“How much does it cost to replace my roof?”
The most frequently asked question we often get asked is the roof pricing question! Homeowners spending their hard-earned money like yourself want to know how much a new roof replacement costs before ever doing it.
A new roof is certainly not cheap, and for most households, it is quite an investment. However, like most investments, the ROI – return on investment – for a new roof is worth it.
New roofs are built to last, accompanied by many new features and warranties that have revolutionized the roofing industry over the last five years. A new roof can add value to your home and protection from new roof colors, different types of shingles, and so on.
Today, we will highlight the following in this complete roof pricing guide:
- How much does a new roof cost to replace? (replacement costs)
- What are my roof replacement options? (as in roofing materials)
- What factors to consider for new roof costs (like roofing extras)
First, let’s start with your question:
How much does a new roof cost?
In a moment, we will share how much we charge per square for a new roof based on our good, better, and best options. To understand how roof pricing works, you first must understand a few terms:
- Square Foot = one foot by one-foot square
- Roofing Square = A roofing square refers to 100 square feet of shingles.
- Roofing is measured in squares.
- The average roof size for a single-family home is approximately 1700 square feet, or in this case, ’17 Square.’
- Factors that determine a roof size include pitch, hip roof, and other factors such as dormer windows and peaks.
Now that you understand how roof costs are calculated (by square foot size)...
According to HomeAdvisor, the average homeowner can expect to spend somewhere between $5,000 and $11,000 for a new roof. Asphalt shingles installed typically range from $5,300 to $11,000, but this is all based on size and the type of asphalt shingle you select.
- Asphalt shingle roofs = $5,000 to $11,000
- Metal Roof replacement costs = $10,000 to $20,000 (metal roofs are usually double asphalt roof pricing)
- Steel shingles = $17,000 to $26,000
For the focus of this article, we will focus on the pricing and roof replacement cost of an asphalt shingle roof since that is what most homes come standard with.
>> To learn more about metal roofs vs. asphalt shingles, read here.
Asphalt Shingle Roof Replacement Cost
While there are varying types of shingles, from traditional three-tab shingles to architectural shingles, depending on your selection of shingles, a square can range from $300 to $700+.
That said, here at Legacy Roofing of Idaho, our prices range from $400 to $650 per square when someone is considering using architectural shingles (we don’t install three-tab asphalt shingles).
Prices will vary based on factors including:
- the roofing material you chose (metal costs more than asphalt, for example),
- the price of materials from the supplier, and
- extras that may be required, such as replacing the decking or adding a skylight
A standard roof replacement consists of:
- Tearing off the old shingles
- Tearing of the underlayment
- Inspecting the decking
- Laying down a new underlayment
- Installing shingles
- Drip Edge and Ice Shield,
- Note: ridge vents and flashing are priced per linear foot and added to the total cost (these are not optional)
There are super cheap options, but building regulations in Idaho have standards that must be met, for example, the type of asphalt shingle you use.
What are my new roof cost options?
Below, you will find our three tiers of roof replacement pricing. When it comes to a new roof, we understand homeowners prefer flexibility, options, and warranties. You will find below that the price difference between our good, better, and best options is pretty insignificant when you compare what each option provides.
The labor, wind, and product warranties are good for all three. However, the best option will add the best appearance, protection, and warranty! See below for yourself:
Best: $500 Per Square
Our Best System Includes:
- Tear off one layer install
- New underlayment
- New drip edge and rake metal,
- Ice and water, “W” metal in valleys,
- Snow country ridge vent,
- High profile ridge cap shingle, Architectural Timberline HDZ Shingles.
Better: $450 Per Square
When it comes to our better system, you get all the above minus the top-of-the-line GAF Timberline HDZ shingles, the metal in valleys, and the snow country ridge vent.
Our Better System Includes:
- Tear off one layer install
- New underlayment
- New drip edge and rake metal,
- Ice and water
- GAF Timberline
Good: $400 Per Square
Our good system still includes architectural shingles (we don’t offer 3-tab shingles here in Idaho). However, the warranty and extra is not as superior as the other options.
Our Good Shingle Replacement includes:
- Tearing off one layer of existing shingles,
- New underlayment,
- Installing new shingles,
- All new drip edge and rake metal, ice, and water on eaves and valleys.
