Shingles Looking Worn? A Complete Cost Guide to Replacing Your Roof

What determines the price of a new roof?

As we’ve seen in the estimates above, the high and low ranges for an average roof replacement cost seem miles apart. That’s because there are so many different factors that come into play when calculating a quote — it’s not as simple as taking some measurements and buying a certain number of shingles. So, what are the biggest cost drivers?

Materials

When you think of what makes up a roof, shingles spring to mind, but building a roof requires an array of additional materials. These include components like the underlayment, an ice and water shield, ridge vents, plywood, and flashing. All of these features should be included in the project quote and warranty.

And while asphalt shingles are the most common type of roofing material in the U.S., you’ve got options. If you opt for wood, metal, tile, or another material, that could cause your price to go up or down (we’ll dive into the different types of shingles further in depth below.)

Labor and installation

Pat Jewell, founder of top-rated Capitol Improvements Roofing in Bowie, Maryland, notes that the construction industry is currently facing a shortage of skilled workers willing to install roofs, which is a dangerous and difficult job.

Ami Feller with Roofing Chicks in New Braunfels, Texas, estimates that about 30% of her price goes to materials, 30% is allocated to labor, and 40% is for overhead (and hopefully profit).

Pitch of the roof

The pitch of a roof — another term for its slope or incline — is the number of inches it rises vertically for every horizontal foot. For instance, if a roof increases by six feet for every horizontal foot, it has a 4:12 pitch. According to Omni Calculator, roof pitches can be broken down into four general categories:

• Flat roofs will usually have a pitch from 1/2:12 to 2:12 (from 4.2% to 16.7%). These will generally be cheaper, because they’re safer and easier to install.
• Low-pitched roofs are below 4:12 (33.3%). These will typically cost a little more than flat roofs, but are usually still walkable.
• Conventional roofs have a pitch ranging from 4:12 to 9:12 (33.3% to 75%). These are generally safe to walk on. They are the easiest ones to construct and they are safe to walk on.
• High-pitched roofs can be as high as 21:12 (175%), and will be more expensive due to the added safety equipment and precautions.

“If the roof is steep, we have to charge more because there are safety protocols like harnesses that have to be worn, and it slows down the install process as compared to a simple roof that would be walkable,” Jewell explains.

Height of the roof

Even if a roof has a walkable pitch, its height off the ground will also influence the overall costs. A higher roof, for example, will drive up the costs due to the equipment required.

“Height affects costs because we have to carry a 40’ or even a 50’ ladder,” explains Jewell. “Plus, the crew wants to be paid more for the added danger and difficulty of installation.”

Paul Murray, assistant manager of Suretop Roofing in Raleigh, North Carolina, says they consider a roof to be high if the gutter line is over 15 feet off the ground.

Unknown wood costs

Just as with any major home renovation, you won’t know exactly what you’re getting into until the project gets underway — in this case, until the old roof is peeled off to see what’s been happening underneath.

Every roof has an underlayer of decking, or sheathing, that provides a foundation for the shingles or other roof material. If the wood has rotted from exposure to moisture and needs to be replaced, that can drive up the cost of the roof.

Fascia and soffit replacement

While your contractor is inspecting the decking, they will also look at your roof’s perimeter. Fascia boards run along the lower edge of your roof line (supporting your gutters), while soffits cover the underside of the roof overhang. Because these components are directly exposed to gutter overflows and driven rain, they are highly susceptible to water damage and rot.

If your fascia or soffits need to be replaced alongside your shingles, expect it to add to your bottom line:

• Fascia board replacement: Typically costs between $1,050 and $3,300 per linear foot.
• Soffit replacement: Generally runs between $6 to $30 per linear foot.

Budget tip: If the wood rot is purely cosmetic and doesn’t impact the roof’s structural integrity, replacing fascia and soffits can sometimes be tackled as a DIY-friendly project later on to keep your initial roof replacement quote lower.

Roof layers

One of the most crucial steps in a roof replacement is removing all of the old layers, which allows the installer to inspect the decking for water damage and rot before the new roofing system is installed.

“Additional roof layers result in more labor required to remove them, which increases the labor cost overall,” explains Brandon Foote, the owner of Advanced Roofing and Construction, a highly rated roofing company in Alabama. “The additional weight also increases the cost of removal and disposal of the shingles, especially if a commercial dumpster is used on a job site.” Feller’s company charges an extra $15/square more for each layer that needs removed.

And if you’re wondering whether you can save money by just having the new roof installed on top of the old layers, the experts agree that’s a bad idea. “It’s always best to remove all the layers when putting on a new roof,” says Feller. “Overlaying a roof reduces the life of the new roof by approximately 50% and also negates the manufacturer’s warranty. Many reputable contractors refuse to do overlays.”

