A home's roof has a good lifespan, but there comes a time when it needs to be replaced, either fully or partially. It’s one of the major projects a homeowner will face though, so it’s worth knowing how much a new roof will cost in 2024.
Maintaining the lifespan of your roof through tasks such as removing moss can help keep it in good condition during its lifetime, but eventually, it will need to be replaced. Meanwhile, events such as storms might create the necessity for repairs or even full replacement along the way.
To help you budget for the work needed to keep a roof sturdy, we’ve put together an expert guide to the costs of roof replacement and the factors you’ll need to consider, such as its size, what it’s made of, and its pitch and height.
New roof costs 2024
The roof is a major feature of all house styles and is vital to its structural integrity as well as being intrinsic to its appearance. Its age might make a new roof imperative, and it’s worth being aware that the different roof tiles have varying lifespans. Meanwhile, severe weather can make earlier full or partial replacement necessary. Leaks, sagging, decay, and more can also signal action is required.
As you’d expect, a new roof requires investment. ‘On average, it costs $9,000 to replace a roof,’ says Mallory Micetich, home expert at Angi. ‘Depending on the size and material of the roof, most people end up paying between $5,800 and $12,900 for a roof replacement.’
Below are the details on what contributes to the final bill you can expect for a new roof.
Materials
A new roof requires the appropriate materials for the climate and the house design – for instance, asphalt shingles, tiles in clay or slate, wood, or metal – along with underlayment and roof flashing, among other necessities.
And what you use is critical to what you’ll end up paying. ‘Materials are one of the biggest cost factors in any home renovation project, and roof replacements are no exception,’ says Mallory. ‘Depending on the materials you choose, expect to pay between $150 and $1,500 per square foot for materials. For example, asphalt shingle roofs can start at $5,800, while tile roofs can cost $25,000 or more.’
Mallory Micetich is a home care expert, with particular expertise in small home living and consumer protection. Currently renting in Austin, TX, she has been a homeowner, investor, and landlord over the last decade. She is committed to minimizing her environmental footprint and to small home living, having lived in only properties of 1,000 square feet or less.
Roof size
As you would predict, the size of your home does impact the cost of a new roof, and two factors contribute to this:
‘Large roofs are usually more expensive to install than small roofs because they require more materials and labor time,’ says Mallory. On average, installing a new roof costs between $4.35 and $11 per square foot. This means that a 1,000-square-foot roof can start as low as $4,350, while a 3,000-square-foot roof can cost $13,050 or more.’
Roof pitch
One element that can affect the cost of a new roof that might be more surprising than its size is its pitch.
‘Roofs with particularly steep pitches can require an extra $1,000 to $3,000 in labor costs,’ explains Mallory. 'This is because special equipment is needed to work safely on steep pitches. If you think you have a steep pitch, I recommend asking your pro if it will raise the cost of your project.’
House height
The height of a house is another important factor in what you can expect to pay for roof replacement.
‘Tall homes require more labor time, which results in a more expensive project,’ says Mallory. ‘If your home is three stories or higher, ask your pro how much extra you should budget to accommodate your tall home.’
Labor costs
Labor costs are a major influence on what you’ll pay. ‘Labor is a big cost factor, usually around 60% of the overall project cost. Expect to pay $2 per square foot for labor costs,’ says Mallory.
Roof removal
It’s important to be aware of what is included in the price when you speak to roofing contractors, and this is particularly the case when it comes to removal of the current roof.
‘If you need to remove an existing roof, add an extra $1,000 to $1,500 to your budget for removal,’ says Mallory. ‘Some pros include this in the total project estimate, while others bill it separately. Ask your pro if roof removal will add extra items to your bill.’
Permits
The cost of a permit should also be considered when budgeting for a new roof. ‘You may need to get a permit before you can start construction on your roof,’ explains Mallory.
‘Permit costs vary depending on your city, but they typically cost between $100 and $1,000. A good professional can tell you how much permits cost in your city and take on any permitting tasks for you.’
FAQs
How often does a roof need replacing?
How often a roof needs replacing largely depends on its type. Generally, more expensive materials have longer lifespans. Asphalt shingles are affordable and might last for around 20 years, while more expensive materials, such as wood and metal, are typically more durable, and slate and clay tile could last around 100 years. However, don’t just focus on age. Damage, leaks, poor energy efficiency, and pest infestation might mean roof repair or replacement is needed sooner.
Roof replacement is one of the household projects experts say you shouldn’t DIY, so call experienced professionals when a new roof is needed. Good maintenance can extend the life of a roof, so be sure to squirrel-proof your home and get rid of pigeons. Cleaning gutters is also a must-do task to ensure the structural integrity of your home.
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