Cost to replace 1500 sq ft roof

The roof is one of the most vital parts of any home. The average national cost for installing a new roof is $14,400, with most homeowners spending between $8,700 and $22,000. The final price depends on height and pitch of the roof, home size, roof surface size, roofing material, and geographic location. Generally, the cost breaks down to 40% for materials and 60% for labor. Read on to learn all the factors involved in installing a new roof—or replacing an old one.

How Much Does It Cost to Replace Your Roof by Square Foot?

Depending on the size of your house, a new roof generally costs between $4.35 and $11 per square foot. 

As with most projects, the more square footage your home has, the more material you need to replace the roof. You typically need to include extra roofing material that is equivalent to 10% to 15% of the home’s square footage, as a buffer. Below are some common roof sizes and their corresponding cost ranges:

How Much Does a New Roof Cost Near You?

Every state has its own rules and regulations regarding roof replacement, which ultimately affects the price. Here is a breakdown of the cost in different U.S. states.

Like all home projects, these prices are subject to change based on several factors, so it's best to call a local roofing contractor for an exact quote.

How Much Does It Cost to Replace a Roof Yourself?

Replacing the roof yourself can cost anywhere between $2,500 to $6,300. This price is almost half what you’ll pay when hiring a professional, which costs anywhere between $8,700 to $22,000 on average.

However, before you go out and buy some shingles, you should know that DIY building a roof is not a job for the average homeowner. It requires a specific skill set and working at high heights with a ladder. Here are a few things to keep in mind. 

• Removing old shingles can be the hardest part of the job.

• This project comes with some safety risks such as losing balance or losing line of sight, which requires following proper safety precautions like working with a partner, wearing proper shoes, and going up in good weather. In general, going up on your roof is not recommended.

• It involves more than just removing shingles and installing new ones—it also involves properly insulating the roof, setting up the gutter, flashing installation, and dealing with unexpected problems—which local roof repairing pros are better equipped to handle.

• Replacing your roof will often require getting a permit before starting work.

• Hiring a contractor usually comes with a warranty, whereas when you do the work yourself, the pressure is on you to do it right the first time.

• Unless you’re a licensed roof contractor, your insurance company won’t likely reimburse you for the roof repairs or replacement.

For all these reasons and more, we’d strongly recommend hiring a pro for your roof replacement, so you can guarantee the job is done safely and accurately. 

New Roof Cost Breakdown

Here’s a breakdown of everything that adds to the total cost of replacing a roof:

• Removal of the old roof: This part of the project costs $1 to $5 per square foot or an average of $1,000 to $1,500 unless it is included in the total cost of the roof replacement.

• Roof repairs: If you have rotting timbers or need new supports for heavier material, it can cost you an extra $400 to $2,000, depending on the repairs and support your roof needs.

• Redoing the roof with a different material: If you’re changing up your material, you can expect to pay $12,000 to $27,000 or more, including the tear-off.

• Labor: Hiring a pro typically ranges from $2.30 to $6 per square foot or $75 to $200 per hour, making up 60% of the total cost. 

• Material: This will depend heavily on what type of roofing you choose, but costs typically range from $150 to $1,500 per roofing square, depending on your personal preference, making up 40% of the total cost. A roofing square measures 10-by-10 feet to make up a total of 100 square feet.

• Other factors: Part of the price includes insulation cost and waste removal.

Roof Replacement Cost by Material

Roofing materials alone cost between $150 to $1,500 per roofing square. So for an average 2,200-square-foot home, roofing materials typically range from $3,300 to $33,000.

Which roofing material you choose plays a huge role in the total cost. This price will cover the materials and any specialized labor required for it. Different materials have their unique pros, cons, and related cost factors.

The Cost of Asphalt Shingle Roof

Asphalt shingle roofs costs between $8,700 to $22,000. Asphalt shingles are one of the most commonly used roofing materials. They're lightweight, economical, easy to install, and come in a wide variety of colors, thicknesses, and properties. 

DIYing an asphalt shingle roof can cost anywhere between $2,000 to $4,000. In some cases, asphalt shingles can be installed over the old layer, which reduces costs. This technique is called overlaying, or “an overlay,” and isn’t widely used by pros because it can cover up troublesome spots instead of addressing them. Overlays also add weight to a roof.

The Cost of Wood Shake Shingle Roof

A wood shake roof costs between $20,000 to $40,000, on average. It’s a natural material that has great curb appeal, and is fairly easy to work with. However, the cons of wood shake shingles are that they’re high maintenance, deteriorate quickly, and are not fire-resistant.

High-end synthetics wood shake roofs can cost over $20,000, but unlike wood shakes, synthetics are lower maintenance and fire-resistant. 

Keep in mind that some insurance companies won't cover wood shakes and shingles and some municipalities will not allow them because of the lack of fire resistance. Prior to selecting this type of roof, run it by your local government and insurance carrier.

The Cost of Metal Roofing

Metal roofs come in several types. Installing a metal roof costs between $20,000 to $50,000, while copper costs $25,000 or more. Metal roofs are durable, long-lasting, work well in most climates, and tend to have a high ROI. They are also energy efficient because they are reflective. However, some metal materials might require support or reinforcement of the roof before installation. 

