Are you one of the many homeowners scratching your head, as you are trying to figure out how much you should expect to pay to replace that scrappy old roof this Fall, before it fails? If so, then read our just-updated 2017 new roof pricing guide for homeowners.
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To help you with your pricing research, our very own RoofingCalc’s Special Agent went on a secret mission to find the latest roofing materials and labor prices, so you don’t have to do all the legwork!
Straight Off the Bat, it needs to be stated that not all roofs are made the same, and not all roofers charge the same prices. Depending on the type of your roof, choice of shingles, geographic location, and the contractor or weekend warrior you choose to hire, your total average cost for a composition shingles roof could range from $2.75 to $7.50 per square foot or $275 to $750 per square installed.
That being said, many established contractors (and some insurance companies) will price their roof replacement services within $4.00 to $5.00 per square foot or $400 to $500 per square of architectural shingles installed. This price range will normally include the removal and disposal of up to two layers of old shingles, and installation of ice-and-water and underlayment. A square is equal to 100 square feet of roof surface. An average roof size is about 1,700 square feet.
There will always be significant variations in quoted roof prices, depending on the contractor you choose to hire and your home’s location. For instance, roof prices in the deep South (think South Carolina, Alabama, Georgia, and most of Louisiana) will generally be significantly lower (as low as $2.50 to $3.00 per sq. ft. installed) compared to prices charged in the North East or on the West Coast (which can be as high as $5.00 to $7.00 per sq. ft.).
Did you know? A typical ranch style or four-square single family house in the US will have a roof area of about 15 to 20 squares. — On the low-end, you can expect to pay anywhere from $5,000 to $8,000 for a simple roof replacement job on a typical four-square or ranch style house, while on the high-end, your total cost could range from $9,000 to $14,000 (or even more in some cases) for a more difficult installation, premium materials, and comprehensive workmanship warranty.
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Why is there such a Wide Pricing Range?
On the low-end, you may have roofers underbidding their jobs because they are either desperate for work or they happen to work on volume with razor-thin margins. For example, a contractor that is just starting out may be more willing to complete a roofing job for less than a more established company would. There are also smaller companies with no office and little overhead that can afford to charge less for the job and still be profitable.
Note: A low bid for a roofing job (such as a bid that is significantly less than $2.50 per sq. ft. or $250 per square) can also come from the so called weekend warriors or storm chasers working without any liability insurance and no worker’s comp, which could be a liability for the homeowner.
On the high-end of the price range, you have bids for fully-warrantied jobs from reputable exterior remodeling companies. — Keep in mind that a high price doesn’t always mean quality, especially if the contractor you hire is using sub-contractors to do the actual work. Subcontractors normally don’t get paid much, so they work on volume, which means that sometimes they may have to cut corners. 😉
Asphalt Shingles Materials and Labor Costs
Many professional roofing contractors employ a “40% materials / 60% labor” as their costs-breakdown formula. Of course, this pricing structure is just a guideline not set in stone. Some contractors include their overhead in the cost of labor, while others calculate it separately. All roofers use “squares” to measure and estimate roofs. A square equals to 100 sq. ft. of roof the surface.
That being said, below is the breakdown of typical roofing costs you can expect for materials and professional installation: