More roofing articles
Whether you live in a typical home, have a mobile home, or own a commercial structure, a roof is a must-have. It acts as your shield against rain, wind, snow, heat, hail – basically any weather condition. Not only that, it also protects you from falling debris, allowing you to enjoy your movie marathons in peace.
Getting a roof is important but making sure that it is in perfect condition is even more crucial. If you have a damaged roof, you are in for a lot of headache. Even those tiny pinholes can allow water to pass through, causing leaks that will cause all sorts of trouble.
On this page:
- Factors Affecting the Cost of Roof Installation Quotes
- Roofing Materials
- Cost of Services Offered by Roofing Contractors
- Getting Quotes from Competing Contractors
Believe us when we say that a damaged roof is not the only thing you should be worried about in this scenario.
Whether you are getting a new roof for the first time or replacing your damaged one, you are in luck!
Our guide will help decide on matters concerning a roof, such as the material, and estimated costs for the most common services done on a roof.
And best of all, you will learn about our free service that you should totally take advantage of if you need work done on your roof in order to get free roof installation & repair quotes.
Factors Affecting the Cost of Roof Installation Quotes
It is a fact that making estimates on any roofing work is a complicated task.
For installations, it is not just the materials and the rate of a roofing contractor that will dictate how much your project is going to cost.
Even if you and your neighbor both get a classic asphalt shingle roof, your total bill will be different from your neighbor’s. That is, if your homes are vastly different in terms of appearance and measurement.
This discrepancy is because various factors come into play when it comes to roof installations, such as:
Certain roofing materials come with heftier price tags, and even the same type can have different prices. We will delve deeper into this later.
Total Size of the Roof
The bigger the roof, the more expensive the installation costs. Given the same factors, a roof covering a 1,200 square foot home will cost less to install than a 2,000 square foot one. And working on an RV roof is bound to be cheaper than working on the roof of a mansion.
Presence of an Existing Roof
Before a new roof can be installed, your old one is likely to be removed first. And, it must be done carefully to avoid damaging other aspects of your home.
Certain types of roof will let you install a new one over it, such as when getting the shingles changed, but in most cases, a complete roof tear of is needed. Any kind of damage on an old roof will also affect the new roof installed over it.
Multiple layers present in a roof, which is common to shingled roofs, will mean more work is needed for its removal.
And removing an old roof also means proper disposal, and contractors are aware of related polices for it and where to bring them to.
Number of Peaks or Valleys
It is easier to install a flat roof than conventional ones we are familiar with. And the more peaks and valleys present in your roof, the more challenging its installation will be. This then translates to higher labor costs.
Amount of Roof Pitch
Steep roofs are recommended to prevent water, snow, and other debris from settling on your roof. However, steeper roofs are more challenging to install because safety is a concern; a contractor will use specialized equipment like harnesses, cleats, temporary railings, or even a crane to get your roof installed, and this means higher labor rates.
Roof installation not only includes dealing with plenty of materials, but also various tools and equipment. Most of the components of your roof is built on your property, so a contractor and/or retailer will require transportation charges. Retailers have varying delivery fees depending on your distance, while your contractor may also add transportation fees to their rate, especially if you hire one located off-state.
Also, contractor rates tend to vary with the kind of neighborhood you have; city rates are higher than work done in a rural neighborhood.
The amount of overhang, which provides added protection, on a roof varies depending on the homeowner’s preference. Choosing a wide overhang will give more protection to your home but it will also cost more.
Accessibility, or how easily a roofer can get to your roof, will also affect the installation cost. Some homes can be accessed through the attic, while there are also those that can only be reached outside using industrial ladders. The easier it is for your roofer to get to the roof, the more you save on labor costs.
Skylights, chimneys, solar panels, and other extras on a roof are a necessity for some, but these accessories will make working on your roof a lot more challenging for a pro, especially if you are dealing with a roof replacement. Each accessory present on your roof means an extra labor charge.
Components of Your Roofing System
Some roofs are supported by steel or wood trusses alone, while there are also others that have various components present, like underlayment, roof decking, and vents, among others. These additional components may mean extra expenses, but the payoff is worth it because it adds another layer of protection to your home.
