Roof Replacement Cost : Homeowners Guide (2024)

How much does a roof replacement cost? On average, the cost to replace an asphalt shingle roof in Florida is around $14,070, or about $7.03 per square foot for a typical 2,000 square foot home.
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To provide you with the most accurate, up-to-date guides and cost figures, we gather information from a variety of local licensed contractors, pricing databases, and industry experts. Learn more.

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Reviewed by JC Sanjuan — General and roofing contractor with over a decade of experience in residential and commercial construction. He specializes in project management, quality workmanship, client satisfaction, and solving roofing challenges.

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In Florida, the cost to replace an asphalt shingle roof is around $14,070 on average, or about $7.03 per square foot for a typical 2,000 square foot home.

If you’re considering metal, a metal roof will cost around $36,181, or roughly $18.09 per square foot for the same size home.

Installing a metal roof over your existing asphalt shingle can save you about $1.50 per square foot, or around $3,000. However, most of the time, it’s best to remove the old roof. That way, you have peace of mind that the roof decking has no damaged wood and is solid for the new metal roof.

Here is a table with average roof replacement costs by material:

Roofing Material Avg. Total Cost* Price / Sq. Ft.
Asphalt Shingles $14,070 $7.03
Metal $36,181 $18.09
Concrete Tile $55,719 $27.86
Mineral Roll Roof $16,254 $8.13
Slate $56,103 $28.05
Wood Shake $42,760 $21.38
Synthetic $52,463 $26.23
Solar – Tesla Tiles $142,615 $71.31
TPO – Flat Roof $33,985 $16.99
Gravel $36,940 $18.47
Copper $67,406 $33.70

*Typically for a simple 2,000 square foot home. Pricing will vary depending on your home’s unique conditions. When estimating your home’s size, remember to factor in the area under your roof, including garages, porches, and other spaces, not just the livable or conditioned areas.

The final cost of your roof replacement, though, will depend on your roof’s size, pitch, the material of choice, design, complexity, need for additional repairs, local market and roofing requirements.



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In this guide, we’ll explore:

Without further ado, let’s get started!

What Drives the Cost of a Roof Replacement?

The total cost of your roof replacement is dictated by the following:

The size of your roof

The larger the roof, the more materials and labor will be required to complete the job, making it generally more expensive to replace than a smaller one. Roofers estimate the cost of roof replacement by squares, which is a 10-foot by 10-foot area. The total squares required and the complexity of the roof design will determine the cost.

Florida home with a hip roof shape showing with blue skies and green frontyard on a sunny day

A typical 1,750 square-foot home with an asphalt shingle gable-hip roof and a medium pitch has roughly 26 squares— which takes into account the roof’s pitch, overhangs, and material waste factor.

The following table shows approximately the number of squares for different home sizes:

Home Size (Square Feet) Approx. Roof Squares
1,000 16
1,250 19
1,500 23
1,750 26
2,000 30
2,250 33
2,500 36
2,750 40
3,000 43

To make things easier, though, I’ll keep providing the costs per square foot of home for your convenience. Later on, after learning more about what impacts the cost of roof replacements, you can use our roofing calculator to find out how much yours will cost.

Roof material

The type of material you choose affects the cost of your roof replacement. The cost of different roofing materials varies based on their prices and installation costs.

Asphalt shingles, the most popular material, are generally less expensive than metal or tile roofing. However, metal and tile roofs tend to last longer and require less maintenance than asphalt shingles. In the next section, we’ll go over each material’s pros, cons, and lifespans.

Roof pitch

steeply pitched roof peak with blue sky and whispy clouds
steeply pitched roof peak with blue sky and whispy clouds

Expect to pay more if your house has a steep roof. Typically, a simple roof pitch ranges from 2:12 to 6:12. Most homes have roofs with a medium pitch between 4:12 and 5:12. The higher the pitch, the higher the inclination, the harder it is to work on. Roofs above 6:12 are more challenging— labor production slows down, and more safety measures must be taken.

roof pitch table

A higher pitch also means more roofing material will be needed. For example, a 2,000 square foot with a 2:12 pitch will need roughly 2,028 square feet of material, while a 8:12 will need 2,404 square feet, or an extra 376 square feet.

Home Size (SF) Roof Pitch Pitch Factor Roof Size (SF)
2,000 1 : 12 1.004 2,008
2,000 2 : 12 1.014 2,028
2,000 3 : 12 1.031 2,062
2,000 4 : 12 1.054 2,108
2,000 5 : 12 1.083 2,166
2,000 6 : 12 1.118 2,236
2,000 7 : 12 1.158 2,316
2,000 8 : 12 1.202 2,404
2,000 9 : 12 1.25 2,500
2,000 10 : 12 1.302 2,604
2,000 11 : 12 1.357 2,714
2,000 12 : 12 1.414 2,828

Depending on the roof size, you can expect to pay an extra $1,000 to $2,500 for each pitch over 6:12.

