“How much does roof replacement cost?”
The short answer? It depends on a variety of factors.
Replacing your roof isn’t as simple as it sounds. Many consumers end up being blindsided by the overall cost of roof replacement or the materials used. In reality, the location, climate, local resources, and specialized installation needs can all impact your final bill.
Understanding this is the first step in making an informed decision about your future roofing project. Your budget can only take so many surprises and we get it. This is why the experts at Roofr have put together a comprehensive outline of the cost of roofing in both the U.S. and Canada.
Keep reading to get the information you need to complete your roof replacement without breaking the bank!
The cost of replacing your roof can add up in unexpected ways.
Many people start a roof replacement with an approximate quote or a little bit of online research. What they fail to realize are the actual number of factors that can influence the final number. The materials are one of the biggest influencers on cost. However, the installation, shipping, and required structural changes can also have a direct impact on the budget. Even the weather can, and that one’s hard to predict.
There’s always a chance that you’re overpaying for your roof replacement. Educating yourself is the best way to protect against fraud, and to make sure that you’re getting the best possible deal. However, there are some additional things you can do to improve your chances of getting the best price for your area:
Get a professional inspection.
A professional inspection differs from a quote and is usually performed by a licensed contractor. A good inspector can spot problems that may not be visible to the naked eye. This helps you to head potential problems off before they become unexpected costs. Using your inspection can also aid you in getting the most accurate roof replacement quote possible.
Call multiple contractors and get multiple quotes.
You wouldn’t stop at the first store you see to spend major money on an appliance or car. The same principle needs to carry over when shopping for a roof replacement. Always call multiple contractors or roofing companies when getting your quotes. This allows you to gauge the average cost in your area, and to create more competition for your business. Choosing the one with the lowest offer isn’t always the best option, though. Make sure to look at the types of materials, installation, and the overall reputation of the company before signing any contract. Roofr has vetted contractors, meaning we have done that legwork for you.
Research the average cost of materials in your area.
Research, research, research! Talking to roofing experts is a part of this, but the internet also offers a wealth of independent information. Don’t be afraid to contact suppliers directly and ask about the pricing of the materials you want in your area. This can change drastically depending on what’s available locally. Living in an area that produces large amounts of slate only a few blocks from your home, for example, may reduce the cost of slate roof tiles exponentially.
Weigh your financing options.
Replacing your roof can be daunting and extremely expensive. Needing a sudden replacement without forewarning can make the financial drain even worse. Some people are tempted to go for the first financing options available, but this can lead to a higher price overall. In fact, financing charges can increase the final cost of your roof replacement several times over. Look for a low annual percentage rate and budget for an early payoff when possible. Try speaking to your bank and looking at options that will offer you the cheapest loan with reasonable terms.
The complete cost of roof replacement in the U.S.
The cost of replacing your roof can vary wildly depending on several factors. Always be wary of suspiciously low estimates coming from roofers who may not be qualified. These amateur roofers often lack insurance and the proper training to install your new roof correctly. This leads to problems with your insurance company, and a potential need to replace your roof all over again because of poor quality work.
Noting the cost of materials can help you control the final price and give you additional insight into roof replacement in your area. Below, you can find a compilation of the average cost of materials in the U.S.
Shingle
Shingle refers to asphalt shingles. The cost of replacing a roof includes basic installation and the materials necessary to do this successfully per square foot. The total average cost of a roof replacement using asphalt shingles can vary depending on the size, slope, and condition of the roof.
Owens Corning 3-tab shingles can cost anywhere from $1-$2 per square foot. This is only for the cost of the shingles and doesn’t include the materials or labor used for installation. The most basic flat roof can cost as little as $4000 to replace, but this is rarely the case.
According to Roofr’s research, the average cost of a roof replacement using shingle starts at $3.25 per square foot in states like Florida and Texas, and can go up to $ $6.00 in states with a higher cost of living like California.
