Replacing your roof is a big investment, but it’s something that has to be done sooner or later for every home. When it’s time to replace yours, you’ll have to decide what type of roofing will be best for your home and budget. Cost will be a significant factor in your decision, but you should consider other factors as well.
When Should You Replace Your Roof?
Several signs can tell you that it’s time for a new roof, depending on the type of roof that you have.
Asphalt shingle roofs may need to be replaced if you see cracked, curling, or missing shingles, or if you notice small granules in your gutters. Other signs include sagging, or water stains in your attic. Age is also a factor, so if your roof is more than 20 years old, roof replacement is probably on the horizon.
Signs that a metal roof needs to be replaced include rust or corrosion, loose panels, seam separation, warped panels, and flashing failure. Again, age is a factor, so you probably need a replacement if the roof is more than 30 years old.
Tile roofs can last for 50 years or more, but if your roof has a large number of cracked tiles, needs frequent repairs, or is leaking or sagging, it may be time for roof replacement.
Costs and Considerations of Asphalt, Tile, and Metal Roof Materials
Asphalt, tile, and metal roofs vary in price and durability, and come with other factors to consider.
Asphalt Shingles
Asphalt shingles are the most common and affordable roofing materials. The costs of asphalt shingles are typically as follows:
- 3-tab asphalt shingles range from $3.43 to $4.65 per square foot.
- Architectural asphalt shingles range from $4.22 to $5.57 per square foot.
- Premium architectural shingles range from $4.39 to $5.95 per square foot.
3-tab asphalt shingles have a lifespan of 15 to 20 years, architectural asphalt shingles last about 30 years, and premium architectural shingles can last up to 50 years.
Shingles are made differently for different climates, so make sure that you choose the right ones based on where you live. For example, if you live in a humid climate, consider algae resistant shingles.
Tile Roofing
Tile roofing is more expensive but can last 50 years or more and offer noise reduction from rain and wind. Prices are as follows:
- Concrete tiles range from $6.27 to $8.49 per square foot.
- Clay tiles range from $9.09 to $12.29 per square foot.
Clay tiles are best for hot climates, helping to regulate the home’s temperature, but in colder climates they can crack from moisture and from frequently going from freezing to thawing conditions. Additionally, tile roofs are very heavy and not suitable for all structures without adding additional support, which increases your overall cost.
Metal Roofing
Metal roofing is a good choice for most climates and can last for 40 to 70 years depending on the type of metal. Costs are as follows:
- Corrugated aluminum roofing ranges from $6.03 to $8.15 per square foot.
- Metal shingles range from $7.69 to $10.41 per square foot.
- Standing seam metal roofing ranges from $18.11 to $24.50 per square foot.
It’s important to consider that metal roofing takes much longer to install than other types, so labor costs will be significantly higher.
Labor Cost of Roof Installation
In addition to the cost of materials, it’s important to consider labor costs as well. Labor will typically be about 50% to 60% of your total costs, charged at $130 to $150 per hour, or $1.50 to $3.00 per square foot. This price can vary considerably based on the complexity of the job and the company you choose.
Costs of Roof Removal
It’s possible to install a new roof over your old roof depending on the materials and building codes in your area. However, if you choose this option, the roofers will not be able to detect damage to your roof’s underlayment and decking. Also, doing so will add weight to your roof, which can lead to structural issues. Your new roof will also have a shorter life span.
Removing the old roof, however, comes with an additional cost of anywhere from $.40 to $2.00 per square foot.
Additional Costs of Roof Replacement
A few other costs may come into play when you replace your roof.
- Decking: Decking is what the roofing materials attach to. If it needs to be repaired or replaced, it will cost between $2.20 and $3.00 per square foot.
- Underlayment: This is material installed between the decking and the roofing materials, and costs between $1.50 to $2.10 per square foot.
- Ice and water barriers: This is installed over the decking in areas of your roof that are vulnerable to water or snow damage and can cost $1.87 to $2.53 per square foot plus labor.
- Fascia and soffits: It’s likely that these will need to be replaced when you install your new roof. Fascia costs range from $4.25 to $8.62 per linear foot, while soffits are $2.80 to $5.28 per linear foot.
- Flashing: Flashing is installed around chimneys and skylights, and costs between $9.00 and $11.00 per foot.
- Pipe boots: Pipe boots are installed around the base of any roof pipes, and cost between $65 and $85 each.
Choosing a Roofing Company
You should consider a few factors when choosing a roofing company.
- Warranty: The company should offer at least a 10-year labor and workmanship warranty in addition to the materials warranty.
- Subcontractors: Look for a company that has its own employees rather than using subcontractors to do the work. Subcontractors are more of a wildcard when it comes to work quality.
- Customer reviews: Read the company’s reviews thoroughly to see what real customers have to say about factors like reliability, quality, and professionalism.
In Closing
A new roof can be costly, but it’s a necessary investment for homeowners. Take your time when choosing your roofing materials and consider all factors before making a decision. Consulting with a few roofing companies and getting their advice and estimates will help you to choose.
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