Roof access, design, and features

home with a complex roof with different sections heights and designs
Complex Cut up roof

Your roof design and access also have an impact on the total cost. If your home has the following conditions, your roof replacement cost will be higher:

  • Two-story house or higher
  • Roof sections with different levels
  • Hip roofs: Higher material waste
  • Dormers, chimneys and skylights
  • Trees and shrubs around the perimeter walls of your roof
  • Homes with pools without screen enclosures
  • Dumpster not being able to be near the roof

These mainly affect labor, material delivery, old roof removal and disposal fees. Roofers need to budget and charge more for these conditions.

Need for additional repairs and work

If your home is older than 30 year, it will most likely require more extensive repairs than a newer house. Issues such as wood damage, wall flashing problems, inadequate ventilation and insulation are very common .

Older roofs also tend to have several layers of felt or underlayment, impacting removal, cleaning, and dumping costs as well. All these repairs and extras can add up quickly to the total cost of your roof replacement.

Local market

Aerial view of Central Florida East Apopka and Altamonte Springs Feb 18 202
Aerial view of Central Florida East Apopka and Altamonte Springs Feb 18 2022

Labor costs can vary significantly depending on where you live. In areas with a high cost of living, homeowner’s can expect to pay more for labor. Additionally, in regions where specific roof types are more common, labor for those roofs may be less expensive due to the availability of experienced contractors.

Roofing requirements

Various states and cities have different roofing requirements. For instance, here in Florida, given our susceptibility to hurricanes, roofing materials and installation methods must meet specific wind resistance standards. This means using materials and techniques that can withstand high wind speeds. In the northeast of the country different installation are required for a roofing system that is durable and resistant to heavy snowstorms. These different requirements impact the cost of roof replacements.

Choosing the Right Roofing Material

Many homeowners ask about the best roofing material for their homes. While metal roofs are a top choice, the ideal material depends on a few important factors: local roofing requirements,  your budget, material quality, and whether it complements your home’s architecture style.

Recommendations

In Florida, the weather can be harsh with intense sun and temperature, heavy rains, humidity and occasional hurricanes. That’s why it’s best to choose a roofing system that will withstand these conditions.

roof anatomy certainteed

Roof covering materials like metal, tile, or high-quality asphalt shingles from top brands such as GAF, CertainTeed, and Owens Corning are excellent choices.

Choosing energy-efficient options can keep your home cooler and reduce air conditioning costs. Light-colored tiles, reflective metal roofing, or Energy Star ‘cool’ shingles are great to combat the temperature and energy bills.

Popular Roofing Options

Here are the most popular roofing options in the nation— including pros, cons, lifespans, and full roof replacement average costs per square foot (including material and labor):

Asphalt shingle

Roof of new house with shingles roof tiles and ventilation window

The average roof replacement cost for an asphalt shingle roof is $6.36 to $9.54 per square foot. As mentioned earlier, it is the most commonly installed roofing material. They’re affordable, easy to install, and available in different styles and colors.

Cons: Least energy-efficient option.
Lifespan: 15-20 years.

Here is the average roof replacement cost for a 1-story home with an asphalt shingle roof by home size:

Home Size Lower-End Mid-Range Higher-End
1,000 $6,330 $7,030 $9,500
1,250 $7,913 $8,788 $11,875
1,500 $9,495 $10,545 $14,250
1,750 $11,078 $12,303 $16,625
2,000 $12,660 $14,060 $19,000
2,250 $14,243 $15,818 $21,375
2,500 $15,825 $17,575 $23,750
2,750 $17,408 $19,333 $26,125
3,000 $17,408 $19,333 $26,125

Metal roofs

house standing seam metal roof

Metal roofs are available in various types, including stainless or galvanized steel, tin, aluminum, copper, zinc, and Galvalume. The cost of a metal roof usually ranges from $16.28 to $24.42 per square foot, but high-end metals like copper can cost $26 per square foot or more.

Metal roofs are known for being one of the most durable roofing materials in the market. While the upfront cost of a metal roof may be higher than some other materials, the long lifespan and low maintenance requirements often result in cost savings over the life of the roof.

Cons: Susceptible to dents from major hail storms.
Lifespan: 35-50 years.

