shingles. These features offer added protection and longevity, which can be a worthwhile investment in the long run.
Manufacturer and Brand Reputation
Well-known and reputable shingle manufacturers often charge a premium for their products. This is often due to their proven track record of quality, durability, and customer satisfaction. Choosing a reputable brand can provide peace of mind knowing that you’re investing in a reliable product.
Color and Style
Some shingle colors and styles may be more expensive than others. This could be due to the availability of pigments or the complexity of the manufacturing process. If you’re on a budget, consider choosing standard colors and styles.
Underlayment Type and Quality
The type and quality of underlayment you choose can also affect the overall material cost. Synthetic underlayment is generally more expensive than felt underlayment but offers superior water resistance and durability. Ice and water shield, which is typically installed in areas prone to ice dams, is another material that adds to the cost.
Flashing Materials
Flashing is used to seal areas around chimneys, vents, and valleys to prevent water leaks. The type of flashing material used (e.g., aluminum, steel, copper) can also impact the cost. Copper flashing is the most expensive but offers excellent durability and longevity.
Factors Influencing Labor Costs
Labor costs can vary significantly between roofing contractors. Here’s a breakdown of the factors that influence labor costs for asphalt roof replacement:
Contractor Experience and Reputation
Experienced and reputable roofing contractors typically charge higher labor rates than less experienced contractors. This is because they have the knowledge, skills, and expertise to complete the job efficiently and effectively. They are also more likely to have insurance and licenses, which adds to their overhead costs.
Roof Complexity and Pitch
As mentioned earlier, the complexity of your roof can significantly impact labor costs. Roofs with multiple gables, valleys, dormers, and skylights require more intricate cutting and fitting of shingles, increasing the labor time. Steeply pitched roofs can also be more challenging and dangerous to work on, leading to higher labor costs. Contractors may charge a premium for working on roofs with a steep pitch due to the increased risk and safety precautions required.
Accessibility
The ease of access to your roof can also affect labor costs. If the contractor has difficulty accessing the roof due to landscaping, fences, or other obstacles, it may take longer to complete the job, increasing the labor costs.
Time of Year
Roofing contractors may charge higher labor rates during peak seasons (e.g., summer) when demand is high. If you have some flexibility, consider scheduling your roof replacement during the off-season (e.g., fall or winter) to potentially save on labor costs.
Geographic Location
Labor costs vary significantly depending on your geographic location. Areas with higher costs of living and stronger labor unions will typically have higher roofing labor rates.
Additional Costs to Consider
In addition to the core costs of materials and labor, there are several other potential costs to consider when budgeting for an asphalt roof replacement:
Roof Deck Repairs
As mentioned earlier, if the roof deck is damaged, it will need to be repaired or replaced before the new shingles can be installed. This can add significantly to the overall cost of the project. The cost of roof deck repairs can range from $2 to $5 per square foot, depending on the extent of the damage.
Flashing Replacement
In some cases, the existing flashing may need to be replaced, especially if it is old, damaged, or corroded. The cost of flashing replacement can vary depending on the type of flashing material used and the complexity of the job.
Ventilation Improvements
Proper roof ventilation is crucial for preventing moisture buildup and extending the lifespan of your roof. If your existing roof ventilation is inadequate, you may need to add additional vents, such as ridge vents or soffit vents. The cost of ventilation improvements can range from a few hundred to a few thousand dollars, depending on the scope of the work.
Skylight Replacement
If you have skylights on your roof, you may want to consider replacing them at the same time as your roof replacement. This can save you money in the long run, as it avoids having to disturb the new roof later on. The cost of skylight replacement can vary depending on the size, type, and features of the skylight.
Chimney Repairs
If you have a chimney, it may need to be inspected and repaired before the new roof is installed. Chimney repairs can range from minor patching to major reconstruction, depending on the condition of the chimney.
Gutter Replacement
While not directly related to the roofing, many homeowners choose to replace their gutters at the same time as their roof. Old or damaged gutters can detract from the appearance of your new roof and can also lead to water damage. The cost of gutter replacement can vary depending on the type of gutter material used and the size of your house.
Tips for Saving Money on Asphalt Roof Replacement
Replacing your asphalt roof can be a significant expense, but there are several ways to save money without compromising quality:
Get Multiple Quotes
Always get at least three quotes from different roofing contractors before making a decision. This will allow you to compare prices and services and ensure you’re getting a fair price.
Choose the Right Shingle Type
Consider your budget and the climate in your area when choosing the type of asphalt shingles. If you’re on a tight budget, 3-tab shingles may be a good option. However, if you live in an area with high winds or severe weather, architectural shingles may be a better investment due to their increased durability.
