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How Do You Figure the Cost of Roof Replacement in 2023?

Date: April 20, 2018

Hiring a Roof Replacement Contractor

Before hiring a roof replacement contractor, the NRCA (National Roofing Contractors Association) recommends checking that its crew members are licensed and insured. Ask the roofer to produce a copy of their proof of insurance.

The contractor may also need to pull permits depending on the city you live in, which can add several hundred dollars onto the estimate. As an example, a permit to replace a roof on a 1,350-square-foot home can cost between $150 and $500.

Roof SizeHouse SizeAverage Roof Replacement Cost
1,000 sq.ft.667 sq.ft.$3,500 - $9,000
1,200 sq.ft.800 sq.ft.$4,200 - $10,800
1,350 sq.ft.900 sq.ft.$4,725 - $12,150
1,500 sq.ft.1,000 sq.ft.$5,250 - $13,500
2,000 sq.ft.1,333 sq.ft.$7,000 - $18,000
2,200 sq.ft.1,467 sq.ft.$7,700 - $19,800
3,750 sq.ft.2,500 sq.ft.$13,125 - $33,750
4,500 sq.ft.3,000 sq.ft.$15,750 - $40,500
Cost of roof replacement calculator

The roof replacement contractor should also be familiar with local building codes, which might include the kinds of shingles or tiles allowed in a particular neighborhood or regulations regarding the underlayment.

Get multiple quotes and don’t be swayed by just the price. An estimate that's too low could be a sign the company isn't operating legally. Check their online reviews. The bottom line is to make sure the contractor has a good reputation.

Most roofers guarantee the work they do, usually for between five and 10 years for their workmanship. This will typically cover leakage or total failure, but won’t cover general wear and tear or damage from storms. Some companies offer 25-year warranties, but those typically apply to specific high-end roof products and require certain installation procedures.

Replacing a roof is one of the biggest and most costly projects a homeowner can take on.

Roofing companies look at a lot of variables to determine the price of a new roof, including its size, pitch, accessibility, and cost of materials. Because of this, prices for a new roof can vary drastically.

The national average range for replacing a roof is between $7,000 and $24,000, with most people paying around $14,000 for replacing 2,000 sq. ft. of architectural shingles on a 2-story home. The project’s low cost is $3,500 for 1,000 sq. ft. of asphalt shingles on a single-story home.

The highest cost can be up to $44,000 for installing 2,000 sq. ft. of slate shingles on a 2-story home with deck reinforcement. This is of 2022

Calls to contractors show that prices can vary from $5,500 to $12,000 to tear off and replace a roof with basic shingles in 2018. Prices can also vary greatly depending on where you live.

Other roofing cost factors

Water damage can also factor into the final expense of a roofing project. Usually, you won’t find water damage until after the roofer has removed the roofing materials and the deck is exposed.

If there’s significant water damage, it can change the project from a roof repair to a roof replacement.

Another factor affecting the price is whether your home has chimneys, skylights, or other protrusions.

They will increase the cost and scope of the project, as your roofing contractor will need to work around them. The cost of repairing flashing around a chimney can range from $500 to $1000 while repairing it around the skylight can average between $500 and $1000.

You might be able to save some money by overlaying an existing roof, instead of replacing it. But doing this can lower the lifespan of the new roof and could void warranties you'd have on labor and materials.

Roof Replacement Contractors With Experience

Here are the main factors:

Roof Size
A roof’s size is the largest cost factor. Roofers charge per roofing square. A 10-by-10-foot (100 square feet) area is equal to one roofing square. So, a 3000 sq. ft roof is equal to 30 squares.

Pitch of the Roof
Another variable in pricing is the pitch of the roof or the slope. Some roofs have a high pitch, while others have a low pitch or no pitch at all — all factors which affect the cost of the roofing estimate.

A roof with a pitch of about a 7:12 ratio — the first number represents the height and the second the length — or higher isn’t walkable and will probably require more safety harnesses and equipment. A 7:12 roof, as an example, means that for every 12 inches it runs horizontally, the roof rises 7 inches vertically.

A roof of 7:12 or greater is a pretty steep roof, and roof replacement contractors will charge more to work on this type of roof. The work goes more slowly with a steep roof.

You can’t stack materials on the roof, and crew members will need to wear harnesses. Because of these difficulties and because the roofing company will pay more in insurance costs, their quote is adjusted accordingly.

PitchAverage Replacement Costs per Sq.Ft. (Labor Included)
Flat$4.50 - $7
Low Slope$4.50 - $7
Conventional Slope$3.50 - $9
Steep Slope$5 - $12
Roof replacement calculator for cost per square

Accessibility to the Roof
Can the roofer get a truck close to the house? Can they back the truck up against the house? If not, they’ll have to carry the materials to and from the trucks. That will cause more costs for the roofing contractor and will make the project more expensive. Tearing off a heavier roof can also increase labor costs.

Type of Roofing Material 
It costs from $3 - $6 a square foot to remove and replace the roof or $6,00-$12,000 for 2,000 Sq.Ft.Roof.

square foot ranch-style home, with a gentle slope, on average. The cost and labor for an asphalt roof for a 1,200-square-foot house in larger markets across the country range between $4,500 and $7,000. Asphalt is the most affordable roofing option, followed by wood, metal, tile, and slate.

MaterialCost per Sq.Ft. (Labor Included)Cost for a 2,000 Sq.Ft. Roof
Asphalt Shingle$3 - $6$6,000 - $12,000
Vinyl (PVC)$3 - $8$6,000 - $16,000
Plastic$3 - $8$6,000 - $16,000
Bitumen$4 - $8$8,000 - $16,000
Concrete Tile$4 - $20$8,000 - $40,000
Metal$4 - $30$8,000 - $60,000
Rubber$5 - $13$10,000 - $26,000
Architectural Shingles$7 - $15$14,000 - $30,000
Cedar$8 - $12$16,000 - $24,000
Composite$8 - $15$16,000 - $30,000
Clay$10 - $25$20,000 - $50,000
Green$10 - $35$20,000 - $70,000
Solar$12 - $25$24,000 - $50,000
Slate$15 - $25$30,000 - $50,000
Cost for replacement by roof material

The cost per square foot for a wood shingle roof is between $8 and $12. That equates to about $16,00 to $24,00 per 2,000 square feet, which is twenty squares.

Materials for a metal roof can cost upwards of $800 per 2,000 square feet. The price can be twice as much for a metal roof compared to asphalt shingles, and as much as four or five times more for slate.

While good asphalt shingles may last 20 or more years, metal, tile, and slate may last 30 or more years, which can play a role in determining the type of roof you ultimately choose.

The material prices for roofing and construction have gone up dramatically in the last few years. We have seen it trickle across many industries including property management. Roof maintenance costs and other common home maintenance costs have gone up. This is because companies are raising their prices to adjust for inflation and rising material costs.

The Local Experts From SGI | Phoenix AZ | Property Management

Mikku and Sons Roofing (623) 465-1068 provides quality roof replacement, roof installation, and roof repair services to Phoenix AZ, and the surrounding Phoenix communities. We’ve been a reputable, quality roofing contractor since 2001. If you need honest advice regarding your roofing project, give us a call.

About Mikku & Sons
Mikku and Sons red repair track with its logo painted on its side- roofing company track wraps
Our roofing company was founded in 2001 by Michael Riutta, who is still part of the ownership and management team. Between Michael, his two sons and co-owners, Devin and Joshua, and our crew members, we have many years of experience to handle any type of roof repair or roof installation solutions you may need.