Here is the average roof replacement cost for a 1-story home with a metal roof by home size:

Home Size Lower-End Mid-Range Higher-End
1,000 $16,280 $18,090 $24,420
1,250 $20,350 $22,613 $30,525
1,500 $24,420 $27,135 $36,630
1,750 $28,490 $31,658 $42,735
2,000 $32,560 $36,180 $48,840
2,250 $36,630 $40,703 $54,945
2,500 $40,700 $45,225 $61,050
2,750 $44,770 $49,748 $67,155
3,000 $44,770 $49,748 $67,155

Tile roofs

Stunning tile roof on an elegant home showcasing the long lasting and aesthetic appeal of clay and concrete tiles

Tile roofing is a durable and customizable option for your home but comes with a significant price tag. The cost of tile roofing depends on the type of tile you choose. Concrete tiles cost between $25.07 and $37.61 per square foot, while clay tiles range from $19.63 to $29.45 per square foot.

If you opt for tile roofing, it’s worth noting that concrete tiles tend to hold up better than clay tiles, which can become brittle and crack.

One thing to keep in mind is that manufacturers often discontinue styles and colors. So, it’s a good idea to get some extra tiles (including ridge and rake tiles) and keep them stored in case any tiles need to be replaced.

Cons: Susceptible to mold. It can break if not handled carefully.
Lifespan: 40-80 years.

Here is the average roof replacement cost for a 1-story home with a tile roof by home size:

Home Size Lower-End Mid-Range Higher-End
1,000 $25,070 $27,860 $37,610
1,250 $31,338 $34,825 $47,013
1,500 $37,605 $41,790 $56,415
1,750 $43,873 $48,755 $65,818
2,000 $50,140 $55,720 $75,220
2,250 $56,408 $62,685 $84,623
2,500 $62,675 $69,650 $94,025
2,750 $68,943 $76,615 $103,428
3,000 $68,943 $76,615 $103,428

Flat roof (mineral surface rolls)

Experienced roofing installer rolling out a rolled roofing material and using a torch to seal the seams The installer ensures a secure and watertight application of the rolled roof
Flat Roof Installation

Rolled roofing, mostly known as modified bitumen flat roofs, are used both for commercial & residential buildings. This type of roof is durable and highly resistant to UV radiation, rain, and hail. Its main benefits are that it is easy to access, clean, and maintain. You can expect to pay between $7.31 to $10.97 per square foot.

Cons: Can easily pond and leak without a slight pitch.
Lifespan: 10-15 years.

Here is the average roof replacement cost for a 1-story home with a flat roof by home size:

Home Size Lower-End Mid-Range Higher-End
1,000 $7,310 $8,130 $10,970
1,250 $9,138 $10,163 $13,713
1,500 $10,965 $12,195 $16,455
1,750 $12,793 $14,228 $19,198
2,000 $14,620 $16,260 $21,940
2,250 $16,448 $18,293 $24,683
2,500 $18,275 $20,325 $27,425
2,750 $20,103 $22,358 $30,168
3,000 $20,103 $22,358 $30,168

Slate

A modern house featuring a sleek slate roof with a newly installed skylight showcasing both style and functionality
Photo Credit Istock

Slate roofs can last over a century with minimal maintenance. They are highly durable and are fire-resistant. They can add timeless elegance to the right style home. A drawback is that slate tile can also break if not handled carefully. Slate roofs are common in the northern regions of the country.

Avg. Cost: $25.25 to $37.87 per sq. ft.
Lifespan: 60-100+ years

Built-up, Gravel roofs

Close up view of a multi layer built up roof system on a commercial building

A built-up gravel roof is a type of flat roofing system that is made up of multiple layers of materials. The layers typically include a base layer, multiple layers of bitumen (asphalt or coal tar), and a top layer of gravel or another protective material. The layers are bonded together to create a durable and waterproof surface. Built-up roofs are commonly used on commercial and industrial buildings, but can also be used on residential homes. You can find still find them in some older homes but because of the price, some homeowners end up tapering their roofs (if very flat) and opting for roll roofing.

Avg. Cost: $16.62 to $24.93 per sq. ft.
Lifespan: 15-20 years

Wood Shake

natural woodshake

Wood shake roofs are made from split logs and are popular for their rustic look and natural beauty. They are durable and resistant to wind and hail but require regular maintenance to prevent rot, mold, and insect damage. They are an energy-efficient, renewable and sustainable option. Wood shakes are not very common .

Avg. cost: $19.24 to $28.86 per sq. ft.
Lifespan: 20-30 years

Synthetic roofs

Collage photo showcasing a variety of synthetic roofing materials including synthetic slate cedar shakes and clay tiles to highlight the range of choices available

Synthetic roofs are roofing materials that mimic natural materials like wood, slate, or clay tiles. They are made of plastic, rubber, or polymer and offer several advantages over traditional materials. Synthetic roofs are lightweight, durable, weather-resistant, and environmentally friendly. They are also easier to install and require less maintenance. Synthetic roofs are not as common either. However, they’ve gained some traction in the last few years.