To save on costs, make sure to have them installed at the same time as your roof. Getting them installed later will mean added costs for you.
Permits are normally required before any home repair and improvement work starts. While you can choose to acquire it yourself, getting a contractor to do it for you is bound to make the process go much smoother and faster.
Permit requirements will vary, as there are some places that require other permits aside from a roofing permit when doing work in your home. Coastal areas usually have separate requirements or permits for protecting your home in case of inclement weather while a pro works on your home.
Warranty of Your Roof
While both standard and extended warranties deal with defects due to their workmanship, the standard warranty is only offered by your roofer but the extended warranty, known as a no-dollar-limit or NDL warranty, is backed by the manufacturer because the installation was done according to the standards set by the manufacturer. Do note that the latter involves extra steps and materials that will cost you.
Time of the Year or Season
Roofers also have peak and off-peak seasons, and this will either drive up or lower the cost of your roof installation. The peak season of roofers is normally from late spring to summer, and there is less demand for their services during the fall and early winter.
If you hire their services ahead of time before you need your roof installed, roofers may even give you discounted quotes.
Factors Affecting the Cost of Roof Repair Quotes
Many of the factors affecting the cost of installing a roof that we mentioned in the previous section will also affect that of roof repair quotes, such as its:
- Any accessories present
- Permit acquisition
- Roof size
- Type of roof and materials used
- Number of layers present
- Season or time the work is done
But with a damaged roof, you must also look at other factors involved specific to it, namely:
Scope of the Needed Repair
It is a given that the bigger the damaged section is, the more it costs to be fixed. While it is the norm, this is not always the case.
And when purchasing materials, manufacturers often sell it by what roofers call a square, measuring 100 square feet, especially with shingles. So even if your roof only needs to be patched up by a few inches, you still need to get a square worth of material.
Severity of the Damage
Even if the damaged area is small, a roofer must determine how bad the damage is. This is why in some cases, a damaged roof that is bigger in size ends up being cheaper to work on than a roof with only a single hole but has caused damage to other components or parts of your home.
If you get your roof regularly maintained, you can expect the repair work to be very minimal. But if roof maintenance is not in your list of priorities, your roofer may spot other issues that also need to be addressed asap before it gets worse.
If your home is in poor shape, roofers may need to bring in more safety equipment not just for their safety but also to prevent damaging your home even more. But if other aspects of your home need to be addressed by a different professional, you have to fix them first before installing a new roof.
And if you own a historic home that needs a roof repair, extra care is also needed.
One of the worst enemies of homeowners is water damage, and roof issues are no exception. Water damage is unpredictable, that is why homeowners get surprised by the extent of it when they finally get a roofer to check it out.
Your roof is not the only structure that can be affected by water damage. You may not realize that your leaking roof has also affected other areas of your home and is the main culprit behind the ceiling leak you experience, or the mold growth in your attic. When this happens, you will need the services of other pros specializing in those issues.
If a roofer discovers that the fixtures and accessories on your roof, such as your skylight and chimney, are damaged as well, these must also be repaired. Roofers know that damaged accessories can be the direct cause of your roof issues or will exacerbate it. Any repair done on your roof will become useless if any damaged accessories or components connected to it are not fixed.
Aside from requiring you to get permits, different neighborhoods have different policies regarding prices when it comes to roof repair permits. Some have flat rates no matter regardless of roof size, while others will base their prices on the scope of the work.
Roofing Materials Used
Certain materials are harder to work with than others either because of the material itself or they consist of multiple layers. This means repairs are harder to do and a roofer will need extra hands for the work, as well as specialized equipment, and this will increase the cost of your repair.
Age of Your Roof
Over time, a roof will experience wear and tear but issues with your roof can come at any time. Newer roofs normally have fewer issues, and it is common for a roofer to find more than one issue with an older roof. And if your roof is at least ten years old, the likelihood of needing a replacement instead of just getting it repaired increases.
If you think that choosing whether to go for a pitched or flat roof is the hardest roof-related decision, get ready for the next step: choosing what material to use.
Unless you already had your eye on a specific material, the numerous roofing materials available for you to choose from will overwhelm you.
