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 |  | Average: $11,209-$17,060 |  | High: $20,000-$25,000 |
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A roof is your home's topmost protective layer against the elements, but it can also be a design statement. Wood shakes are a traditional American roofing material, but are vulnerable to fire and mold, and must be replaced fairly frequently. Because of their relative low cost and ease of installation, asphalt shingles are now the most common roofing material in the US. However, many people choose a tile or metal roof because they are so long-lasting and stylish.
Typical costs: | - Do-it-yourself materials to install an asphalt shingle roof on an average one-story ranch-style home (with a gently sloping roof of 1,700-2,100 square feet) can run $680-$3,700, depending on the quality of the materials. Having the old roofing materials removed and new asphalt shingles professionally installed is about $1,700-$8,400 on a typical ranch-style home, depending on materials and location.
- Wood shingles or shakes are beautiful but require ongoing maintenance, can be prone to fires and don't last as long as other roofing materials. Installing natural wood shingles or shakes on an average one-story, ranch-style home (1,700-2,100 square feet of gently sloping roof) costs around $6,800-$20,000 or more. Re-roofing the same home with high-quality, fire-resistant materials of recycled rubber or plastic molded to look like wood runs around $12,600-$18,900 or more.
- A tile roof is distinctive, durable, fire-resistant and impervious to insects or rot. Installing a concrete tile roof can run $7,650-$21,000 for a basic roof on a ranch-style home. Roofing the same surface with ceramic clay tiles can be $11,900-$2,100 for standard shapes and colors in lower-grade tile, and $17,000-$60,000 for more custom shapes and colors, or complex installations.
- A metal roof is lightweight, durable, fire-resistant and does not rot. A professionally installed steel roof can be $5,100-$22,000 for steel roofing on a simple one-story ranch-style house; aluminum runs $11,900-$24,200 for the same roof; and copper jumps to $25,500-$39,600.
- A slate roof is one of the most long-lasting roof materials available. Installing natural slate tiles can run $17,000-$84,000 for a 1,700-2,100 square foot roof, or $27,000-$120,000 for a 3,000-square-foot roof, depending on the quality of the slate and the complexity of the installation process. Roofing with synthetic slate tiles (recycled rubber or plastic molded to look like slate) is about $11,900-$18,900 for an average ranch house with a 1,700-2,100 square foot roof; or $21,000-$27,000 for a 3,000-square-foot roof.
- ImproveNet.com provides an online roofing calculator[1] that lets you input details about your roof then get a rough estimate for different types of materials plus installation, based on your ZIP code. Except for asphalt shingles, the prices shown above do not include removing the old roofing material. The cost for removing and properly disposing of existing shingles starts around $3-$5 a square foot or $510-$1,100 for a basic ranch-style home -- and costs go higher depending on the type of materials being removed, the location and the difficulty of the removal project.
Related articles: Asphalt Shingle Roof, Metal Roof, Tile Roof, Wood Shingle Roof, Roof Repair, Gutters
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What should be included: | - The cost of re-roofing your home will depend in part on its shape and size. BobVila.com provides a description of the basic roofing process[2] and illustrates standard roofing terms[3] such as gabled or hipped. .
- The National Roofing Contractors Association provides a homeowner's guide[4] to buying a new roof. ThisOldHouse.com offers a guide[5] to choosing the right roofing materials.
Additional costs: | - If the framing supporting your roof is damaged or rotted, it may need repairing or replacing. Or it might need reinforcing to hold heavier roofing materials. This work could add $1,000-$10,000 or more to the roofing project, depending on what's needed.
Discounts: | - An impact-resistant new roof may cut the cost of your homeowners insurance. State Farm[6] lists states where it offers discounts. Check with your own insurance company before making a final decision about roofing materials.
Shopping for a new roof: | - Get guidelines[7] for choosing a contractor as well as referrals[8] from the National Roofing Contractors Association.
- Check to see if a company is licensed in your state.
- A written contract should include a detailed outline of the work required and materials used, dates within which the project will be done, and a payment schedule. Make the minimum required deposit and tie final payment to completed work.