Avg. cost: $23.61 to $35.41 per sq. ft.
Lifespan: 40-50 years

Solar roofs

Tesla Solar Glass Roof

Solar roofs generate electricity from sunlight, thus reducing energy costs. For instance, Tesla offers roof tiles that blend seamlessly and are highly durable in all weather conditions including hail. The main drawback is the high initial cost.

Avg. Cost: $64.18 to $96.26 per sq. ft.
Lifespan: 25-30 years

Copper

Copper Roof

Copper roofs are made of copper sheets that are durable and long-lasting. They’re popular in historical buildings and known for their aesthetic appeal. Over time, copper roofs develop a green patina, which many people consider beautiful. They are one of the most expensive roofs in the market. Despite being expensive, they’re a worthwhile investment because of durability and energy efficiency.

Avg. Cost: $30.33 to $45.50 per sq. ft.
Lifespan: 60-100 years

Full vs. Partial Roof Replacement

If only a section of your roof needs work, you may be better off with a partial replacement. You’ll likely pay less to replace a portion than your whole roof. However, even though partial replacement may cost less upfront, it could lead to mismatches and future repairs, and you still will need a permit. Full replacement offers long-term savings, a consistent appearance, and increased home value. Plus, it comes with a warranty.

Roof Replacement vs. Repair

You don’t always need to replace your entire roof if you notice issues like leaks or damaged flashing. You can opt for repairs if the roof is in good condition.

Here are the average costs for roof repairs :

Roof Repair Service Avg. Cost per Item
Full Roof Inspection $150 – $450
Shingle Roof Repair – Small Patch $250 – $275
Shingle Roof Repair, Medium Size $750 – $2,500+
Tile Roof Repairs, Small to Medium $750 – $7,500+
Flat Roof Repairs, Small to Medium $750 – $3,000+
TPO Roof Repairs, Small to Medium $1,000 – $7,500+
Metal Roof Repairs – Small To Medium $725 – $6,000+
Skylight – Small Repairs $250 – $750+
Skylight Replacements 2′ X 2′ $750 – $1,500+
Wall Flashing Repairs (per linear ft.) Starting at $850*
Ridge Vent Repair Or Replacement Starting at $750*
Roof & Gutter Clean Up Starting at $250*
Fascia Replacement (per linear ft.) Starting at $900*
Soffit Replacement (per linear ft.) Starting at $150* per linear foot

*Typically for a simple 2,000 square foot home. Pricing will vary depending on your home’s conditions.

A local roofing contractor can take a closer look at your roof and recommend if it would be best to repair or fully replace it.

Cost to Replace a Roof Yourself vs. Hiring a Pro

If you’re handy and experienced with construction projects, replacing your own roof could save you big bucks, particularly if you’re on a tight budget. Doing it yourself can save on labor and markup costs.

DYI Roofing | Credit: Istockphoto

For instance, on labor alone, you could save 30% of the total cost. So, on a $10,000 roof replacement, that’s a saving of $3,000. Also, not including supervision costs, overhead, and markups – which add up to another 25%, or $2,500 – means your total savings could be as much as $5,500.

But DIY roofing has its challenges.

Roofing requires specific skills for proper removal and installation. In Florida, where building codes and inspections are among the strictest, not meeting standards can lead to costly mistakes.

roof flashing damaged found in chimney wall

Us roofers often find hidden damages that can be expensive and time-consuming to fix, and this process might take even longer for a non-professional. Plus, roofing is inherently dangerous, particularly with complex roofs, so for safety and quality, it might be wiser to hire an experienced roofer.

Finally, unless you’re a licensed roofing contractor, your insurance company likely won’t cover the costs of roof repairs or replacement. Hiring a contractor comes with a warranty, providing peace of mind, a benefit you miss out on when doing the work yourself.

Paying for Your Repairs or Roof Replacement

homeowner communicating with contractor

When funding roof repairs or a full replacement, homeowners have a few options to consider. Each option has its own advantages and is suitable for different financial situations.

Using your savings is the most direct approach. It’s interest-free and doesn’t involve any borrowing. If you have the necessary funds set aside, this option can be the simplest and most cost-effective. However, if this is not the case, don’t worry; other great options exist.

Here are some of the best ways to finance your roofing project:

Roofing company financing

Many roofing companies offer financing plans for their projects. These can be convenient as they often come with quick approval and may have special terms like deferred payments or lower interest rates for a period.