To make this decision-making a lot easier, we have come up with a comprehensive guide for you to use as your reference.
- Asphalt Shingle – can last from 15 to 30 years and is made up of two types: organic or made up of recycled paper and asphalt, and cellulose and fiberglass that features an asphalt-covered mesh mat. Do note that organic asphalt shingles are mostly phased out.
This shingle can be quite vulnerable when it comes to hail, so choose one with a good hail rating. Also, it is manufactured using petroleum. Asphalt shingles cost $0.50 to $2 per square foot.
- Composite Shingle – is also a kind of asphalt shingle but is comprised of multiple recycled materials that include wood, fiberglass, laminate, slate, rubber, etc.
It also has three types: 3-tab or made up of only one layer of shingle, dimensional or laminate that gives an illusion of depth because of the two shingles affixed together, and premium that is reminiscent of shake or slate.
It can last for 50 years but is more expensive because it handles damage and heat better. Composite shingles cost $4.80 to $166 per square foot.
- Wood Shingle – often either redwood or cedar, it is one of the greenest roofing materials around. Lasting between 30 to 50 years, they are energy-efficient and can easily be recycled.
However, it can catch fire easily and also experiences issues that wood is known for, such as rot. Wood shingles cost $3.70 to $5 per square foot.
- Wood Shake – similar to a wood shingle but has a rougher appearance because it is usually hand split. Its random size and uneven texture is a hit or miss for homeowners. Wood shakes cost $5 to $8 per square foot.
- Slate Shingle – is another eco-friendly option but instead mimics the appearance of stone. It can last a very long time, from 80 to 100 years on average, and is extremely durable.
Because each slate shingle is unique, it can be challenging to find ones that match. It also weighs more, making it unsuitable for weak roofs. Slate shingles cost $1.80 to $2.80 per square foot. Synthetic slate shingles made of rubber are cheaper at only $0.50 to $1.50 per square foot.
- Metal Roofing – a durable roof that offers a lot of customizability and is fire-resistant, it is often produced in rolls and made using copper, aluminum, zinc, and lightweight steel.
It is often seen in a standing seam style, wherein metal sheets have rip ups and high lips that overlap to create raised seams that hide its fasteners.
While it also lasts for 50 to 100 years, it gets easily damaged by falling objects and harsh weather. A metal roof costs $7.50 to $100 per square foot.
- Concrete Tile – comprised of water, cement, and sand, it is molded into different shapes and colors that can imitate other roofing materials. It also lasts around 50 years beyond. Concrete tiles cost $4 to $12 per square foot.
- Clay Tile – best for hot climates and those with a salty environment like coastal regions, this material is produced via firing clay in a kiln and is either left unglazed to get the signature red-orange color or glazed to become a ceramic clay tile. It is extremely durable, easily lasting more than 100 years. Clay tiles cost $5 to $15 per square foot.
- EPDM Roofing – used on flat roofs primarily for waterproofing, it is also heat and flame retardant. It comes in two varieties, differing in the membrane: a vulcanized sheet has a more uniform appearance, but a non-vulcanized one comes uncured and ideal for small sections only. This material lasts 50 years on average. An EPDM roofing material costs $8 to $16 per square foot.
- Tin Roofing – can either be galvanized steel, copper, or aluminum, not just tin. It is known to handle intense weather conditions without experiencing much damage, lasting 50 to 60 years on average but comes at affordable prices. Tin costs $12 per square foot.
- PVC Roofing – also commonly used for flat or low-sloped roofs, it is known not only for its durability but also its strength, as it can withstand strong hits and chemicals without getting easily damaged. It lasts an average of 20 years, but thicker membranes help it last longer. PVC roofing costs $4 to $9 per square foot.
- TPO Roofing – combines rubber and plastic and is installed on flat roofs. It is known for being energy-efficient, yet durable and affordable. It is a recent development and is known to last an average of 15 to 20 years. TPO roofing costs $7 to $13 per square foot.
Cost of Services Offered by Roofing Contractors
Roofs will fail regardless of material, and it is always wisest to get a contractor to fix it for you. Just like doctors, they can diagnose the issue and quickly address it through different means.
