A roof replacement is one of the biggest home improvement investments you'll make. Getting it wrong means water damage, higher energy bills, and repeated repairs. Here's what every homeowner should know before starting.
1. Know Your Roof Area First
Roofing is priced per "square" — one square equals 100 square feet. To estimate your roof area, measure your home's footprint and multiply by a pitch factor. A simple gable roof on a 2,000 sq ft home might have 2,200–2,500 sq ft of actual roof surface.
2. Understand the Different Shingle Types
| Shingle Type | Average Cost per Sq | Lifespan |
|---|---|---|
| 3-Tab Asphalt | $80–$100 | 15–20 years |
| Architectural Asphalt | $100–$150 | 25–30 years |
| Metal Roofing | $200–$600 | 40–70 years |
| Tile (Clay/Concrete) | $300–$500 | 50+ years |
| Wood Shake | $250–$400 | 20–30 years |
3. Factor In Labor and Removal Costs
Material is only part of the cost. Labor typically adds $150–$300 per square. If you have an existing roof that needs removal, add another $50–$100 per square. Most contractors also charge extra for steep pitches, multiple layers, and flashing replacement around chimneys and vents.
4. Check for Hidden Damage
When the old shingles come off, contractors often find rotted decking, damaged fascia, or faulty flashing. Budget an extra 10–15% for these unexpected repairs. Ask your contractor what they'll do if they find damaged decking — get it in writing.
5. Get at Least 3 Quotes
Roofing prices vary widely. Get at least three written quotes that include the same scope of work — materials, labor, removal, disposal, and warranty. A cheap quote that skips ice-and-water shield or proper ventilation will cost you more in the long run.
Estimate Your Roofing Cost Now
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Use Roofing Calculator →When to Repair vs Replace
- Repair if damage is isolated to a small area and the roof is under 15 years old
- Replace if the roof is over 20 years old, has widespread damage, or is missing granules across large areas
- Replace if you're seeing daylight through the attic or have active water intrusion