"The lifespan of metal is greater than shingle or tile, reaping the financial return over time,” says Ryan Westfall, vice president of Westfall Roofing in Tampa, FL. “In addition, savings can occur with metal from their energy efficiency (deflecting heat). Also, a new metal roof will likely yield savings on homeowners insurance." 

There is a catch, though. In order to get the discount, homeowners may have to sign a contract agreeing that any hail damage is cosmetic. This means if the roof is damaged by a storm, insurance may not cover hail damage.

The Cost of Tile Roofing

Tile roofing's average cost lies between $24,400 and $35,000. Tiles come in different materials like concrete tile, which costs between $8,000 and $22,000, and clay tile, which costs between $13,000 and $30,000. Tile roofing is durable, easy to repair and replace, and comes in custom shapes and colors. Concrete tile generally holds up better than clay tile, which can become brittle and crack. Pro tip: manufacturers often discontinue tile styles and colors, so if you get a tile roof you should stock up on some extras (both field and ridge tiles) and store them in case you need to replace any tiles. 

The Cost of High-End Stone/Slate

Slate for roofing costs an average of $32,000 to $50,000. Stone slate is a natural material and one of the most durable and long-lasting materials for roofing, lasting over 100 years on average. However, the heavyweight nature of slate might require additional roof reinforcement. 

It also comes in a synthetic option that costs between $12,000 to $30,000.

What Factors Influence the Cost of Roof Replacement?

Photo: sharplaninac / Adobe Stock

Replacing the roof may seem pretty straightforward, but many factors affect the cost of roof replacement, such as:

• Structure and conditions of your roof

• Height and pitch

• Products and supplies

• Additional protection layers or insulations

• Whether you’re reroofing with the same material or with a different material

Beyond that, a few other factors affect the price of a new roof, including the roof’s pitch, existing roof removal, and ease of access. Here’s a breakdown of how those extra costs could impact your budget.

Labor

Roofing is one of the most labor-intensive jobs on the market, so you can expect around $2 per square foot of your new roof cost to come from labor. This will rise and fall depending on other factors, such as roof pitch and the removal of existing materials.

On average, labor takes up around 60% of the project total. So if your project comes out to $10,000, this means $6,000 is for labor alone.

Type of Roof Shingle and Other Materials

The type of roof shingle significantly impacts cost, as there are a wide range of options and price points available. Basic asphalt shingles material cost between $2,000 and $4,000, while premium options such as synthetic slate cost $12,000 to $30,000 on average.

Pitch or Slope

If your roof is so steep that it needs special equipment to work on safely, then you might spend anywhere from $1,000 to $3,000 extra in labor costs. Anything over a 6:12 pitch is typically considered more complicated and hazardous for roofers to work on. Most roof pitches fall between 3:12 and 6:12; a 12:12 pitch is a 45-degree angle.

Removing Existing Roof

If you have an existing roof, expect to dedicate around $1,250 on average to tear it down prior to building. More layers in the underlayment and heavier materials typically mean more labor costs.

Underlying Structural Repairs

If there are underlying structural issues beneath the old roof, such as leaks, holes, or pest problems, this could add extra costs to your bill. Roof repair costs vary based on the issue, while pest extermination prices usually go for around $200 to $600. 

Chimneys, Skylights, and Other Features

Features such as chimneys and skylights—also known as penetrations—will cost extra when building a new roof. A fixed skylight, for example, goes for around $150 per unit and costs an additional $500 or more for labor. 

Permits

Building permits for a new roof will typically range anywhere from $100 to $1,000 depending on your city. Some HOAs require pre-approval of shingle color or style, so be sure you have the necessary approvals to avoid costly replacements. Permits can sometimes take weeks to approve, so getting them ahead of time can speed up development quite a bit.

Inspections

Certain municipalities require a building inspector to perform additional inspections throughout the process, which may cost extra. This helps ensure that all elements of the new roof stay up to code.

Roof Warranty

A contractor warranty will typically range from $500 to $2,000 depending on the scope of the job. As for manufacturer warranties, these can vary from as little as $500 to upwards of $5,000. You’ll also likely get the option for an extended warranty to cover the materials at an additional cost. Aftermarket warranties on a roof can to your home’s value, especially if plan to sell in the near future. If you buy an extended warranty, find out if it is transferable to a new owner and what the timeframe is to make the transfer.

 Roofing warranties with the roofing contractor are often worth it because they include annual checkups and any minor repairs, such as missing shingles or flashing. This is something you’ll need to discuss with the individual company you hire.

As for manufacturer warranties, it comes down to personal preference. Manufacturer warranties often cover materials and sometimes labor, but the labor part has an entirely different process. They may need to contact a list of approved contractors, and it might slow down the time to repair. However, some manufacturers offer 50 years of warranty for their products, and 25 years for the workmanship. This is a good investment because even if the contractor you hired goes out of business, you still have a warranty on the workmanship.

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