- Standard ridge cap shingle
- GAF Natural Shadow Shingles
Based on those numbers, you can price out your new roof (roughly) here:
| Roof Size | Good | Better | Best |
|---|---|---|---|
| 10 Square | $4,000 | $4,000 | $4,500 |
| 20 Square | $8,000 | $8,000 | $9,000 |
| 30 Square | $12,000 | $12,000 | $13,500 |
These are approximate price estimates and what we usually measure our roofs by. Factors that will ultimately determine your roof’s price are covered later in this article, but recent shingle supply shortages increase roofers’ supply costs. This increases the average roof replacement cost since roofing materials and selections are scarce.
Common Roof Materials:
Roofing materials typically range in price and will ultimately determine what you decide to use depending on where you live. In most homeowners’ situations, the durability, price point, and quality of asphalt shingles are perfect.
The least expensive shingle price per square foot is asphalt shingles. That said, other common roofing materials you might want to consider include:
- Cedar shake shingles
- Concrete tile roofing
- Metal roofing materials, including metal shingles and standing seam metal roofs
- Asphalt shingles
- Slate roof
- Clay shingles (tiles)
When considering a roofing material, most homeowners start with their budget. If your budget is a certain amount of money, something like a slate roof might be out of reach. Knowing the price per square foot can help you find your baseline for your budget!
Other Factors to Consider in Your Roof Price:
Sometimes the roof installation cost to replace your roof is pretty easy to figure out; other times, it isn’t. Factors that may make your new roofing cost go up OR are factored into pricing includes:
Warranties
Perhaps the biggest factor to consider when pricing out your new roof is the warranty that comes with your new roof. We offer a labor warranty and the shingle warranty provided by the shingle supplier.
See More: Roofing Warranty Info
Extra Layer Tear-off
Depending on the age of your home and its roof, there is the very real possibility that if this is your third new roof, the previous new roof was installed on top of the old layer of shingles. Though this is rare, if there is an extra layer of shingles (two in total), that needs to be torn off, OR if there are cedar shake shingles, there is an extra cost for tear off due to the extensive labor involved.
>> Extra layer tear-off (roof overlay)
Underlayment
Underlayment, the felt-like synthetic material placed on your roof decking before shingle installation, is included with new roofs. This is a necessary and important feature for new roofs as it adds an extra layer of protection against the elements, including water and energy efficiency.
Ridge Vent
Where your roof peaks, a ridge vent is installed to allow air to exit your roof. When installed correctly, this allows damp, warm air to escape from the attic of your home and is necessary for energy efficiency and protection. We offer a snow cap ridge vent for the harsh Boise, Idaho winters and a standard ridge vent.
>> Typical ridge vent costs are priced per linear foot, starting at $13.
Flashing
The thin, black material around the edge of the chimney or different vents popping out of your roof is key whenever your roof has something sticking out of it or bumping up against another house (townhomes). In this case, flashing is required to prevent roof leaks.
Drip Edge & Ice Barrier
Anywhere there is an edge or where ice/precipitation may be able to access your home’s roof, drip edge and ice barrier are essential. Depending on the roofing company you go with, this is typically included with the best roof replacement options. A drip edge is installed with every new roof, with varying degrees of ice shield.
Roof Decking (Plywood)
Roof decking or plywood is the first layer of a new roof. In many cases, this does not need to be replaced. Roof plywood is extra if you want new decking, and in some cases, it is recommended in cases of rotten wood. Though rare, sometimes, when we install our roofs, we find that a few pieces of plywood need replacing. This is communicated upfront, and a quote is provided before doing the work.
>> See and learn more about Roof Parts here
The Verdict on Roofing Costs –
As you can probably tell, a new roof cost can vary depending on a few options. Specifically the following being the most vital:
- The size of your roof.
- The singles you select.
Other features you may select or, in some cases, may need can be in addition to the price. While you can’t control if you have to replace the roof decking, you also don’t want to install new shingles on old rotten plywood. Regardless, if you live in Boise, Idaho, and surrounding areas, we can help you with your roofing needs.
Check out our roofing services below and if you have a question, just ask us here!
Related:
- Signs of Roof Damage
- Contact a Roofing Professional
- Phases of a Roof’s Life Cycle
- Hip Roof vs. Gale Roof
The Life Cycle & Phases of A Shingle Roof
