June 2, 2021
Are you wondering, how much does a new roof cost? Replacing your roof may seem like a straightforward process, but countless factors affect the cost.
Are you wondering, how much does a new roof cost? Replacing your roof may seem like a straightforward process, but countless factors affect the cost. Aside from the shingles, additional items like nails, ventilation, flashing, and labor are part of the roof replacement cost. Follow along with us as we break down the average cost to replace a roof and help you understand why. By the end of this article, you’ll know what you need and what you can do to protect your roof, your home, and your family.
The average cost to replace a roof can vary quite a bit. According to HomeAdvisor, the average cost to replace a roof in Michigan is $6,550 – $11,900. However, roof replacement as a whole could cost anywhere from $5,000 to $45,000. The cost of a new roof depends on various factors, including square footage, material, damage to your roof, and more.
If at any point you would like to seek our advice or services, please, call us directly at 248-462-0224.
You’ll be getting a roof with lower quality materials and possibly lower quality work on the lower end of this spectrum. Choosing to move forward with low-quality work may result in needing your roof replaced sooner and could even void your warranty. Be sure to always ask a roofing company about their insurance and liability before hiring them to make sure you are covered in case of an accident, as well. To read more about choosing a quality contractor, please read this article.
Grennan Construction is fully licensed and insured to protect you in the event of an accident. When you call Grennan Construction, we will come out to provide you a free estimate that factors in all requirements, so you know from the very beginning what to expect.
Before we break down the cost of materials, let’s help you understand how roofers measure material. Roofers discuss the cost of material in “squares” – a ten foot by ten foot, or 100 square foot, roofing area. Instead of giving you estimates of the roofing cost in square feet, they will use this square measurement, which they come up with by finding the length by the width of each roof plane and adding those measurements together.
Now that you’ve added up the material costs and other considerations, it’s time to add in labor. Labor usually accounts for 60% of the cost of a new roof. If you are in talks with a roofing company charging very low prices, it is worth investigating. We recommend looking these companies up with the BBB and other review sites to see what others are saying.
On average, across the US, it will cost between $7,000 and $13,200 to replace a 2,000-2,200 sq. ft. roof on a single-family house up to two stories high. The cost to reshingle a roof depends on many things such as roof size, geographic location, shingle material, and other factors. If you’re looking for a minor repair instead of reshingling the entire roof, you could drastically save on your bottom line. Depending on the number of shingles and the materials used, fixing or replacing a few shingles can vary in cost. Home Advisor estimates that the average shingle repair costs around $940.
You can also use this ROOFING CALCULATOR to get a closer estimate on the cost of your roof replacement.
Simple as it might seem, replacing a roof requires a lot of nails. In 2018 alone, the cost of a box of nails increased from $16 to $27, and a typical roof requires two boxes of nails. The cost of these nails will add up and factor into the overall roof replacement cost.
As an extra layer of protection against water damage, we recommend using a durable underlayment on your roof. In case of damage to your shingles, the underlayment will keep your home safe from mold, leaks, and other issues caused by water. Underlayment is a code requirement, so be sure your contractor plans to install it.
Quality ice and water barrier will work with your roof. Certain formulations are designed to be flexible and adhere to your roof. The ice and water barrier provides extra protection outside the shingles to keep water from seeping underneath. Storms, snow, and freeze/thaw cycles are all ways water could creep into your home. We recommend 2 layers of ice & water barrier to keep your roof and home safe. Ice & water barrier is also a code requirement and one of the most abused codes at that. Ask your contractor about their process for applying the barrier to make sure your home will be protected from the elements.
Starter shingles are another piece of the roofing process necessary to keep your roof free from water. They go below the main shingle and protect the seams from water, directing water off the roof instead of letting it sit and enter your home. Starter shingles are required for all manufacturer warranty claims, but they are a common product cut by contractors when saving time and money.
Like all areas of your home, your roof needs ventilation for proper airflow. Without necessary ventilation, hot air has no way to leave your attic, resulting in issues with mold and rotting materials. Ventilation will prolong the life of your roof and help with energy efficiency in your home. Be aware many unscrupulous contractors will not replace these items to lower their estimates.
Roof flashing is a way to seal joints and other vulnerable areas so that water does not become trapped. Flashing is often used around the area where the shingles meet the chimney. Roof flashing is a common item not included in many estimates, as it often requires removing some siding or cutting back current wood or cement board siding. This is a crucial area to be aware of, so find out how your roofing company or contractor plans to handle your roof flashing.
Drip edge is the area of the roof that extends beyond the fascia. Roofing companies often overlook it, but water will not properly flow into the gutters when the drip edge is left off, causing rotting. Not only does it improve the look of your home, but drip edge is important to keep water and insects out of your home as well.
If your roof estimate is higher than expected based on the materials you’ve chosen, it may be due to other damage on your roof. If you experienced a storm that caused roof damage but did not immediately take action, your roof may have plywood damage where you may have lost some shingles.
You might think plywood will not add a huge expense to your roof. Still, hurricanes, the severity of seasonal storms, and simple inflation plus forest fires two to three years ago are impacting the availability of lumber for plywood.
Complex roof designs can complicate and increase the price of a new roof as well. Skylights are difficult to work around, so roofers will charge more to accommodate those types of features.
Other factors that roofing companies consider when estimating the cost of a new roof include the type of roof material you need to be removed, the slope of your roof, and the accessibility to the roof.
BEFORE ROOF REPLACEMENT
AFTER ROOF REPLACEMENT
Although the upfront cost is steep, replacing your roof is a great investment. A new roof will typically last at least 20 years, and a new roof can increase your home’s value by $10,000 – $20,000, depending on many factors. If you’re wondering how to afford a new roof, various options could help ease the financial burden. Homeowner’s insurance may cover the cost of a new roof if they can verify storm damage. When you hire a Superstorm Restoration expert, they look for signs of damage that were most likely caused by a storm to verify if it can be covered or not. If you’re still wondering how to pay for a new roof but don’t have the full payment upfront, you may need to look into getting a loan or setting up a payment plan with the roofing company you choose. At Grennan Construction, we offer financing through Synchrony Bank to those who qualify. Call today if you would like more information.
If you need a new roof, the Oakland County Roofing professionals at Grennan Construction can help. Our estimates are always free, and we offer financing through Synchrony for those who qualify.
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