Make sure to thoroughly understand the terms and conditions before agreeing.

Home equity loan or line of credit (HELOC)

A home equity loan or line of credit can be an excellent choice for homeowners with equity in their property. These options often come with lower interest rates than other types of loans. They can provide a substantial amount of money. However, it’s important to remember that these loans use your home as collateral.

Personal loan

Personal loans from banks or credit unions are another route. These loans are usually unsecured, and their approval, as well as the interest rate, largely depends on your credit score. They can be a quick way to access funds, especially if you have a good credit history.

Using credit cards

For more minor roof repairs, credit cards can be a handy option. This route is best if you can pay off the balance quickly to avoid accruing high interest.

Government loans or grants

See if you are eligible for local and federal home improvement grants to help cover your roofing costs. Organizations like the U.S. Department of Agriculture (USDA) and the U.S. Department of Housing and Urban Development (HUD) assist qualified homeowners in taking advantage of such savings. This could be a low-interest loan or even free money you don’t have to pay back.

Insurance claims

Filing a claim can be a viable option if your roof damage is the result of an event covered by your homeowner’s insurance, like a storm or natural disaster. Insurance may cover a significant portion of the repair or replacement costs.

Tips to Save on Your Roof Replacement

Get multiple quotes from reputable local roofing contractors to find the best deal. Remember, the cheapest doesn’t always mean the best.

If possible, schedule your roof replacement during late fall or winter when it’s the off-season. , the busiest months for roofers are spring and summer.

Ask roofers about special discounts for referrals, veterans, or seniors they might offer. Look for deals during off-peak seasons, check ads, consider group discounts with neighbors, and follow roofing companies on social media.

Signs You Need Roof Work Done

Roof damage can come from many sources — storms, trees, animals, etc. Here are the most common roof damages homeowners experience :

Roof leaks

ceiling water damage stain from flat roof leak

If you notice water stains on your ceiling, especially after a rainstorm, your roof could be leaking.

Missing or damaged shingles

badly damaged roof with missing shingles in need of repair
Credit Istockphoto

Look for shingles that are cracked, bent, or missing entirely. This can lead to leaks and further damage.

Sagging

sagging roof roofguides
sagging roof roofguides

A droopy, sagging roof is a sign that your roof is in trouble. It might mean there’s trapped moisture or rotting boards.

Moss and algae growth

Green Moss And Algae On Slate Roof Tiles
Green Moss And Algae On Slate Roof Tiles

While it might look just cosmetic, moss and algae can trap moisture and damage the roof structure.

Granules in the gutters

full rain gutter on roof
Full rain gutter on roof

If your shingles are shedding granules, which look like coarse, black sand, they might be nearing the end of their life.​

Sunlight through the roof boards

hole in attic
hole in attic

If you can see light coming through your roof in the attic, that means water can get through as well.​

High energy bills

no or poor insulation in attic
no or poor insulation in attic

Unexpected increases in your heating or cooling costs might be due to poor roof insulation, letting air escape.

Curled shingle edges

close up on damaged asphalt shingles
Photo Marc Dufresne | Istockphotos

Shingles that are curling at the edges are a sign of wear and possible leaks.

Chimney flashing damage

wall flashing issues in roofs
wall flashing issues in roofs

If the flashing around your chimney is damaged or missing, it can lead to leaks in the roof.

Should I Repair or Get a New Roof?

Repair your roof if:

Roof with missing and damaged asphalt shingles

  • If you notice just a few missing shingles, small leaks, or minor wear and tear, repairs might suffice.
  • When the issue is confined to a small area, repairs can often fix the problem without the need for a full replacement.
  • If your budget is tight and the damage is not extensive, repair is a practical option.

Get a full roof replacement if:

complete roof damage need for full roof replacement
  • If there’s significant damage across the roof, like widespread leaks and there are major structural issues like wood decking or trusses.
  • When a roof reaches the end of its expected lifespan and shows signs of wear, replacing will prevent future problems.

Inspect your roof

Inspector Showing How To Find Roof Leaks in an Attic of a Single Family Home for Roof Leaks
Credit | Istockphoto
  • At least once a year, especially after harsh weather seasons.
  • After severe weather, like hurricanes or hailstorms, an inspection can identify damage that isn’t immediately obvious.
  • If your roof is nearing or has passed its expected lifespan (usually 20-25 years for asphalt shingles), an inspection is wise.

Frequently Asked Questions

FAQ's

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I hope you find this roof replacement cost guide helpful. If you have any questions, please feel free to comment or email me at [email protected]. Good luck with your project!

 

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