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What Does a Roof Replacement Cost?

Ryan FitzgeraldRyan Fitzgerald
Jul 28, 2023 8 min read
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What Does a Roof Replacement Cost?
Chapters
01
The Overall Cost to Replace a Roof 
02
Materials Used to Replace a Roof 
03
When Should You Get Your Roof Replaced? 
04
Roof Replacement vs Repair
05
How to Lower the Cost of Your Roof Replacement 

How Much Does It Cost To Replace a Roof? 

What does a roof replacement cost? Replacing or fixing a roof can be pretty expensive and time-consuming. Find out how much a roof replacement will cost and why you may need a replacement. 

Replacing your roof is one of the most expensive home renovation projects every homeowner typically dreads. According to Forbes, a total roof replacement can cost anywhere from $6,700 to $80,000. In comparison, the average-sized home is approximately $11,500.

Although costly, replacing your roof is vital and should be a top priority. The last thing you want in your home is a leaky or unstable roof that could cave in at any point. When replacing your roof, please don't forget to skip any corners to make it more affordable or put off getting it done. Delaying your roof replacement or avoiding it together could result in future or permanent damage. 

In this article, we will explain how a roof replacement could be more affordable when you should replace your roof, as well as the overall cost of materials and labor. Let's go ahead and get started. 

The Overall Cost to Replace a Roof 

As of 2023, the national average to replace a roof is $11,500. However, the price can vary depending on the materials used, the size of the roof, and the design. The standard roof is between 1,000 and 3,000 square feet. Each square foot could cost you anywhere from $4 to $40. However, the average is $7. This equals $400 to $4,000 per roofing square and $700 for widespread materials. 

Residential Roof Replacement with ladder and materials

When estimating the cost of replacing your roof, you also need to factor in the cost of labor. It is said that up to 60% of your total price will account for labor. The labor cost includes removing and disposing of the old roof and materials, installing the new roof, and cleaning up.

The service rendered costs between $2 and $7 per square foot, and your contractor may charge between $40 and $60 per house for the work. Removal typically costs between $1 and $5 per square foot if you use a professional and up to $600 if you do it yourself.

Take a look at the average cost per square foot: 

Roof size in square feet  Average cost 
1,000 $7,000
1,100 $7,700
1,200 $8,400
1,500 $10,500
1,600 $11,200
1,700 $11,900
1,800 $12,600
1,900 $13,300
2,000 $14,000
2,500 $17,500
3,000 $21,000

Materials Used to Replace a Roof 

After factoring in roughly 60% of your costs for labor, the other will go towards materials. Materials can include shingles and shakes, nails, tools, ladders, and any other equipment required in the process. 

Materials can include: 

Underlayment 

Underlayment is the water-resistant or waterproof barrier installed before new shingles are installed. This is necessary within materials and costs because contractors may need to repair any damage underneath the old roof before installing the new one. 

Shingles

There are many shingles, but the most common are Asphalt or composite shingles. They are the most inexpensive, lightweight, and easy to install. Asphalt shingles typically cost $4.25 per square foot, and premium shingles can cost up to $8.25. 

Roof Repair on beautiful home

Soffits 

A soffit is the underside of an architectural structure such as an arch, a balcony, or overhanging eaves. It's essential to get a soffit repaired or replaced to prevent moisture and issues with ventilation. Replacing a soffit can cost anywhere from $6 to $30 per linear foot, but the average is $17. 

Drip edge 

Drip edges are metal sheets, usually shaped like an "L," installed at the roof's edge. They are responsible for directing water off the top and into the gutters. Drip edge installation costs approximately $1 to $3 per linear foot. 

Flashing

Roof flashing is a thin material, usually galvanized steel, that professional roofers use to direct water away from critical areas of the roof, wherever the roof plane meets a vertical surface like a wall or a dormer. When it comes to replacing a roof, flashing costs $400 to $1,000, which includes resealing and replacing the surrounding shingles. 

Many other materials are used or can be used o replace a roof, but these are the most common elements. Here are a few aspects that may need to be repaired and their cost. 

  • Underlayment replacement: $2 to $3 per square foot 
  • Roof water damage restoration: $400 to $1,700
  • Repair or replace roof trusses: $500 to $5,000
  • Roof insulation replacement: $1,000 to $2,500
  • Vent repair: $75 to $250
  • Repair or replace fascia: $450 to $4,000
  • Ridge cap repair or replacement: $200 to $750

When Should You Get Your Roof Replaced? 

Roof Shingle Replacement with nail gun and hammer

Staying up-to-date on your roof repairs is essential to avoid any future damage. One of the most common things home buyers look at is the roof's age, not only because it's expensive to replace but because they want to make sure they are not purchasing a home with structural issues. The roof's age is particularly important if you are buying an old house

If you ever suspect a problem with your roof, a professional roof inspection's always a good idea. The cost of $125 to $325 to hire an inspector is much less than paying for a complete replacement if you avoid the problem for too long. 

