Roof Replacement Costs: What Can You Expect?

When replacing a roof on a home in Florida, roofing contractors consider a range of variables to determine the cost. Whether it is a metal roof or an asphalt shingle roof, a contractor must factor items such as materials, labor, accessibility, roof size or pitch into the total replacement cost.

For this reason, the cost to have a roof installed can vary substantially. To find out how much your roof replacement will cost, your best bet is to schedule a consultation and have your roof inspected by a contractor. Once they assess your roof, they can provide a complete estimate of all material and labor costs. In the meantime, we provide a summary below of what you can expect when you are ready to replace your roof.

Comparing Different Types of Roofing Materials

When it comes to roofing materials, you have a broad spectrum of products to choose from. Here is an umbrella comparison of what you can expect to pay depending on the type of roof you choose:

3-Tab Asphalt Shingles$6,000 to $14,000
30-Year Architectural Shingles$9,000 to $16,500
50-Year Architectural Shingles$11,000 to $18,500
Wood Shingles$14,000 to $25,500
Metal Roof$13,000 to $17,000
Standing Seam$23,000 to $30,000
Natural Slate$25,000 to $55,000
Concrete Tile Roof$25,000 to $45,500
Clay Tile$25,000 to $50,000

Factors That Determine the Cost of a Roof Replacement

The are several factors that may determine the cost of a roof replacement including:

Building Materials

Building materials range from the roofing product to all the supplies you need to attach the product to the roof. Materials can also include support components and structures. On average, a roofing material checklist may look like this:

  • Roofing cement or sealant
  • Nails
  • Replacement flashing
  • Underlayment
  • Roof deck
  • Roofing product
  • Tools and equipment

Square Footage and Design

For a contractor to gather material and install a new asphalt shingle roof on a 2,000 square foot single-story home, you can expect to pay between $8,000 and $16,500. If you break this down, the national average cost is $4.00 and $7.00 per square foot.

Roofing contractors may calculate the roof size in 100-foot squares. To figure out how many roofing squares are on your roof, simply take the total square footage and divide it by 100. As such, a 2,000 square foot roof would contain 20 squares. If a contractor uses this method, then the average cost of your roofing project will be roughly $300 to $500 per square.

Something else to consider is your roof design. The more complex that your roof design is, the more planning, time and labor it will take to complete the roof project. Common roof designs include:

  • Open gable: a single slope on each side
  • Dormer: contains a window that extends from the roof
  • Hip: a slope on all four sides of the roof
  • Hip and valley: opposing sections of the roof that meet and create a valley
  • Flat roof: a horizontal roof with no slopes or special designs

You may also have a multi-layered roof if you have a two or three-story home. The complexity of your roof will undoubtedly determine the cost of replacing it.

Roof Removal

There is much debate about whether you can or should layer a new roof over an existing roof. This is impossible with metal, tile, slate or clay roofs. However, it is possible to install a new asphalt shingle roof over an existing one. There are some benefits of building a new asphalt roof over an existing roof, such as:

  • Lower cost
  • Less labor
  • An added layer of protection
  • Warranty and homeowner insurance stays intact
  • Does not affect the roof design or look

However, there are also times when it is better to pull the old roof and start fresh. For instance, if you already have two layers on the roof, then adding a third layer can hurt the roof. Local or state residential building codes may also prevent a roofing contractor from adding another layer.

If the current shingles are curling, cracking or are broken off, then you may want to remove the old roof. Other issues that you may want to consider before layering your new roof include roof leaks, a weak structure/framework or if the roof feels spongy.

Roof Repair

A roof repair may be the very reason why you need a roof replacement. Whether your roof is getting old or you need to fix roof damage after a storm, your roof will need a full restoration before you can change out the roofing materials.

Roof repair can encompass a wide range of issues that include ventilation, structural or framework repair, changing out the decking, addressing leaks or resealing the chimney or pipes. A roofing contractor will often inspect a roof before attempting a roof replacement to make sure that the home can support the new roof.

Geographical Location

Where you live in the panhandle can determine how much you pay for a new roof. In Florida, the cost of a roof can vary significantly if you live on the beach versus if you live inland 20 miles. The closer to the coast you live, the more you have to take into consideration the high winds, hurricanes, sandy/salty air and other outside elements.

This means you have to fortify your roof and choose roofing materials that can withstand the rigors of the coast. You want to select materials that can handle day to day weather conditions, as well as the most severe weather conditions on the coast.

Other Costs

There are other various costs that come with a roof replacement such as:

  • Labor
  • Permits
  • Dumpster and disposal
  • Chimney or pipe sealant
  • Skylight repair or replacement
  • Gutters

Why You Should Pay for a Quality Roof

It is natural to assume that a quality roof is more expensive, but that is not always the case. Behind the price of a roofing product, you should consider four different qualities before making a purchase:

1. Durability

Sunlight, heat, high humidity, wind and stormy weather can all take its toll on a roof. When you purchase a new roof, you want it to know that it will hold up well in the most severe Florida weather conditions. You also want assurance that your roof will last at least as long as is covered under the warranty.

How long should your roof last? An asphalt shingle roof should last at least 30 years. A metal roof should give you a minimum of 50 years of solid performance. A tile or slate roof has an expected lifespan of up to 100 years.

2. Protection

In Florida, the biggest threat to your home is a hurricane or tornado. While there are not guarantees that your roof will survive either of these natural disasters, a quality roof does increase your chances of protection when disaster strikes.

The roof should protect both the inside of your home and the outside structure while preventing leaks and providing proper drainage. It will keep your family safe when it is hot or cold. You can depend on your roof for ultimate protection year after year.

3. Efficiency

Asphalt, metal, clay and concrete tile roofs all have one thing in common. Contractors prefer them for the efficiency they add to a home. A quality roof can lower energy costs, reduce AC maintenance and repairs, keep your home comfortable, give you greater internal climate control and may even qualify you for energy tax credits.

Your roof should protect the inside of your home from high heat, sunlight, moisture and drafts. It is an important element in the envelope that surrounds your entire home interior.

4. Value

If you are looking for a way to increase your home’s value, a roof replacement may be a great option. The average ROI on a roof replacement is 70% and can add thousands of dollars to your overall home value. When you replace the roof, you improve the structural stability of the home, provide greater efficiency and boost your home’s curb appeal, giving it greater aesthetic value.

Roof Replacement Contractor on the Coast

Quality Roofing Solutions offers comprehensive roofing replacement for homeowners in Florida. To find out more about our roofing replacement solutions, call 850-378-3757 or fill out the quick form on our contact page.