Types of roofing

The price of a roof replacement has a lot to do with which roofing material you select. Most residential homes use one of the following types of roofs:

Asphalt shingles

In Feller’s Central Texas market, around 60% of all homes have shingle roofs. There are two main types:

• Three-tab shingles: These are made up of three tabs. They usually have a 25-year lifespan and are rated for 60 mph winds.
• Architectural or dimensional shingles: These shingles generally have a 30- to 50-year lifespan and can sustain 110 mph winds. The dimensional, contoured style mimics the look of wood-shake roofs. Feller uses dimensional shingles for 99% of her shingle installations. Her go-to is the GAF Timberline HDZ shingle.

The main advantage of shingles is that they are fairly inexpensive, aesthetically pleasing, and easy to repair. “The technology is getting better and better all the time, so the sustainability and durability is increasing constantly,” Feller points out. A disadvantage of shingles is that they are more prone to hail damage.

According to Angi, the average cost of an asphalt shingle roof ranges from $7,500 to $24,000.

Metal

Feller estimates that 28% of her roof installs are metal. Metal roofs are generally rated for 140 mph winds. The manufacturer warranties are usually less than shingles (20-25 years), but a well-installed metal roof could actually last 50+ years.

“At least for us, metal roofs cost about twice as much as what you would pay for a shingle roof,” says Feller.

“Also, some insurance companies consider damage to your metal roof to be ‘cosmetic’ and may not cover it. If you get a metal roof, you need to ensure that you have a good installer. A metal roof is not very repairable, and if installed poorly, can be a nightmare.”

There are two types of metal roofs:

• Screw down: This type of metal roof has exposed fasteners with rubber gaskets; the gaskets corrode over time and need to be replaced.
• Standing seam: Standing seam roofs are constructed from interlocking panels with the fasteners concealed, and require little maintenance.

According to HomeAdvisor, the price range for a metal roof is $6,042-$18,350.

Concrete and clay tile

Only about 1% of Feller’s roof installs are made from clay and concrete tile. Although tile roofs are aesthetically beautiful and cost about the same as metal, the main challenge is that the structure of a home has to be strong enough to support the heavier weight. In most cases, it’s not possible to switch out an asphalt shingle roof for a tile roof. “Basically, the house had to have been built for it,” Feller explains.

Tile roofs can last up to 100 years if they are well installed and if the installer uses a good underlayment (preferably an ice and water shield). “The underlayment on tile roofs is critical, as the tiles may shift and water can easily get under the tiles,” warns Feller. One big advantage is that tile roofs are easy to repair: Even if you have to replace all of the underlayment, you can generally remove the tile and then reinstall it.

Per HomeAdvisor, the average cost range for a tile roof is $8,476-$26,212.

Wood shingles and shakes

For homeowners looking to maximize curb appeal with a classic, rustic, or historic aesthetic, natural wood is a premium choice. Usually crafted from cedar, pine, or spruce, wood roofing offers a distinct look that architectural asphalt shingles try hard to mimic.

On average, wood shake shingles cost between $16,000 and $27,000. However, the exact price depends heavily on whether you choose shingles or shakes:

• Wood shingles: Cut precisely and uniformly by machine, these offer a cleaner look and typically cost an average of $12,000.
• Wood shakes: Hand-split and thicker, wood shakes offer a rugged, highly textured look. Because they require more raw material and labor, they cost more. Cedar shake roofs cost anywhere from $15,800 and $30,000, according to Angi.

While stunning, wood roofing requires strict, regular maintenance to prevent moss, mold, and algae growth. If you live in a high-humidity climate or an area prone to wildfires, you’ll need to weigh the aesthetic payoff against shorter lifespans and potential insurance surcharges.

Modified Bitumen (Flat Roof)

“Mod bit” is used in flat roofing applications, although it’s best if the roof has a slight pitch (1-3:12 pitch) because it is not designed to handle standing water. Only about 3% of Feller’s installations are mod bit roofs.

This type of roof comes with a base sheet and a cap sheet. It can be self-adhesive or may need to be torched down with a heat gun. Because of liability reasons, Feller says the self-adhesive application has become more popular in recent years. If both layers are installed, a flat roof has a manufacturer warranty of 15 years; with just the cap sheet, the warranty is generally 12 years.

HomeAdvisor estimates the average range for a flat roof replacement to be $3,333-$11,544.

TPO (Rubber)

About 3% of Feller’s roof installs use TPO (thermoplastic polyolefin), a synthetic rubber material. This is a product designed for flat roofs that can handle ponding water (generally up to 72 hours).

“TPO used to be used primarily for commercial roofs, but we are seeing it in residential roofing more and more,” says Feller. “It generally has a 20-year manufacturer warranty and is easily repairable. It does cost more than modified bitumen, but in my opinion it’s well worth the investment.”

A rubber roof installation can cost anywhere from $6,000-$23,000, according to HomeAdvisor.