There are various reasons to indicate when you should get your roof replaced 

  • The roof has reached its "age." 
  • Loss of shingles 
  • Cracked shingles 
  • Curling of shingle edges 
  • Water leaks 
  • Pooling water on the roof 
  • Damage to the roof deck
  • Structural damage 
  • Improve your home's energy efficiency 
  • You want to add value to your home before selling

If you notice that the edges of the shingles are curling, it may be a sign of a more significant issue, like leaking. Shingles can curl if they are not lined up properly, they're old, they need to be installed correctly, there is poor ventilation in the attic, or if you have a layered roof. Be sure to get your roof inspected as soon as possible if you see curls. 

If you see signs of leakage, your roof must be inspected immediately. A leaking roof could lead to more significant issues, just as structural damage. 

Essentially, anything that looks suspicious or broken on your roof calls for a consult. You'll save yourself money in the long run if you get it inspected rather than waiting and leading to structural or water damage. 

How often should you replace a roof? 

Even if you haven't noticed any signs of damage or structural issues, replacing your roof on time is essential. When or if you need to replace your roof widely depends on the materials used. Look at this chart to see when you should have your roof replaced. 

Roof Material Years
Composition shingles  12-20 years
Asphalt shingles 15-30 years 
Wood shingles 20-25 years
Rubber roofs 30-50 years
Metal roofs 50-75 years

Roof Replacement vs Repair

In some circumstances, you will not need a total roof replacement, so how much does it cost for a quick repair? It is said that if less than 100 square feet of your roof requires minor repairs, that is more than likely that you can avoid a total replacement. 

On average, a roof repair costs anywhere from $150  to $7,000, but the current national average is $950. You may be able to get away with a repair if: 

  • Your asphalt shingle roof is fewer than ten years old 
  • Your roof is made of highly durable materials, such as metal, slate, or tile 
  • There is minimal damage 
  • If you plan to live in your current home for a while and don't need to upgrade your roof

Common roof repairs include gutter cleaning, patching small leaks, replacing cracked or missing shingles, fixing a puncture, getting rid of pooled water, or flashing. 

Major repairs include electrical wiring issues, extensive water damage, mold treatment, gas, roof shrinkage or sagging, chimney repair, and total flashing replacement.

Working on a new roof replacement on a residential home

How to Lower the Cost of Your Roof Replacement 

As said beforehand, the cost of your replacement widely relies on the materials used, specifically shingles. The price of shingles is quoted on a per-square-foot basis or a roofing square foot (100 square feet) 

Insurance 

Before committing to the roof replacement cost, consider contacting your homeowner's insurance provider to determine if your sub is covered by insurance. Before you reach out to your provider, please know the extent of the damage and cause. If an insurance claim is possible, it will significantly decrease the replacement cost. 

Multiple Quotes 

Going with the first contractor you speak to is sometimes the best decision. It is highly recommended that you speak with at least three reputable roofers before committing to one. When speaking with the roofers, look for red flags. One highly different than the others may be a cause for concern, especially regarding price. 

Do your research 

Word of mouth may be your best friend. It's likely that a friend, neighbor, or family member has had their roof replaced in the past and may either have an excellent recommendation or someone to avoid using. When researching roofers, you should always ask for bonding, licensing, and insurance proof. 

Discount 

A discounted price doesn't always mean sub-par work. Waiting for roofers during the slower season (if possible) may be able to get you a lower price. It is said that the busiest season for roofers is summer and fall, so if you can wait, try to schedule your replacement or repair for the early/late winter or spring. 

FAQs

How long does a roof last in North Carolina? 

Depending on the materials used, for example, if you have a high-quality metal roof, the lifespan of your roof can reach up to 100 years. If other less durable materials are used, you may need to replace them within 12 years. 

How much does a metal roof cost in North Carolina? 

On average, a multi-rib metal roof will cost you $27,000, and a standing seam metal roof is roughly $84,000. While metal roofs are more expensive, they will save you money in the long run by avoiding replacement costs.

What is the cheapest roofing material? 

The cheapest material to use on your roof is Asphalt shingles. These will last you between 15 to 30 years and is an excellent option for those facing budget concerns. 

What materials are used to replace your roof?

According to Bill Ragen Roofing Company, the nine materials included with your roof replacement are:

  • Roof decking 
  • Roof flashing 
  • Underlayment 
  • Drip edge
  • Ice and water shield 
  • Asphalt shingles 
  • Ridge capping
  • Roof vents 
  • Pipe boots 

New Roof Replacement on a sunny day

How Much Does it Cost to Replace a Roof - Final Thoughts 

A roofing problem does not fix itself. That said, it is essential for you to stay up to date on how old your roof is, continuously check for any damages, and have it inspected if you see any causes for concerns.

