Roofing labor cost per square new construction

Your roof is more than just the thing over your head; it’s the first line of defense against rigid snow storms and the blistering sun, helps to keep cool or warm air inside, and has a big impact on the value of your home. So, when you need to install a new roof, it’s worth plenty of time and consideration.

The price of a new roof will vary from as little as $5,000 to as high as $45,000, depending on square footage, materials, and what type of home you own.

As with most projects, the more square footage your home has, the more material you need to replace the roof. With roofing, you typically need around 50 to 100 extra square feet since roofs are both on a slope and extend past the home’s walls.

Asphalt shingles are still the most popular roofing material. The following prices are based on an asphalt shingle roof and are measured in square footage:

No two roofs are necessarily the same either. Some have a higher pitch, while others have a larger overhang. The larger the slope or the overhang, the more you’re likely going to pay.

“A more complex roof, such as one with dormers and reverse gables, costs more,” says Bob Tschudi, Angi Expert Review Board member and general contractor in Raleigh, NC. “Each roof intersection involves things like extra and more complicated flashing, additional roofing material, and time.”

Whether you’re taking a break from the sun in Hawaii or you’re looking for somewhere to keep away the snow in Maine, everyone needs a roof over their head. Common prices for a 1,500-square-foot asphalt shingle roof in different states are:

• Oregon: $10,600

• Alaska: $8,100

• Hawaii: $10,200

• Wyoming: $10,200

• Texas: $8,700

• Alabama: $6,800

• Indiana: $7,900

• Maine: $5,500

• Delaware: $7,300

• Missouri: $7,300

What Factors Affect the Cost of a New Roof?

Beyond roof size and where you live, a few other factors affect the price of a new roof. These include the roof’s pitch, existing roof removal, and ease of access.

Pitch or Slope

The deeper the slope, the more complicated the job gets for roofing companies. “Slope is simply vertical distance (rise) to horizontal distance (run),” says Tschudi. “So 12:12 is a roof that’s at a 45-degree angle.”

Anything over a 6:12 pitch, and the roofing company might not even be able to get on the roof without running the risk of falling. Most roofs fall between 2:12 to 4:12.

If your roof does need special equipment, then you’re looking at spending anywhere from $1,000 to $3,000 extra in labor costs. This is one time where having a flat roof comes in handy.

Removing Existing Roof

Chances are high that you already have an existing roof that needs to go. The more layers in the underlayment and the heavier the previous roof material typically means more labor time is required. And more time means more money.

Also, keep in mind how easy it is to get to the existing roof. If you live in a multi-story home on a slope, this makes roof access extra tricky, which means more time as well. Expect to dedicate around $1,250 on average to tear off the existing roof.

Roof Warranty

When you hire a roofing contractor, they’re likely to offer you a warranty to cover labor and their work. You’ll also likely get the option for an extended warranty to cover the cost of materials.

A contractor warranty will range from $500 to $2,000, depending on the scope of the job. As for manufacturer warranties, it comes down to personal preference. Manufacturer warranties often cover materials and sometimes labor, but the labor part has an entirely different process. They may need to contact a list of approved contractors, and it might slow down the time to repair.

The typical roof replacement cost ranges from $4.35 to $11 per square foot. In general, the more square footage your home has, the higher your cost will be, with steeper roof pitches resulting in more square footage on the roof.

Roof Pitch

If your roof is so steep that it needs special equipment to work on safely, you might spend anywhere from $1,000 to $3,000 extra in labor costs. Anything over a 6:12 pitch is typically considered more complicated and hazardous for roofers to work on. Most roof pitches fall between 3:12 and 6:12; a 12:12 pitch is a 45-degree angle.

Materials

The type of roofing material significantly impacts the average cost to replace a roof, as a wide range of options and price points are available. Basic asphalt shingles cost between $2,000 and $4,000 for the material alone, while premium options such as copper can cost more than $40,000.

Labor

Roofing is one of the most skilled and labor-intensive jobs on the market, so you can expect around $2 per square foot of your new roof cost to come from labor. This will rise and fall depending on other factors, such as roof pitch and the removal of existing materials.

On average, labor takes up around 60% of the project total. For example, if your project comes to $10,000, you'll pay $6,000 for labor alone.