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CostHelper News
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7 Lesser-Known Discounts for the 50+ Crowd
As they age, members of the Baby Boomer generation don't like to admit that they're senior citizens, but they love getting discounts. It's kind of a quandary, because some of the best deals available are reduced prices for older folks. || Posted October 21 2013
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7 Ways to Stretch Your Reduced Food Budget
End of the year budgets are tight for everyone, especially in this economy.It's especially hard for the millions of Americans who depend on government programs like food stamps to help make ends meet. || Posted November 11 2013
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What People Are Paying - Recent Comments |
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| Posted by: Got Ripped-off by Manny in Los Angeles County, CA. | Posted: November 25th, 2020 11:11PM |
| Type: Asphalt Shingles | Sq Ft of Roof: 1800 |
| Contractor: Verde Homes |
Got a new roof (tear off and fully replaced). First the claim they needed some "unneeded material" the inspector requested and added $1000 to the original $14K estimate. Then the suppose to be 50 years warranty but a month after installation it leaks, the crappy company came 3 different times (3 different rains) to attempted repairs then the 3rd time they claim it was not any of their work and left (no solution, no quote for repairs, nothing). I am still fighting this 9 months later. Then after COVID lockdowns they are impossible to get a hold off. Learned from my mistake DO NOT USE THEM for anything.. |
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| Posted by: Diana L in Issaquah, WA. | Posted: October 18th, 2019 04:10PM |
| Type: Cedar shale | Sq Ft of Roof: 1600 |
You guys are lucky. My house is pretty ordinary, though the roof has a fairly high pitch. I'd go for asphalt, but my neighborhood requires cedar. $40K! Can you believe it? |
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| Posted by: Ted in Oregon in Grants Pass, OR. | Posted: October 18th, 2018 03:10PM |
| Type: Comp Shingle | Sq Ft of Roof: 960 SF |
| Contractor: Confidential |
Well recommended contractor in Grants Pass Oregon 960 SF house. 3 old layers that had to be torn off. I probably could have got it done cheaper but I got it done right. |
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| Posted by: jerry pierce in philadelphia, PA. | Posted: August 3rd, 2015 11:08AM |
| Type: asphalt | Sq Ft of Roof: 525 |
| Contractor: union roofers |
tried to rip me off. said it cost that much because I had pebbles on the roof. he ssaid my roof was 900 sq ft. my home is a townhouse 16.5 ft x 32 ft. |
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| Posted by: Chuy in sanger, CA. | Posted: May 3rd, 2015 04:05PM |
| Type: Gaf timberline hd shingles | Sq Ft of Roof: 2800 |
| Contractor: Apex valley roofing |
1. Tear off and re roof with GAF timberline hd copper canyon shingles 6,000- 2. Replaced 275 feet of facia board and painted for me 1,000- 3. Blew insulation into attic up to city code. 700.00- 4. Installed a nice set of rain gutters in front of house. 300.00 ! Happy with work the crew did and materials they gave me and the 50 year warranty that the Gaf certified master elite contractor gave me. I got 3 estimates and no one could beat Apex valley roofing .one of the other estimates wanted 9,000 for roof alone with Gaf natural shadow when apex valley roofing did the whole job for 8,200 with Gaf timberline hd copper canyon shingles and Gaf tiger paw and Gaf pro starter, ridge vent system and many mora x trash with good materials I definitely recommend Apex valley roofing to anyone who wants a new roof or a minor repair. |
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| Posted by: Chuy in sanger, CA. | Posted: May 3rd, 2015 04:05PM |
| Type: Gaf timberline hd shingles | Sq Ft of Roof: 2800 |
| Contractor: Apex valley roofing |
1. Tear off and re roof with GAF timberline hd copper canyon shingles 6,000- 2. Replaced 275 feet of facia board and painted for me 1,000- 3. Blew insulation into attic up to city code. 700.00- 4. Installed a nice set of rain gutters in front of house. 300.00 ! Happy with work the crew did and materials they gave me and the 50 year warranty that the Gaf certified master elite contractor gave me. I got 3 estimates and no one could beat Apex valley roofing .one of the other estimates wanted 9,000 for roof alone with Gaf natural shadow when apex valley roofing did the whole job for 8,200 with Gaf timberline hd copper canyon shingles and Gaf tiger paw and Gaf pro starter, ridge vent system and many mora x trash with good materials I definitely recommend Apex valley roofing to anyone who wants a new roof or a minor repair. |
