So you need a new roof and you’re wondering how much it will cost you? The short answer is, it depends. But that’s not the answer you’re looking for. No, you want a number! Ok, we get it. By the time you’ll finish reading this, you should have a better idea of what to expect from your situation.
A number of things can affect the cost of a roof replacement. Some of the main factors are:
- Condition of the current roof
- Type of roof is being removed
- Size of roof
- Material and roofing system selected
Condition of Current Roof
The condition of the current roof is an important factor to consider. The roof deck is the foundation of the roofing system. It is difficult to accurately evaluate the roof deck without the roof fully removed. We try to inspect the roof deck from the attic and by also walking on the roof itself. We check for any soft spots, watermarks, mold or rotten boards, etc. However, even a close inspection like this doesn’t fully assess the condition of the deck.
Size of Roof
The size of your roof and how it is assembled is a huge factor in how much a roof replacement would cost. Contractors measure roofs by the “square.”
1 Square = 100 Square feet
Similar to size, the complexity of your roof also affects how much a roof replacement may cost. For example, if your roof is steep, the installation will be more difficult which will increase the labor cost. In addition to steepness, other characteristics that would affect the costs are:
- “Valleys” – Where two roof slopes meet
- “Hips” – Type of roof where all sides slope downwards to the walls
- “Flashing“ – Material used to direct water away from critical areas of the roof
- Number of skylights
- Ease of access to the roof
Type of Shingle
The type of shingle is also another important factor in the cost of roof replacement. There are many different types of shingles. To keep things simple, let’s focus on the three most common styles.
- Three-Tab – The most basic choice
- Architectural – The most common and popular choice
- Designer – The most expensive choice
There is not much of a difference in cost between 3-Tab and Architectural. Some contractors no longer offer the 3-tab option since it doesn’t make sense unless the HOA requires it. However, going from 3-tab or architectural to a designer is a big jump. We’re talking several hundred dollars a “square” more depending on the type of designer shingle and complexity of the roof.
Another factor that is often overlooked, is the roof system. You’re probably thinking, “What in the world is a roof system?” Basically, these are the materials that are used under the shingles. These materials are critical for your home’s efficiency and prevent things like mold. Proper materials and installation will improve ventilation, insulation, and much more.
The point is, a roof is much more than just shingles. You want to get the most out of your roof. An efficient roof system will help you save hundreds on energy and ensure you and your family are living in a safe and healthy environment.
The Contractor You Choose
Who you choose for the job is, of course, a huge factor in how much a roof replacement is. There are thousands of roofing contractors in the Northern Virginia area. Some contractors operate out of a truck, some have a large office with hundreds of employees. It can be overwhelming when choosing a contractor.
Choosing the right contractor is a whole topic on its own. To keep it brief, you want to make sure they are:
- Licensed & Insured
- Certified by the manufacturer
- Highly reviewed and trustworthy
You often hear stories of homeowners having poor experiences with contractors or a salesman who pressures someone to sign right away. You want to choose a company that is honest, prompt, and cares about your home.
So…How Much Does A Roof Replacement Cost?
Ok, so now you know the factors going into the cost of a roof replacement. We have done full roof replacements as low as $6,500 to as high as $100,000 in the Northern Virginia area.
To keep things simple and be transparent, our average roof replacement cost is around $15,000 in the Northern Virginia area.
Again, some roofs may be less than that and others may be more. Every situation is unique and there is no one solution that fits all.
Let’s go a step further. Below are three different homes at different price points. For these examples, let’s assume the homeowner chose CertainTeed Landmark Pro Architectural shingles with our WISA guaranteed roofing system.