As with any home improvement project, local labor rates and fluctuating material prices can impact your roof replacement cost. Expect to pay more in metropolitan areas and places with higher costs of living. Certain climates may also call for more expensive roofing materials that can withstand heat, cold, and heavy storms. On that same note, a roofer will likely charge more if they have to work in extreme conditions, like severe cold or snow. Also, different localities and HOAs may have separate permit requirements and corresponding fees.

Permits

Building permits for a new roof will typically range anywhere from $100 to $1,000, depending on your city. Some HOAs require pre-approval of shingle color or style, so be sure you have the necessary approvals to avoid costly replacements. Permits can sometimes take weeks to approve, so getting them ahead of time can speed up development quite a bit.

Inspections

Certain municipalities require a building inspector to perform additional inspections throughout the process, which may cost extra. This helps ensure that all elements of the new roof stay up to code.

New Roof Cost by Material

The price of roofing materials has a wide range—between $150 and $1,500 per roofing square. So for an average 2,200-square-foot home, roofing materials and any specialized labor required for its installation typically range from $3,300 to $33,000.

So clearly, the roofing material you choose plays a huge role in your final cost. But before you choose your material, you should consider the unique pros, cons, and related cost factors of each type.

Cost of an Asphalt Shingle Roof

Asphalt shingle roofs cost between $5,800 to $12,700. Asphalt shingles are one of the most commonly used roofing materials. They're lightweight, economical, easy to install, and come in a wide variety of colors, thicknesses, and properties. 

DIYing an asphalt shingle roof can cost anywhere between $2,000 to $4,000. In some cases, asphalt shingles can be installed over the old layer, which reduces costs. This technique is called a roof overlay, and isn’t widely used by pros because it can cover up troublesome spots instead of addressing them. Overlays also add weight to a roof.

Cost of a Wood Shake Shingle Roof

A wood shake roof costs between $16,000 to $27,000, on average. It’s a natural material that has great curb appeal, and is fairly easy to work with. However, the cons of wood shake shingles are that they’re high maintenance, deteriorate quickly, and are not fire-resistant.

High-end synthetics wood shake roofs can cost over $30,000, but unlike wood shakes, synthetics are lower maintenance and fire-resistant. 

Keep in mind that some insurance companies won't cover wood shakes and shingles, and some municipalities will not allow them because of the lack of fire resistance. Before selecting this type of roof, run it by your local government and insurance carrier.

Metal roofs come in several types, such as stainless or galvanized steel, tin, aluminum, copper, and zinc. On average, installing a metal roof costs between $5,600 and $16,400, while high-end metal such as copper costs $40,000 or more. Metal roofs are durable, long-lasting, work well in most climates, and have a high ROI. They are also energy efficient because they are reflective. However, some metal materials might require support or reinforcement of the roof before installation.

"The lifespan of metal is greater than shingle or tile, reaping the financial return over time,” says Ryan Westfall, vice president of Westfall Roofing in Tampa, FL. “In addition, savings can occur with metal from their energy efficiency (deflecting heat). Also, a new metal roof will likely yield savings on homeowners insurance." 

There is a catch, though. In order to get the discount, homeowners may have to sign a contract agreeing that any hail damage is cosmetic. This means if a storm damages the roof, insurance may not cover hail damage.

Cost of Tile Roofing

Tile roofing's average cost is between $8,400 and $25,000. But roofing tiles come in different materials like concrete, which costs between $8,000 and $22,000, and clay tile, which costs between $13,000 and $30,000. Tile roofing is durable, easy to repair and replace, and comes in custom shapes and colors. Concrete tile generally holds up better than clay tile, which can become brittle and crack. Pro tip: Manufacturers often discontinue tile styles and colors, so if you get a tile roof, you should stock up on some extras (both field and ridge tiles) and store them in case you need to replace any tiles. 

Cost of High-End Stone or Slate

Natural stone or slate for roofing costs an average of $5,500 to $22,700, though it can reach upwards of $44,000. Stone slate is a natural material and one of the most durable and long-lasting materials for roofing, lasting over 100 years on average. However, the heavyweight nature of slate might require additional roof reinforcement. 

You can also opt for a synthetic budget-friendly slate option, which costs about half as much as the natural ones.

Additional Costs of Roof Replacement

Photo: sharplaninac / Adobe Stock

Consider these additional cost factors when figuring out your budget for new roof costs.

Removing Existing Roof

If you have an existing roof to remove, expect to dedicate around $1,250 on average to tear it down prior to installation. This part of the project typically costs $1 to $5 per square foot or an average of $1,000 to $1,500. Your contractor may bill for it separately, but it’s also common to include removal in the total cost of a roof replacement. 