Schedule During the Off-Season
As mentioned earlier, roofing contractors may charge lower labor rates during the off-season. If you have some flexibility, consider scheduling your roof replacement during the fall or winter.
Ask About Discounts and Promotions
Some roofing contractors offer discounts for seniors, veterans, or for paying in cash. Be sure to ask about any available discounts or promotions.
Consider a Partial Roof Replacement (If Applicable)
In some cases, it may be possible to replace only a portion of your roof if the damage is localized. However, this is not always recommended, as it can be difficult to match the new shingles to the existing shingles. Additionally, a partial roof replacement may not be as durable as a full roof replacement.
Negotiate with the Contractor
Don’t be afraid to negotiate with the contractor to get the best possible price. You can try to negotiate the price of materials, labor, or other services.
Do Some of the Work Yourself (If Qualified)
If you have the skills and experience, you may be able to save money by doing some of the work yourself, such as removing the old roofing materials or cleaning up the job site. However, it’s important to be realistic about your abilities and to prioritize safety. Roofing can be dangerous, and it’s always best to hire a professional if you’re not comfortable doing the work yourself.
Consider Financing Options
If you don’t have the cash to pay for the roof replacement upfront, you may want to consider financing options. Many roofing contractors offer financing plans, or you can take out a home equity loan or line of credit.
Choosing the Right Roofing Contractor
Selecting the right roofing contractor is crucial for ensuring a successful roof replacement project. Here are some tips for choosing a qualified and reputable contractor:
Get Referrals and Read Reviews
Ask friends, family, and neighbors for referrals. Check online review sites like Yelp, Google, and Angie’s List to see what other customers have to say about the contractor.
Verify Licenses and Insurance
Make sure the contractor is properly licensed and insured. A licensed contractor is required to meet certain standards of competence and professionalism. Insurance protects you from liability in case of accidents or damage during the roof replacement process.
Check Their Experience and Expertise
Choose a contractor with extensive experience in asphalt roof replacement. Ask about their previous projects and whether they have experience working on roofs similar to yours.
Get a Detailed Written Estimate
The estimate should clearly outline the scope of work, materials to be used, labor costs, and any other associated fees. Make sure the estimate is detailed and comprehensive, so there are no surprises later on.
Ask Questions
Don’t hesitate to ask the contractor questions about their experience, qualifications, and the roof replacement process. A reputable contractor will be happy to answer your questions and address any concerns you may have.
Beware of Low Bids
While it’s tempting to go with the lowest bid, be wary of contractors who offer significantly lower prices than their competitors. This could be a sign that they are cutting corners or using substandard materials.
Get Everything in Writing
Once you’ve chosen a contractor, make sure to get everything in writing, including the scope of work, materials to be used, payment schedule, and warranty information. This will protect you in case of any disputes or problems during the project.
The Roof Replacement Process: What to Expect
Understanding the roof replacement process can help you prepare for the project and minimize disruptions to your daily life. Here’s a general overview of what to expect:
Preparation
Before the roof replacement begins, the contractor will typically inspect your roof and discuss the project with you. They will also need to obtain any necessary permits and schedule the work. You may need to remove any items from your attic or cover furniture to protect it from dust and debris.
Removal of Old Roofing Materials
The first step in the roof replacement process is to remove the old roofing materials, including the shingles, underlayment, and flashing. The contractor will typically use hand tools and power tools to remove the materials.
Roof Deck Inspection and Repair
Once the old roofing materials are removed, the contractor will inspect the roof deck for any damage. If any damage is found, it will need to be repaired before the new roofing materials can be installed.
Installation of Underlayment
After the roof deck is repaired, the contractor will install the underlayment, which is a protective layer that helps to prevent water leaks.
Installation of Flashing
The contractor will then install the flashing around chimneys, vents, and valleys to seal these areas and prevent water leaks.
Installation of New Shingles
Finally, the contractor will install the new asphalt shingles. The shingles are typically attached to the roof deck with nails or staples.
Cleanup
After the roof replacement is complete, the contractor will clean up the job site and dispose of any debris. They will also typically inspect the roof to ensure that everything is installed correctly.
Conclusion: Investing in a Quality Asphalt Roof
Replacing your asphalt roof is a significant investment, but it’s an investment that will protect your home and increase its value. By understanding the factors that influence the cost, choosing the right materials and contractor, and following the tips outlined in this guide, you can ensure a successful and cost-effective roof replacement project. Remember to prioritize quality and longevity over the cheapest option, as a well-installed and durable roof will save you money in the long run.