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| Posted by: KJN in warwick, RI. | Posted: December 27th, 2014 04:12PM |
| Type: Asphalt | Sq Ft of Roof: 1200 |
| Contractor: Roof doctor |
Paid $6000 for removal of 2 layers of old roof, replacing roof, reflashing at chimney and replacing a few boards, work done in 2 days heavy rains have hit since no signs of any leaks and still happy with the work. Highly reccomend to anyone in the RI area |
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| Posted by: Fred & Barbera Canton in farmington, CT. | Posted: February 8th, 2014 06:02PM |
| Type: Shingle gaf lifetime pella wood windows | Sq Ft of Roof: 28 |
| Contractor: www.ctroofpro.com |
New roof installed three layer rip 24 new pella wood windows 1 bay 1 bow rest double hung two sliding doors and new front door cedar shake look in vinyl fixed gutters and put in gutter guards
some of my quotes were 78,000 60,000 for cheaper products they installed to brand material at a great price pulled permits and done on time
call them very good crew master craftsmen results
860-265-3877 they saved me money on my number one investment my home thanks ctroofpro |
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| Posted by: NHBubba in Nashua, NH. | Posted: December 12th, 2013 09:12AM |
| Type: Asphalt Shingle | Sq Ft of Roof: 25 squares |
| Contractor: Itallian Roof Company |
Three layers of roofing removed to the deck and a GAF Timberline Ultra HD shingles were installed. Roof decking had a barrier installed along w/a leak barrier. Starter strip shingles and ridge vent. The house is a late Victorian c 1900 so it was a huge job but so far so good. |
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| Posted by: jonsey in hermitage, PA. | Posted: November 16th, 2013 09:11PM |
| Type: gaf timberline 3d shingles | Sq Ft of Roof: |
I had the existing roofing taken off, they replaced some boards (planking not plywood), ice and water shield, flashing, etc. I have a 2 story house, with 2 catwalks and 2 additions plus a bay and box bay that all got complete tear down and new roofing. These guys were great and have nothing but good reviews plus word of mouth. Some roofers never showed up for estimate, and some were much higher. |
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| Posted by: Andrew Steele in Brisbane, Other. | Posted: January 31st, 2013 10:01PM |
| Type: Metal Roof | Sq Ft of Roof: 1500 |
| Contractor: www.roofingbrisbane-qld.com.au |
This was a smaller re-roof and these guys actually came in under budget. Right from the start they were straight up and told us exactly what we needed to know.rnrnAlways on time and tidy workers. I am happy to recomend www.roofingbrisbane-qld.com.au to anyone. |
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| Posted by: Not Made of Dough in Wentzville, MO. | Posted: August 22nd, 2012 04:08PM |
| Type: split level | Sq Ft of Roof: 1500 sq ft footprint |
| Contractor: Self |
We got several estimates on our roof and they all acted like we owed them something for coming out and taking time out of their day. No one showed up on time or gave an estimate that was under $5000. One estimate we got was $8200!
Roof is 1500 sq ft footprint with 2 layers of shingles. We did it ourselves with 3 people and 4 days for $3500. It's cheaper to pay family and firends. It isn't a complicated job it's just hot and long hours. Suck it up for 3 or 4 days and save a lot of dough! |
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| Posted by: Bohloll Ashtiyani in Edmonds, WA. | Posted: July 29th, 2012 06:07AM |
| Type: Asphalt shingle | Sq Ft of Roof: 2000 Square Feet |
| Contractor: Integrity Roofing NW, Inc. (425)743-1010 |
This company was referred to me by a friend who got 12 quotes from different companies and selected this company. I’ve got price form Home depot which was 25% higher and the person who came for estimate was acting like car salesman.
The owner of company came for estimate, answered all my questions (which I collected from internet as main part of research / homework), offered me all of options and give me valuable advises which can not be found anywhere.
He is a man of integrity (this is one the rare case that I’ve seen the name of company matches with the owner attitude).
They completed the project with the best possible quality in every stage.
No headache, no mess, no damaging landscape and planets, no claiming extra at the end, no nagging, no excuses for charging extra, and on and on…
If you live in Seattle (Puget Sound area) give them a call and experience by yourself.
You CAN NOT find $3/Sq.Ft anywhere.
You’ll be happy.