There are a number of factors that can increase or decrease the cost to remove your existing roof. More layers in the underlayment and heavier materials typically mean higher labor costs. Additionally, there may be costs to cover dumpster rental or haul the old materials away. Asphalt shingles, which some localities deem a hazardous building material, may be more expensive to remove and throw away.

Underlying Structural Repairs

If there are underlying structural issues beneath the old roof, such as rotting wood, leaks, holes, or pest problems, this could add extra costs to your bill. Roof repair costs vary based on the issue, while pest extermination prices usually go for around $200 to $600. 

If you're dealing with more serious structural problems, like damaged rafters or trusses, you may need to hire a local structural engineer to advise on the repair. If the structural integrity of the roof is compromised in any way, and you need to replace any of the roof’s structure, this could add a few hundred or even thousand dollars to your final cost of a roof replacement. Trusses typically cost between $35 and $400 each, but complex roofs may need specialized and costlier trusses.

In general, the older the roof is, the more likely it is to require additional structural repair. This is one area where it pays to act as soon as your roof needs replacement, as water damage, pests, and other symptoms can quickly tack on extra costs.

Chimneys, Skylights, and Other Features

Add-on features such as chimneys and skylights—also known as penetrations—will tack on extra costs to cover the additional labor and materials needed. A fixed skylight costs around $150 per unit and an additional $500 or more for labor. Replacing a chimney costs $5,000 or more, while a partial rebuild typically goes for $1,000 to $3,000

Roof Warranty

A contractor warranty will typically range from $500 to $2,000, depending on the scope of the job. As for manufacturer warranties, these can vary from $500 to upwards of $5,000. You’ll also likely get the option for an extended warranty to cover the materials at an additional cost. Aftermarket warranties on a roof can affect your home’s value, especially if you plan to sell in the near future. If you buy an extended warranty, find out if it is transferable to a new owner and what the timeframe is to make the transfer.

Roofing warranties with the roofing contractor are often worth it because they include annual checkups and any minor repairs, such as missing shingles or flashing. This is something you’ll need to discuss with the individual company you hire.

Whether you opt for a manufacturer warranty comes down to personal preference. These often cover materials and sometimes labor, but the labor part has an entirely different process. They may need to contact a list of approved contractors, and it might slow down the time to repair. However, some manufacturers offer 50 years of warranty for their products, and 25 years for the workmanship. This is a good investment because even if the contractor you hired goes out of business, you still have a warranty on the workmanship.

Clean Up and Disposal Fees

If you’re removing an old roof before having a new one installed, expect additional expenses to cover the cleanup and disposal of the old materials. Your contractor may charge an additional fee to account for the extra labor and the cost of a dumpster rental where necessary. These may show up as individual charges or a general fee for material disposal.   

Roof Insurance

If your homeowner’s insurance pays for roof replacement, this will obviously impact your budget tremendously. If you're replacing your roof due to storm damage, many homeowners insurance will likely cover the cost. But most policies rarely cover regular environmental wear and tear. It’s also not likely for a policy to cover damage from earthquakes, mold and mildew, animals and pests, or improper installation. Either way, be sure to fully review your policy before replacing your roof.

Roof Replacement vs. Repair

Issues such as leaks or damaged flashing don’t always mean you’ll need to cover the entire roof replacement cost. If the roof is otherwise in good condition, you may be able to opt for repairs instead. Here are the average price ranges for these common roof repairs:

• Leak repair: $360–$1,550

• Repairing flashing: $200–$500

• Repairing a sagging roof: $1,500–$7,000

A local roof repair professional can evaluate your roof’s condition and determine whether it makes sense to repair it rather than springing for a full-on replacement. 

Full vs. Partial Roof Replacement

If only a portion of your roof needs replacement, you can do a partial roof replacement. Needless to say, you'll pay less to replace a section of your roof than you would if you replaced the entire thing. However, you'll still have to pay for permits and removal of the old roofing material. And you'll likely pay more per square foot for materials, but in the end, the total cost will be less than springing for a totally new roof. 

How Much Does It Cost to Replace a Roof Yourself?

Hands-on homeowners often turn to DIYs to save major cash, but roofing is one area where it’s usually best to hand it to the pros. Building a DIY roof requires a specific skill set to ensure you’re properly insulating the roof, setting up the gutters and flashing, plus dealing with any unexpected problems along the way. All of this pairs with the hefty financial risk you’re taking, as mistakes can be extremely costly. 

