2022 Residential Roof Replacement Cost Guide

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 and accuracy for your next project. Don't get stuck with a tailgate warranty from Tommy Tanktop or let designer firms waste your hard-earned 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 its 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 run 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 adept 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 that can raise or lower your total roof replacement cost. We highly recommend you educate 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.

Roof Size

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.

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 to increase 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 very 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 too 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 from $1.50- $3.75 per square foot baseline and increase 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 more 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.

Plywood Installation:

$95-120/sheet

There are roughly 3 pieces of plywood per square (100 sq. ft.) of roofing. Plywood has recently been 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 damage 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 Re-sheet”. 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.

Pros:

• Affordable

• Easy to get from big box stores

• Low-maintenance

• Easy to repair or replace

• Lasts up to 20 years

• Comes in a wide array of color and style options

Cons:

• Blow off easily

• Shortest lifespan

• Typically bad protection against algae

Architectural Shingles:

$12,000 to $18,000

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.

Pros:

• Durable all-weather material

• Increased material engineering

• Lasts up to 30 years

• Energy-efficient

Cons:

• 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.

Pros:

• Warrantied for 40-50 years

• Beautiful depth in roof design

• Premium color options

• Energy-efficient

Cons:

• Significant increased cost due to added material and labor

• Longer installation process

Metal Shingles:

$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.

Pros:

• 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)

Cons:

• Loud if not installed correctly or isolation is added

• Not as easy to repair asphalt

Synthetic Shingles:

$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:

Pros:

• Eco-friendly

• Great for low-pitch roofs

• Less likely to crack than asphalt shingles

• Cost-effective

Cons

• Increased initial investment

Copper Roofing:

$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.

Pros:

• Extremely durable

• It lasts 60 to 100 years or more

• Resistant to fire, rot, and termites

• Ages beautifully into a green hue

Cons:

• Upfront cost

• 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.

Pros:

• High durability & increased lifespan

• Easy to install

• Naturally insulating

• Low maintenance

• Environmentally friendly

Cons:

• 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.

Pros:

• Naturally durable material

• Resistant to moisture, UV rays, and even insects (CCA Treated)

• It’s a natural insulator

• Pleasing architectural aesthetic

Cons:

• Installation requires skilled labor

• Require maintenance to protect from organic growth/insects

Clay Tiles:

$24,000 to $50,000

Not every home is qualified for clay tiles. Their weight alone requires additional support from the home's 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.

Pros:

• Longevity (100+ years)

• Low maintenance

• Regulates temperature and insulates the home

Cons:

• Required reinforced structure for the material weight

• Increased cost of initial benefit

• Time of installation

Concrete Tiles:

$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.

Pros:

• Extremely high durability and lifespan (50+ years)

• Low maintenance

• Can withstand high winds, hail, fire, and insect damage

Cons:

• 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.

Pros:

• Affordability

• Low-maintenance

• Resistant to punctures, tears, or water damage

Cons:

• One of the only options for flat roofs

Green Roof:

$15,000 to $40,000

For a more stylistic look on a 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.

Pros:

• Very low-maintenance

• Beautiful greenery to boost curb appeal

• Good for local wildlife and birds

• Offset carbon emissions in rural areas

Cons:

• 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 well over 100 years still performing strong. The natural stone withstands almost anything, is an excellent insulator, and adds protection to any home or building.

Pros:

• 100 + year lifespan

• Naturally beautiful

• Eco-friendly

• Naturally mold and fire-resistant

• Resistant against water absorption and damage

Cons:

• One of the most expensive options

• Sourcing the best slate

• Skilled labor required for installation

Solar Shingles:

$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.

Pros:

• Beautiful aesthetics

• Energy-efficient

• Highly durable

• A lifetime investment

Cons:

• 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 corrugations, 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

Pros:

• Cost-effectiveness good for forever homes

• Long-lasting (40-60+ years)

• Watertight

• Fire resistant

• Many color choices

• Immediate boost in the value of your home

Cons:

• Loud if installed with poor quality underlayment

• Slight increased cost of initial investment

• Skillset required for quality install

Regardless of the roof material you choose, there are many benefits for your home, your family and environment above a price tag. 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 roof 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 as 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 as 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 inspect 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 info@flowroofing.us

Thank you for considering Going With The Flow!

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