Roof replacements can be extremely costly. It's one of the most tedious and daunting tasks for a homeowner. Staying vigilant and ensuring your roof is always in good condition can save you money and make it to where it will only need to be replaced every 20 years on average. 

If you have any other questions or are interested in real estate in the area, contact the experts at Raleigh Realty Homes

WRITTEN BY
Ryan Fitzgerald
Ryan Fitzgerald
Realtor

Ryan Fitzgerald is a top Realtor®, founder and owner of Raleigh Realty, one of the Triangle’s fastest-growing and most innovative real estate brokerages. Driven by a mission to be the best—not the biggest—brokerage in Raleigh, Ryan has built Raleigh Realty into a firm known for its cutting-edge marketing, high-performing agents, and culture rooted in collaboration, growth, and excellence.

Raleigh Realty

Under Ryan’s leadership, Raleigh Realty has become a top boutique brokerage in Raleigh-Durham, serving clients across Wake County and the surrounding areas. Raleigh Realty stands apart for its:

  • Top-Tier Agents – Every Realtor on the team is hand-selected for their skill, professionalism, and client-first approach. Raleigh Realty isn’t about quantity—it’s about quality.

  • Award-Winning Website – RaleighRealty.com is consistently ranked among the best real estate websites with incredible user experience, cutting-edge IDX technology, and hyper-local guides that help buyers and sellers navigate the market.

  • Inbound Lead Generation – With a strong focus on SEO and digital marketing, the brokerage generates a steady flow of organic leads, giving agents the opportunity to grow thriving businesses.

  • Supportive Culture – Ryan emphasizes mentorship, accountability, and autonomy—no micromanaging, just the right systems and tools for agents to succeed.

  • Community Focus – From neighborhood spotlights to relocation guides, Raleigh Realty is committed to being a resource for both buyers and sellers as they make one of life’s biggest decisions.

The firm continues to expand its reach, with the goal of 100 agents and $1 billion in annual sales volume by 2030—all while staying true to its boutique, client-centered values.

Awards & Recognition

Ryan already has notable public credentials and prestige:

  • He has been featured in outlets such as Forbes, Wall Street Journal, U.S. News, among others (as mentioned on the site).

  • Realtor Magazine named him a “Top 30 Under 30” in the country (as noted on his Raleigh Realty page).

  • Raleigh Realty is widely acknowledged in the local real estate community for its digital prowess and thought leadership.

  • The company is consistently ranked among the top real estate firms in Raleigh and is known for having one of the highest-traffic real estate websites in the region.

Community Involvement & Giving Back

Ryan’s leadership extends far beyond the closing table. He has built Raleigh Realty to be a company that actively gives back to the community and invests in making Raleigh a better place to live.

  • The Green Chair Project – Ryan and Raleigh Realty proudly support The Green Chair Project, a local nonprofit that provides essential furnishings and household items to families transitioning out of homelessness, crisis, or disaster. By partnering with this organization, Ryan helps ensure families have the comfort and dignity of a furnished home.

  • Food Donations & Drives – Raleigh Realty regularly organizes and contributes to food donation efforts, partnering with local pantries and organizations to help fight food insecurity across Wake County. These efforts bring agents, clients, and neighbors together to support those in need.

  • Local Events & Client Appreciation – Raleigh Realty hosts family-friendly gatherings such as pumpkin patch outings, coffee + donut socials, and seasonal celebrations designed to strengthen neighborhood bonds.

  • Supporting Schools & Youth Programs – Ryan partners with local schools and youth organizations to provide resources, sponsorships, and mentorship opportunities, ensuring that the next generation has access to growth and guidance.

  • Small Business Advocacy – Raleigh Realty proudly highlights and partners with local small businesses, amplifying their visibility and reinforcing Raleigh’s reputation as a vibrant place to live and work.

For Ryan, success is measured not just in sales, but in the lasting relationships and community impact Raleigh Realty leaves behind.

AgentLoft – Powering the Next Generation of Realtors

Ryan is also the visionary behind AgentLoft, a SaaS platform designed to help Realtors nationwide build their brand and generate leads. AgentLoft websites combine IDX technology, SEO expertise, and AI integration to give agents the competitive edge they need.

Personal Mission

As a proud father to his daughter Emma, Ryan’s mission is bigger than business. He’s dedicated to building a brokerage and a platform that create opportunity and stability for families, clients, and agents alike. His approach blends entrepreneurship with empathy—ensuring that Raleigh Realty continues to grow not just in sales volume, but in reputation, trust, and impact.


👉 Whether you’re buying or selling a home, or you’re a Realtor looking for the right brokerage to grow your business, Raleigh Realty—under Ryan Fitzgerald’s leadership—offers the expertise, technology, and community-minded culture to help you succeed.

Chapters
01
The Overall Cost to Replace a Roof 
02
Materials Used to Replace a Roof 
03
When Should You Get Your Roof Replaced? 
04
Roof Replacement vs Repair
05
How to Lower the Cost of Your Roof Replacement 
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