At the most, people are paying up to $5 per square foot in the U.S. However, the average cost of replacing your roof using shingle in the U.S. comes out at $3.42 per square foot. So, for a 2000sq ft home, you’d be looking at a replacement cost of around $6,840.
Tile
Tile encompasses things like terracotta other similar materials. It’s a higher-end material than basic asphalt shingles, and the cost reflects this across the U.S.
The upfront cost of tile shingles is a good example of how local supply can impact the cost per square foot. In California, tile shingles can be as low as $6 per square foot, while the price is closer to $6.50 per square foot in areas like Texas and Florida. The ROI is established in the extended longevity and durability of tile roofs.
On the high end of the price spectrum, people can expect to pay as much as $8 per square foot to replace their roofs with tile. However, the national higher average in the U.S. is $7.83 per square foot. This means that replacing the roof of a 2000sq ft house with tile would cost roughly $15,660 on average. Again, don’t forget to consider additional costs.
Cedar
Cedar shakes or shingles are extremely durable and give homes a kind of old-world charm. Shakes are made in a more labor-intensive way, meaning that the cost can go up slightly depending on the style you choose.
It’s important to make sure that wood shingles are appropriate for your climate and installed properly. Otherwise, you could end up needing to replace the shingles long before the life of the roof should be up. This defeats the purpose of choosing cedar for your roof replacement due to the superior longevity of the materials.
Cedar has an average low price of $7 per square foot across the U.S. This is based on the availability of materials and the average cost of installation. A roof replacement using cedar will cost around $14,000 on average in the U.S.
Metal
Metal roofing has become one of the most popular options in the U.S. due to the extended life of the materials and increased durability. There are several different styles and metals that can be used for metal roofs, but steel or aluminum is standard.
A properly installed steel or aluminum roof can last for more than 50 years. This is an investment in your home and can pay for itself throughout its lifecycle.
According to Roofr’s research, the average cost of a standing seam metal roof in the U.S. runs between $7-$9 per square foot. At the median average cost, you’ll spend around $16,000 to replace a 2000 sq ft roof with metal.
Slate
Slate is considered one of the longest-lasting and most durable roofing materials on the market. A slate roof that’s installed correctly and maintained can last for over a century, paying for itself over time. Although the long-term savings can be hard to appreciate due to the upfront costs.
The cost of replacing your roof using slate varies by location but is always higher than standard asphalt. It can be hard to overcome the initial sticker shock as the lowest average prices for slate roofing start at around $20.00 per square foot. It’s not all about budget, either—for a slate roof, you’ll need the right type of roof with sufficient weight support.
The average cost for slate in the U.S is between $23.33 and $30 per square foot. This means that even at the lowest prices available, replacing your roof with slate would still cost around $46,660 for a standard 2000sq ft home.
For many consumers, this simply isn’t a financial option. This is why it’s important to plan ahead for a roof replacement using expensive materials like slate tiles.
Modified bitumen
Modified bitumen is used only on low slope roofs, where proper installation of this type of material is possible. It is often seen on commercial and flat residential properties and provides a reinforced version of rolled asphalt roofing.
Replacing your roof with modified bitumen is only a good option if you aren’t trying to navigate any slopes or areas of elevation. It has a proven record of being durable and watertight. The seams seal together, preventing weak spots from developing on the roof.
The average cost of a modified bitumen roof is between $6-$10 per square foot in the U.S. This means that even in the mid-range, replacing your 2000sq ft roof with these materials with cost around $16,000.
TPO
Thermoplastic olefin (TPO) roofing systems are single-ply polymer roofs installed using heat to shrink the materials onto a surface. These are watertight and improve energy efficiency exponentially in many commercial buildings.
While TPO isn’t always ideal for residential roof replacement, it has a good track record of affordable applications. The average cost of TPO roofing in the U.S. is between $6-$12 per square foot, and varies based on the size and location of the roof. The climate can play a part in the ease of installation, and it’s important to ask your contractor about this before proceeding. The cost of replacing a 2000sq ft. roof with these materials would average around $18,000 at $9 per square foot.
