Updated: Mar 9
Your own current Pacific Northwest Roof Replacement Cost analysis for multiple roof types. Flow Roofing suggests getting at least 5 quotes to get the best information an accuracy for your next project. Don't get stuck with a tailgate warranty from Tommy Tanktop or let designer firms waste your hard earn money. Use this guide to understand where roof replacement costs are currently in 2022
Cost Guide For
Residential Roof Replacement
(Avg. Home 1800 sq. ft.)
A roof replacement shouldn’t be considered as an expense. It is first and foremost an investment in your property’s value. There are numerous variables that can affect how much a roof replacement will cost from the size of your home to the materials you choose and everything in between. Use this guide so you can get a good idea how much money you’ll be looking at before searching for the right contractor.
This guide will walk through each different type of roofing materials someone could choose for their roof replacement. Depending on the materials, your initial investment may be larger than others not willing to see the long term benefits. Use our pricing guide to navigate your roof replacement process for a stress-free path to your brand new roof.
What is the average house roof replacement cost in the U.S.?
We touched on the roof being one of the most significant investments you’ll make to your home over it’s lifespan. Even upholding the property’s value, it will still require a decent chunk of change. To get an accurate roof cost without all the details that go into what makes one roof more expensive than another, we’ll need to go over the considerations we’ve ran into throughout the years. Sometimes, even neighbors with the same style house, similar size can have completely different roofing costs. This guide will use an average sized home (1,800 sq. ft.) at a 4x12 pitch. These roofs with asphalt shingles will cost around $12,000-$15,000.
The most common roofing material in the U.S. is asphalt because of their affordability. They’re uniquely adapt at fitting to almost any home style and generally easy to maintain.
These numbers are just an average estimate. For the best accuracy, it’s crucial to have a reputable contractor perform a thorough inspection for the most accurate quote. In general your roof pricing may vary depending on the following factors:
Current roof condition, size, and slope
The replacement roofing materials you choose
Where you live in the country
35% of the roof cost is generally labor
35% of the cost is generally materials
15% Admin & Project Management
15% Revenue for Growth
Insert 2 identical neighbors Here
Roof pricing factors
The following list are the various factors than can raise or lower your total roof replacement cost. We highly recommend you educated yourself on all the various roofing options before starting to call contractors. Read thoroughly as there are many details that add up to the total roof replacement cost.
The most obvious factor is the overall size of your roof replacement. This is a direct correlation to the amount of materials and labor needed for the replacement. Not only will you require more or less materials than your neighbor but there will also be an increase in time needed for completion, thus raising the labor cost. Roof size isn’t the biggest factor, but it is the easiest factor to identify when pricing a roof. Roofs are typically measured in Squares (100 sq. ft.) which can vary depending on how many peaks and valleys the roof has and the roof pitch.
The degree of difficulty your roof has also depends on the roof’s pitch, or slope. Quantity of valleys and slope adds additional time and materials depending on the roof complexity. This also increases the hazard for the installers. As the roof pitch increases, you can expect the roof price will be increased as well especially when the roof isn’t a “walkable” pitch.
Your Existing Roof Condition
To start the roof replacement, the old roof will be torn off to make room for the new one. If the old materials were in good enough shape, the roof decking (aka sheathing or plywood) will be in good shape. If you have leaks or see bubbling inside your home, you may need additional plywood which will increase the replacement cost. In most cases, the new roof can get installed without any hassle. Replacing a roof in poor condition may require additional plywood and delay the process. At Flow Roofing, we and the shingle manufacturers can not provide a warranty over bad decking. The best time to make these repairs is at the time of the new roof installation so the new shingles are both covered under the appropriate warranties, and the roof maintains its integrity. Depending on the condition of your roof at the time of installation, there can be added time, energy, materials, and additional repair costs to the total bill.
Materials You Choose
One of the single biggest factors in a total roof replacement price is the materials. Asphalt shingles are one of the most affordable options compared to premium options like slate, clay, cedar or metal. The same roof can vary by tens of thousands of dollars depending on the materials you choose. Below, we’ll go over the most popular options on the market today and guide you through what you can expect for each.