There are so many issues involving a roof that may need fixing, and listed below are common services that roofing contractors provide, as well as their average price ranges. Do note that it inclusive of both materials and labor:
Old Roof Removal
Replacing a roof normally involves removing your old one, and it costs $1 to $5 per square foot to do so. Hourly rates of contractors for this task range from $40 to $80, depending on its complexity.
Different roofing materials will also have different removal rates:
- Tile or slate – $125 to $150 per square
- Metal – $125 to $175 per square
- Wood shake – $100 to $125 per square
Proper roof maintenance primarily involves cleanups, which has an average cost of $290 to $580. The actual costs will greatly depend on the roof material used, as they require different methods of cleaning.
Most roofing work will require a building permit before your roofer can start working on your property. Whether your local authority will charge you for the entire roof or just the scope of work needed, expect to spend as much as $360 to $1,730 to get the necessary permit.
Getting your roof inspected will cost $110 to $300, depending on the method:
- Physical inspection – $75 to $200
- Drone inspection – $150 to $400
- Thermal or infrared technology – $400 to $600
Commercial roof inspections will cost more, ranging from $200 to $500. However, most roofers prefer charging per square foot and will have rates ranging from $0.05 to $0.10.
Roof Heating Cable Installation
Heating cables on the roof are a must for homes in snowy areas, especially those where heavy snowfall occurs frequently. To get these installed, it will cost between $410 to $1,210 on average.
Holiday Lighting Installation
If you want to join in on the December festivities, Christmas lights are needed but getting them installed up on your roof can be a challenge. For this, expect to spend between $80 to $300 for the string lights or light strands, $200 to $610 for basic installations, and as much as $1,500 for installation on multistory homes.
Some roofer also charge labor by hour or by linear foot of the string lights. Hourly rates of roofers for this job range from $60 to $100, while their charge per linear foot ranges from $1.25 to $3.
To keep your home protected from lightning strikes, especially if you live in a neighborhood prone to it, lightning protection systems are a must. These systems come in different types, from a basic surge protector to complex grounding systems with rods, and their installation will cost you between $360 to $2,220.
Low sloped and flat roofs must be sealed not just to prevent damage but also to extend its lifespan, while coating a sloped or pitched roof is only done when necessary. Hiring a roofer to seal a roof will cost $360 to $1,580 on average.
The cost of each square foot of sealant application will depend on the type of sealant used:
- EPDM or liquid rubber – $1.75 to $3.50
- Silicon – $1.50 to $2.50
- Acrylic – $0.65 to $1.75
- Polyurethane or polyurea – $2 to $5
- Bitumen – $1.25 to $2.50
On average, it will cost between $350 to $1,350 to have your roof repaired. The actual cost will mainly depend on your chosen roofing material:
- Asphalt shingles – $250 for damaged or missing shingles
- Composite – $300 for damage due to strong winds, water in-between panels, and missing sections
- Wood shake – $360 for UV and insect damage (except cedar), and buildup of moss
- Slate – $530 for presence of ice dams and leaks due to improper installation
- Metal – $300 for loose seams and leaking between fasteners
- Tile – $350 for leaks, cracks, and other damage especially due to heat
Regardless of material, it costs between $300 to $500 on average to get a flat roof repaired, with most of them involving leaks.
Asphalt Shingle Roof Repair
Regardless of issue, the average cost of repairing an asphalt shingle roof starts at $310 and can go as high as $1,100. Repairs are done either by replacing badly damaged asphalt shingles and related components or by sealing tears or cracks.
Metal Roof Repair
Repairs on a metal roof, normally involving rust and corrosion, storm damage, and cracks, costs around $580 to $2,010 on average. Methods of repair include re-sealing or caulking, panel re-coating, repair or replacement of fasteners, and replacement of roof panels and other components.
Painting a Metal Roof
Applying a fresh coat of paint to your metal roof will cost between $1,170 to $3,780 on average. This price range covers the roof accessibility, power washing and other prep work, and adding primers and sealers, aside from the actual painting.