PVC
PVC membranes are considered a good option for flat roofs that require superior protection from the elements. This material is also an environmentally friendly option for business owners and homeowners who need to replace their low slope roofs.
The average cost of PVC roofing in the U.S. is between $6-$15 per square foot, and depends on the scope of the project. At $10 per square foot, a 2000sq ft PVC roof would cost around $20,000.
EPDM
Ethylene propylene diene terpolymer (EPDM) roofing is a synthetic rubber material that has a reputation for extreme durability. This material is only used on low slope roofs and comes in a variety of thicknesses. Choosing the right contractor is essential when installing EPDM roofing, as seams need to be properly sealed to create a watertight barrier.
The average cost of replacing a roof with EPDM in the U.S. is between $6-$12 per square foot; it is comparable in cost to TPO.
Silicon Coating
Silicon coatings are considered a semi-permanent solution to a degraded surface. These coatings can be placed over virtually any existing roofing system to protect it from UV rays and to create a watertight barrier.
This roofing method is considered a way to “renew” your roof and usually requires reapplications every 15-20 years. It’s a good idea to ask your roofing professional if your roof is a good candidate for this method.
The average cost of silicon coating in the U.S. is between $4-$7 per square foot, making the average cost of replacing a 2000sq ft roof around $12,000 total.
The complete cost of roof replacement in Canada.
Canadian currency is currently at around $0.74 of the U.S. dollar. This can make the cost of roofing materials appear more intimidating than it actually is. In reality, the cost of roof replacement in Canada is very similar to that of the U.S. The sourcing of materials and local resources play a part in the overall cost. This can combine with a harsher climate that requires more energy efficient and durable roofing materials.
While we covered some information on these materials in the previous section, we’ve continued to expand on that below. Keep reading to learn about the cost of roof replacement in Canada.
Shingle
Asphalt shingles are the least expensive option and among the most popular materials used for roof replacement in Canada. The life of these shingles is between 25 and 50 years, a figure influenced by the quality and features added by the manufacturer.
The choice of 3-tab or architectural shingles also impacts the overall cost of roof replacement. Architectural shingles offer a textured look that improves the aesthetic appeal of the home or business. They are also the better quality option, with a wind rating of 80 km/h to 210 km/h.
The average cost of replacing your roof with asphalt in Canada is actually slightly less than the cost of roof replacement in the U.S. The price falls between $3-$4 per square foot, making the average price of a 2000 sq ft roof anywhere from $6000-$8000.
Tile
Tile is an extremely durable material but can become fragile in very cold climates. This is one factor that many homeowners have to consider before choosing roof replacement materials in Canada.
Using tile shingles in Canada can involve costly importing and a need to customize the materials to reinforce them against the freeze-thaw cycle. However, many historic and beautiful homes include tile, and the choice is really based on your budget and individual needs.
Cedar
Wood shakes and shingles are generally made out of Western Red cedar grown in Canada, and locally available. The quality of the wood used is extremely important when replacing your roof with cedar in this region. Extreme temperatures and the possibility of forest fires can impact the choice of cedar roofing materials.
Poorly installed cedar roofing can fail in as little as 10 years, and last longer than 30 years when handled properly. However, a large part of the roof’s durability and longevity will hinge on the underlayment and other materials used during installation.
The average cost of replacing your roof with cedar in Canada is between $9-$12 per square foot. At $10 per square foot, replacing a 2000sq ft roof would cost roughly $20,000 total.
Metal
Galvanized steel and aluminum make up the majority of metal roofs in Canada. These materials are extremely durable, impact resistant, fire resistant, and last decades longer than traditional asphalt.
While the cost may be shocking for many homeowners, it’s important to remember that the roof can pay for itself over time. Metal roofing is also excellent for utility savings, and can prevent unnecessary heat exchange.