The Region, State, and Climate You Live In
It doesn’t take a scientist to know different states have different climates for roof installations. With that comes challenges that some other regions may not deal with. Some regions face hurricanes and rainy seasons with harsher Winters that shrink the window for roof installations which result in increased labor costs. Some states are subject to taxes and material costs which can increase the same size and style roof in different states. A particular roof in Florida may have a vary different price than that same roof in Washington.
The Contractor You Choose
Finding the right contractor is the single most important factor going into a roof replacement. All to often, homeowners trying to do a budget roof find themselves with more headaches than were necessary if they’d started with someone trustworthy and professional from the start. The labor cost for a roof can vary depending on the team size, expertise, and the type of roof they’re installing. Always be wary of the cheapest quotes as these contractors typically cut corners not disclosed to the homeowner and sometimes result in complete system failure, out of warranty installation practices, and no liability to solve the problem. Most labor costs range form $1.50- $3.75 per square foot baseline and increased based on the project details and materials being installed.
Roofing Materials Costs and the benefits
Time for the juicy part- what to expect from each roofing material and the cost. The most premium the product, the more you pay upfront, but the benefits of premium material often outweigh the high costs. The following prices below are intended to help you find the best roofing material for you and your budget.
There are roughly 3 pieces of plywood per square (100 sq. ft.) of roofing. Plywood has recently be priced similar to gold due to the pandemic, but has since gone back down to normal(ish) prices. You can expect your contractor to charge if plywood needs to be replaced due to water damaged or delamination. Make sure to ask for pictures if this situation happens to you. If you’re changing your roof from a tile or cedar to asphalt, standing seam metal, or synthetic you will most likely want to be prepared for a “Full Resheet”. To understand this additional cost take the total squares of your roof and multiply by 3 sheets. It’s also important to factor (5-15%) waste into these calculations because most roofs have angles that create unusable materials.
3 tab Asphalt Shingles:
$5,000 to $12,500
Harder to find, unless shopping at a home depot, these asphalt shingles have the lowest roof lifespan and utilize the least amount of asphalt in typically asphalt shingles. These are useful for a DIY project or replacing older 3 tab shingles, but the drawbacks outweigh the savings.
Easy to get from big box stores
Easy to repair or replace
Lasts up to 20 years
Comes in a wide array of color and style options
Blow off easily
Typically bad protection against algae
$12,000 to $16,000
The next step up from 3 tab shingles, architectural asphalt shingles are one of the most popular options in the United States. The difference between the 3 tab and the architectural is their design for added beauty and protection over your home.
Durable all-weather material
Increased material engineering
Lasts up to 30 years
Slight increased cost
Presidential/Saw Tooth Style
Designer Asphalt Shingles:
$16,000 to $24,000
Designer asphalt shingles differ from architectural in two key ways. One, they typically come in double or triple laminate options, and two, because of this they have a significantly longer lifespan. These shingles also add depth to the roof in their attempt to mimic natural materials like cedar.
Warrantied for 40-50 years
Beautiful depth in roof design
Premium color options
Significant increased cost due to added material and labor
Longer installation process
$13,000 to $18,000
A metal roof doesn’t have to be long panels. Homeowners now can choose to have metal panels that look like basic shingles but perform with a premium durability and beautiful aesthetic.
Long Lasting (50+ Years)
Sleek look to boost curb appeal
Very strong against high winds and hail damage
Easily recycled or repurposed at the end of its lifespan
Non petroleum product (eco friendly)
Loud if not installed correctly or isolation is added
Not as easy to repair asphalt
$15,000 to $20,000
Rubber shingles, or composite shingles, are shingles made of a combination of recycled, organic, and inorganic materials to form a strong shingle that looks like premium materials (slate, clay, etc.) but at a much lower price tag. Benefits include:
Great for low-pitch roofs
Less likely to crack than asphalt shingles
Increased initial investment
$26,000 to $45,000
Copper is one of the most premium options for several reasons. It can last up to 100 years, it’s beautiful, and durable. Many buildings installed copper roofs in the 1920s that are still going strong today—decades before asphalt shingles were the popular choice.
It lasts 60 to 100 years or more
Resistant to fire, rot, and termites
Ages beautifully into a green hue
Skill set necessary to handle materials
Time of installation
Corrugated Steel Panels:
$10,000 to $19,000
Most common on commercial buildings, barns, and sheds, these panels can sometimes be seen on residential properties with a tasteful look. Typically also have an exposed fastener.