Roof Installation and Replacement
A roof installation and replacement costs between $5,100 to $10,100 on average. For the entire project, expect to spend 40% of the total amount on materials alone and the remaining 60% on labor. But if you are replacing your roof with a different material, it will set you back by $7,000 to $12,000.
A garage roof replacement can cost nearly the same amount as a townhouse roof replacement. Replacing a garage roof costs $1,000 to $2,000, while a townhouse roof ranges from $2,000 to $5,000. But if you have a 1,500 square foot home, the cost of re-roofing it will range from $5,500 to $8,000.
Asphalt Shingle Roof Installation and Replacement
Installing an asphalt shingle roof can cost as low as $2,000 and reach as high as $10,000. But if you are up for a replacement, you need to factor in your possible additional expenses.
Roof trusses or rafters that are damaged must first be repaired or reinforced before your roofer will install your new roof, and you need to pay between $1,000 to $10,000 for this service. While you can simply install a new layer on top of the old one, removing your old roof may be needed. The removal and disposal of your old roof costs $3 to $5 per square foot.
Metal Roof Installation and Replacement
Getting a metal roof installed will cost around $5,000 to $12,000, with the amount nearly equally divided between overhead costs, labor, and materials. Do note that roofing materials are normally priced per square and come in three profiles:
- Standing seam – $200 to $1,000 cost per square.
- Sheet – $75 to $600 cost per square.
- Shingle – $200 to $600 cost per square.
If you need to get your roof replaced, you need to get your old roof disposed of first before installing your new metal roof. The cost of a roof replacement, including all necessary activities, ranges from $6,000 to $27,000.
Flat Roof Installation
If you want to get a flat roof for a modern feel, its installation has an average cost of $2,730 to $7,700. The type of flat roof you have will also affect the installation cost per square foot:
- Modified bitumen – $3 to $6 cost per foot.
- Built-up roof – $3.50 to $7 cost per foot.
- Rubber membrane – $4 to $6 cost per foot.
Tile Roof Installation and Replacement
Installing a tile roof is normally charged per square, which has an average cost of $400 to $1000. For an entire roof, expect to spend as much as $6,830 to $18,730.
Various factors will affect the cost of installing a tile roof, aside from your chosen material, namely:
- Underlayment installation or replacement – $2.15 to $2.86 per square foot
- Adding roof supports – from $1,000 to $10,000
- Old roof removal – $100 to $150 per square for a single layer, $115 to $165 for two layers, and $125 to $175 for three layers
- Use of tile sealer – done per gallon, which each one costing $20 to $40
- Delivery – $600 to $1,000
The tile style also plays a big part on installation costs. Here is the price per square foot of the common styles:
- Scandia – $2 to $4
- Double Roman – $2.25 to $4.80
- Spanish – $2 to $4
- Flat Shake – $2.20 to $2.50
- Riviera – $3 to $5
- Pantile – $2.50
- French Tile – $3.20 to $3.90
- Barrel Tile – $3 to $6.50
Slate Roof Installation
The typical cost of installing a slate roof ranges from $4,540 to $13,450. Roofers usually charge labor per square foot, which costs $3 to $5 on average.
And if you are getting other services, such as adding a weather shield or protection for the shingles, installing copper roof flashing, or getting a bituminous membrane, expect to pay an additional $2.50 per square foot for the work.
Your home needs to handle the weight of a slate roof, and reinforcing your roof is a must. Adding these reinforcements will normally cost somewhere between $2,000 to $12,000 on average.
Getting Free Quotes from Competing Roofing Contractors Near You
With the wide range of costs, from the materials to labor, it is a must to find a roofing contractor who will do the work needed on your roof at a fair price.
If this is what you need, then you must give our free service a try.
With it, you get as much as four quotes from roofers interested in the task without hardly any effort on your part. After all, you just need to spend a minute or two filling out our form and then wait for the contractors to reply.
Once you use our service, these roofers know that they competition between them is on and it is just a matter of time for you to choose between them. And to encourage you, they will provide competitive quotes they think will make them stand out from the rest.
But if none of those quotes appeal to you, don’t worry because you are not required to hire any contractor you get in touch with when you use our service.
Really, what can be better than a no-commitment yet free service?
So, try it out now and easily find a contractor to work on your roof!