Replacing your roof with metal costs between $6-$8.50 per square foot on average in Canada. At $7 per square foot, a 2000 sq ft roof replacement will run around $14,000.
Slate
The price of slate roofing in Canada is very similar to its price in the U.S. It’s a fairly expensive material due to its sourcing and extreme longevity. A slate roof can easily last 50+ years or more in punishing climates.
Slate roofing has a long history in Canada and was one of the most popular roofing materials in the late 19th century. Since then, the cost has gone up exponentially. Even with local resources, replacing your roof with slate is one of the most expensive options.
The average cost of replacing your roof with slate in Canada is between $25-$30 per square foot. A 2000sq foot house would cost roughly $50,000 to roof at even the lowest prices available.
Modified bitumen
With the climate in Canada, modified bitumen has become a major player in the commercial roofing industry. The materials stand up to extremely cold temperatures, and offer a cost-effective solution for large, low-slope roof replacements.
The key is to make sure that your contractor or roofing company has experience installing modified bitumen. Quality installation improves longevity and increases the long-term value.
The average cost of modified bitumen in Canada is the same as it is in the U.S., and usually runs between $6-$10 per square foot.
TPO
TPO membranes use heat to create a watertight seal and to minimize heat exchange. This results in a durable and energy-efficient roofing option for flat roof replacements. While TPO is usually used for commercial properties, some environmentally conscious homeowners have made the switch as well.
The average cost of TPO in Canada is actually lower than the prices seen in the U.S. This means that replacing a roof with TPO averages between $6-$10 per square foot!
PVC
PVC roofing is considered an excellent choice for the harsh Canadian climate. The material allows vapor to escape without a build-up of destructive moisture. PVC roof replacements have become increasingly popular over the last four decades in both commercial and residential projects.
However, the average cost of PVC roofing in Canada starts at around $9 per square foot. This is considerably more expensive than the cost in the U.S., but many people are drawn to the long-term value.
EPDM
EPDM provides a versatile solution for commercial roof replacement in Canada. The changes in code requirements coupled with the need for environmentally friendly materials have made these types of roofing products popular.
The cost of EPDM makes it an affordable option that lasts long enough to provide a positive ROI. The average cost of EPDM in Canada is slightly less than the cost in the U.S. at $6-$10 per square foot.
Silicon coating
Silicon coating is considered a good option for flat roofs that are prone to ponding or other issues related to the build-up of water or debris. It’s a process that works to renew and reinforce the original roof, and is considered a semi-permanent roofing solution in some situations.
The average price of silicon coating in Canada is between $4-$6 per square foot, and requires regular reapplications to stay effective.
Additional factors that can impact the cost of replacing your roof.
Materials and general labor are only two of the many factors that can impact the cost of your roof replacement. Below, we’ve included some other things to think about when budgeting for roof replacement:
The size, shape, and slope of your roof
An extremely large roof can still cost less than a smaller one with a steep slope. The slope can mean an increase in valleys and additional materials necessary for proper installation. Most roofers consider anything greater than a 7:12 slope to be steep and more hazardous, requiring more work—and money—to complete.
The removal of old materials
Some roof installations can take place over older materials. But most will require the removal of the original layers. The weight of the materials being removed, the time it takes to tear them off, and the cost of disposal can all add a hefty chunk to your final bill.
The accessibility of the roof
If you live in an area that’s very close to other homes or natural obstacles, it can be difficult for roofers to get materials where they’re needed. This can also occur with particularly elaborate projects that have roofing needs at multiple levels. The more difficult it is to access your roof, the higher the cost of labor will ultimately be.
Additional materials required for proper installation
Replacing a roof isn’t as simple as nailing on the shingles and calling it done. In reality, there are multiple layers that need to be installed to make sure that the roof is watertight and durable. These layers can include everything from extra flashing to more complicated coating, applications, materials, and more. Always make sure that you’ve accounted for these things in your budget, or when giving a customer an estimate.
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