High durability & increased lifespan
Easy to install
Increased cost of material & installation
Cedar Wood Shakes: $18,000 to $29,000
Cedar typically can last between 30-50 years with proper installation and maintenance. Along with their lifespan, they’re a premium option because of their natural beauty.
Naturally durable material
Resistant to moisture, UV rays, and even insects (CCA Treated)
It’s a natural insulator
Pleasing architectural aesthetic
Installation requires skilled labor
Require maintenance to protect from organic growth/insects
$24,000 to $50,000
Not every home is qualified for clay tiles. Their weight alone requires additional support from the homes structure and should be noted when considering the upgrade. They are one of the longest-lasting most durable materials available. Roofs made of clay can last up to 100 + years with little maintenance.
Longevity (100+ years)
Regulates temperature and insulates the home
Required reinforced structure for the material weight
Increased cost of initial benefit
Time of installation
$20,000 to $43,000
Similar to clay, concrete is highly durable and lasts extremely long. They come in a wide variety of styles to look like other roofing materials but with the added strength of concrete.
Extremely high durability and lifespan (50+ years)
Can withstand high winds, hail, fire, and insect damage
Added weight requires structural reinforcement or qualification
Higher likelihood of tiles cracking than clay
Increased upfront cost
Flat Roof (TPO)/ Low Slope:
$10,000 to $15,000
Thermoplastic Polyolefin or a TPO flat roof is usually material for commercial applications or apartments. In some cases depending on your building design it can be used on a flat roof as an effective option for those without slope.
Resistant to punctures, tears, or water damage
One of the only options for flat roofs
$15,000 to $40,000
For a more stylistic look on residential home there is an alternative flat roof called a green roof. These use natural plant life to insulate the home creating a self-sustaining roofing system and water absorption.
Beautiful greenery to boost curb appeal
Good for local wildlife and birds
Offset carbon emissions in rural areas
Weigh load on building
Time of installation
Slate aka Forever Roofs:
$25,000 to $50,000
Lasting virtually forever, slate roofs have been used on the oldest modern European roofs with ages wells over 100 years still performing strong. The natural stone withstands almost anything, is an excellent insulator, and adds protection to any home or building.
100 + year lifespan
Naturally mold and fire-resistant
Resistant against water absorption and damage
One of the most expensive options
Sourcing the best slate
Skilled labor required for installation
$50,000 to $75,000 + electrician
Finally in the 21st century homeowners have the option to consider electricity producing shingles. Though it is hard to find a roofing company with an in-house electrician, it can be a worthwhile investment helping to reduce your carbon footprint and provide energy savings.
A lifetime investment
High Upfront Cost
Added cost for electrician
Metal Standing Seam Roof:
$20,000 to $30,000
As one of the top rated roofs year in and year out, standing seam metal adds the beauty often seen on modern homes with the durability of some of the most expensive options. Coming in a variety of colors and coorigations, standing seam metal is often chosen in commercial applications because of the return on investment over 5 plus decades. They look great on high-pitch roofs, are great insulators, and with
Cost-effectiveness good for forever homes
Long-lasting (40-60+ years)
Many color choices
Immediate boost in the value of your home
Loud if installed with poor quality underlayment
Slight increased cost of initial investment
Skillset required for quality install
Regardless the roof material you choose, there are many benefits for your home, your family and environment above a pricetag. Keep in mind the style that fits best for you and your home when choosing the right roof. Consider how long you want it to last, your budget, and your long-term goals for the home. Are you going to flip it or is it your forever home?
Investing in a new roof will increase your property’s value even if you plan on leaving shortly after. If you have longer term goals for the home and you know you’ll be there for multiple decades, consider what an extra 50% initial investment can save you over the long run. Investing in premium roofing materials will result in a roofs that may not ever have to be changed again for the rest of your life granted a quality install.
Choosing an asphalt roofing system is still a quality decision has they can save you a lot of money upfront, are easy to maintain, can be sustainable, and add beauty.
No matter the direction, a roof is only good as the contractor who installs it. Flow roofing is here for you and your family. Take a look at our installation process guide attached with your quote!
We will inspection your home, consider your budget, meet your goals, and install the roof you deserve. Schedule your FREE estimate by contacting us at Flow Roofing via phone 503-936-2476 or email firstname.lastname@example.org
Thank you for considering Going With The Flow!