DIY roofing projects also carry significant safety risks, such as losing your balance or encountering unstable surfaces. Steeper pitches and older roofs with questionable structural integrity are especially dangerous for untrained DIY-ers to maneuver. Considering the stakes, it’s almost always the better investment to go with a pro. 

Cost to Replace a Roof Yourself vs. Hiring a Pro

It costs about half as much to replace a roof yourself as it costs to hire a professional roofer. So while new roof costs vary based on the factors mentioned above, you can expect to pay roughly 50% of $8,994 —the national average cost to replace a roof—if you DIY.

However, the potential for hidden (and potentially disastrous) expenses is extremely high for this project. For example, unless you’re a licensed roof contractor, your insurance company won’t likely reimburse you for the roof repairs or replacement. Hiring a contractor also usually comes with a warranty, whereas when you do the work yourself, the pressure is on you to do it right the first time. For all these reasons and more, we’d strongly recommend hiring a local roofing contractor for your roof replacement, so you can guarantee the job is done safely and accurately. 

8 Ways to Save on Roof Replacement Costs

A roof replacement is a pricey project, but there are a few savvy ways to lower your total spend:

• Vet your roofing contractors before you hire—blindly going with the lowest bidder might lead to shoddy work and greater expenses down the line.

• Get multiple quotes from vetted and highly-rated professionals to find the best deal. 

• Double-check to see if your homeowner’s insurance will cover all (or part) of your roof replacement cost.

• Schedule your appointment during the off-season. Summer and fall are the busiest months for roofers, so you may get a better rate if you schedule from late winter through spring.

• Ask your contractor if it’s possible to salvage and reuse materials from the existing roof.

• Provided it’s safe and legal to do so, you may also be able to save by removing the old roofing materials yourself. However, be sure you’re outfitted with the proper safety gear and prepared for a messy, labor-intensive job. If you do decide to go this route, always communicate with your contractor beforehand to ensure they’re on board with your plans.

• Consider applying for a personal loan or ask your bank about a home equity line of credit. If your budget is tight, this could help extend the time you need to pay for a new roof.

• Apply for local and federal home improvement grants to help cover your roofing costs. The U.S. Department of Agriculture (USDA) and the U.S. Department of Housing and Urban Development (HUD) help qualified homeowners take advantage of such savings.

Signs You Need a New Roof

A roof that’s damaged, worn, or not structurally sound can give way to more problems, such as moisture damage, pest invasions, and higher energy costs. With that in mind, you won’t want to put off replacing it when the time comes. Here are the main signs that you need a new roof.

The Roof Is Old

Your roof’s life expectancy depends on the material it’s made from, and you’ll want to start budgeting to cover the cost of a roof replacement once yours is past its prime. Asphalt and wood shingles generally last 20 to 30 years, though high-quality asphalt shingles may last up to 50 years. Metal roofs last longer than shingles, holding up for between 40 to 80 years. 

There’s Widespread Damage

A few cracked, peeling, or damaged shingles (or shingles that are gone altogether) don’t always mean it’s time to invest in a new roof. If the roof is otherwise in good shape, then it could just be a matter of replacing the shingles in question; however, if you’re noticing wear and tear throughout, it’s likely time to start planning for a replacement. Saggy and droopy spots are a particularly concerning sign—these indicate that your roof’s supportive decking is compromised, meaning you’ll need to replace the roof ASAP.

Light Shines Through the Attic Space

If you’re not sure whether you need to replace your roof, check out your attic space. Is there sunlight showing through the roof boards? If so, your roof is likely reaching the end of its lifespan.

Your Energy Bill Is Going Up

If you've noticed that your home's energy bills are getting higher, you may need to examine your roof. Poor insulation is a sign of a failing roof, which could lead to the loss of valuable air conditioning or heat. If there are no other obvious reasons for your utility bill to be creeping up, you may need to replace some or all of your roof. 

You’re Spotting Moisture Issues  

Moisture damage is a key symptom of a compromised roofing structure, but not all water damage points to a leaky roof. You may need to do some investigating to determine whether it’s a roof or window leak, or even due to a damaged chimney or siding problem. The most common roof-specific moisture signs to look for are:

How much do most roofers charge per square?

How much is a new 2022 roof?

How much does it cost to replace a roof on a 2200 square foot house in NJ?

How much does it cost to replace a roof on a 2200 square foot house in Ohio?