Happy Roofing |
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| Posted by: ryan dennis in salem, MA. | Posted: December 15th, 2011 03:12AM |
| Type: architectural shingle | Sq Ft of Roof: |
| Contractor: power house remodeling |
I had 1800 sq ft roof. I had 2 layers removed. Installed water and ice sheild , deck armor , timberline ultra hd lifetime shingels installed and also 2 layers removed and also replaced 200 sq ft of plywood on my three season porches replaced and also put on flat roof over porch. The best part is this company is part of the 3% of master elite contractors which mean I have a non prorated labor 50 year waranty and 50 year shingle warrenty. Even if the company goes out of business gaf backs up the warrenty.. so I have 50 year warrenty on everything .. a lot of people just have a shingle warrenty but a 50 year labor warrenty is on heard of so for 12,2000 I got a steal peace of mind for 59 years.... |
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| Posted by: a user in Oak Creek, WI. | Posted: October 17th, 2011 07:10AM |
| Type: Architectural Shingle | Sq Ft of Roof: 2100 |
| Contractor: Self Installed |
Tore off two layers and replaced with architectural shingels. Simple rectangle ranch house with detached garage. Took two days with help of family and friends. |
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| Posted by: miss bee in charlotte, NC. | Posted: August 19th, 2011 11:08AM |
| Type: 30 year | Sq Ft of Roof: 364.total sq feet |
after the roof was finish, now the roofer dose not wan to repair the gutter. what should i do. |
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| Posted by: John 2628 in La Crosse, WI. | Posted: August 4th, 2011 09:08PM |
| Type: Certainteed | Sq Ft of Roof: 0 |
| Contractor: me |
I dont get it where do you people find your contractors? I am a certified master shingle company, I give 100 percent warranties labor material and dumpster for 50 yrs, and Id be no where near some of these prices. You guys make me want to move Id be a millionaire quick lol. You guys need to shop around |
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| Posted by: nate312 in Charlotte, NC. | Posted: July 27th, 2011 07:07AM |
| Type: 24 ga. standing seam | Sq Ft of Roof: 2950 |
| Contractor: Baker |
Simple 2 gable roof, 5/12 pitch, no chimney, 4 penetrations. Getting new roof (20,032) new fascia/soffit (3,216), new gutters and down spouts (1,752). Haul off included. 5 yr workmanship warranty, 30 year paint warranty. |
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| Posted by: MT in Rochester, NY. | Posted: June 3rd, 2011 09:06AM |
| Type: Laminated Fiberglass/Asphalt | Sq Ft of Roof: 2100 |
| Contractor: none |
4/12 roof with minimal obstacles. The material costs are: 50 sheets of 5/8" plywood, 6ft of Grace Ice and Water barrier, Owens Corning Duration shingles. Rental of 30YD dumpster and a tow-able boom lift. |
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| Posted by: WeloveJ&BConstruction573-201-5064 in St Robert, MO. | Posted: May 15th, 2011 06:05PM |
| Type: re roof. | Sq Ft of Roof: 5600 |
| Contractor: J & B Construction 573-201-5064 |
Had 6 bids on our roof, and J & B Construction 573-201-5064 promised lowest prices or they would match any contractor. They beat the all other bids by 2000+. We have a very quality roof with a very quality price. They also offer $100 finders fee to anyone that gets new jobs for them. So after they done my roof, they have paid me $600 for the roofs I have recommended for them. Again, great company, great price, and AMAZING COUNTRY WIDE WORK!!! J and B construction 573-201-5064 573-202-4836 |
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| Posted by: [email protected] in Philadelphia, PA. | Posted: May 4th, 2011 07:05AM |
| Type: asphalt lifetime warranty | Sq Ft of Roof: 1800 |
| Contractor: Cush Brothers |
Installation of lifetime gaf architectural shingles. Removal of old roof 1 layer shingle plus a rubber product removal. Removal of old skylight with leak. Two chimneys and a roof fan. 3 story roof with planks not plywood. |
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| Posted by: jim masters in enfield, CT. | Posted: April 5th, 2011 04:04AM |
| Type: re roof | Sq Ft of Roof: 22 |
| Contractor: Goldstar Remodeling llc |
installation of lifetime gaf architectural shingles over existing 20 year three tab. re flashed chimney with lead, installed ridge venting system...clean up was meticulous like promised! |
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| Posted by: Bloomsburg Homeowner in Bloomsburg, PA. | Posted: March 22nd, 2011 08:03PM |
| Type: Asphalt | Sq Ft of Roof: 2400 |
| Contractor: Timar Construction Inc |
They did a great job at a fair price, had roof done only 5 years earlier by a weekend handyman....what a mistake, I'm glad I went to a proffesonal this type. Roof looks great and they kept work area very neet and clean. Great Crew! |
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| Posted by: Homeswaggled in Athens, GA. | Posted: January 21st, 2011 06:01AM |
| Type: asphalt | Sq Ft of Roof: 4100 |
| Contractor: Christian Roofing and Remodeling |
This is on a 3000 SF house with two layers of asphalt shingles to be removed, several sheets of plywood replaced, bituthene flashing in valleys put down, new felt, 30 YR architectural shingles installed, cleaned up nicely, done in one day. Didn't do gutters at the same time. Not the cheapest estimate I got but lower than some others by about $1000. Very nice folks if you're in the area. |
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| Posted by: Sairey in Hampton, NH. | Posted: January 15th, 2011 01:01PM |
| Type: asphalt | Sq Ft of Roof: 900 |
My house is only 900 sq. ft. The roof is approx. 10 yrs. old. How much should I expect to pay for an asphalt roof? (This is in NH.) |
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| Posted by: Tinker in Manchester, NH. | Posted: December 2nd, 2010 10:12AM |
| Type: flat | Sq Ft of Roof: 700 |
| Contractor: B&g |
rubber roof with membrane and flashing probably used a low grade rubber for that price should i be concerned , any knowlegable person out there let me know if the price meets the job |
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| Posted by: Dan Kelly in Rochester, NY. | Posted: October 7th, 2010 11:10PM |
| Type: Asphalt shingle | Sq Ft of Roof: 1400 |
| Contractor: Victor Roofing |
They did a complete tear-off and installed a new roof. Included removing cedar shakes and 2 layers of old shingles and replacing with plywood and 30-yr architectural shingles, deck armor, ice/water shield, and trim. They did a great job at a good price. |
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| Posted by: [email protected] in Woodmere, NY. | Posted: September 23rd, 2010 01:09PM |
| Type: Shingle | Sq Ft of Roof: 2000 |
| Contractor: Classic Home Improvements |
They did a great job! finished everything in 1 day and came back to do the gutters the day after. and most importantly, they cleaned up really well before they left. |
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| Posted by: K. Kemler in Harrisburg, PA. | Posted: September 6th, 2010 07:09PM |
| Type: shingle | Sq Ft of Roof: 1500 sq. ft |
| Contractor: Encore Roofing (Scott Boreman) |
These guys did a fabulous job. Got 4 quotes. They were the highest, but they offered a lot more than the other roofers that we had look at it. They cleaned all gutters, Put ice and water barrier around entire house and used a shingled over ridge vent. They were very clean, knowledgeable and helpful at explaining all that was needed to be done. If your in the Central Pennsylvania area, I highly recommend this company. There number is 717-567-7642 |
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| Posted by: christina wilson in topeka, Other. | Posted: July 27th, 2010 09:07PM |
| Type: whatever works | Sq Ft of Roof: 3200 |
| Contractor: friend |
about to replace a roof with soft spots here in kansas. friend quoted me 1300 For labor only. i am looking at different materials for the roof. including the possibility that i may have to replace some plywood. any advice would be great. i can't seem to even get any licenced companies to return a call for a bid. guess they are all very booked. christina |
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| Posted by: Jane Hoffman in The Woodlands, TX. | Posted: July 25th, 2010 09:07AM |
| Type: roof replacement | Sq Ft of Roof: 30 |
| Contractor: Avalanche Roofing & Restoration |
I called around after hurricane Ike and found a ton of roofers with out of town numbers. My neighbor gave someone a downpayment for her roofing job and never heard from the man again. We ended up using a company out of spring, TX that charges when they finish the job which made me feel safer. They did a wonderful job and left everything super clean. I highly recommend this company to anyone in the area that needs an honest roofer. |
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| Posted by: Turmalinas in Media, PA. | Posted: July 18th, 2010 07:07AM |
| Type: Roof Replacement | Sq Ft of Roof: 4200 |
| Contractor: local in Media, PA |
120 year old house with cedar shake shingles and 3 layers of asphalt on top of it that has to be removed and new 5/8" ply installed with 40 year dimensional shigles installed. I've got 2 estaimtes one for $23,789 and one for $29,000. Roof is moderately steeped hip type with front over hang total square footage is about 4,200. is the price right? |
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| Posted by: tdan16 in pontiac, MI. | Posted: July 2nd, 2010 07:07AM |
| Type: gable | Sq Ft of Roof: 2200 |
| Contractor: local |
trying to see if I paid correctly, tear off and new 3 dim roof w/ drip edge, flashings, felt, ice cover and soffet replacement w/ridge vent |
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| Posted by: JW in Waverly, KS. | Posted: June 19th, 2010 05:06AM |
| Type: Asphalt shingle | Sq Ft of Roof: 4000 |
| Contractor: Homestyle Exteriors |
Complete tear off and new shingles and flashing. My roof is very steep, high, and has a lot of eves. Also got about 100sq ft of Vynal roofing membrane on flat part of roof. Price was slightly higher than others but got a good deal on 50yr shingls for price of 30yr. |
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External Resources: | - www.improvenet.com/HomeOwner/ProjectTools/estimators/roofing/re_index.html
- www.bobvila.com
- www.bobvila.com
- www.nrca.net/consumer/fyi.aspx
- www.thisoldhouse.com/toh/article/0,,198504,00.html
- www.statefarm.com/insurance/other/roofinfo.asp
- www.nrca.net/consumer/steep.aspx
- www.nrca.net/consumer/directory/
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