Roof replacement is one of the home improvement projects homeowners dread, and for a good reason. Considering the cost of roof replacement, it’s one of the most expensive projects you can undergo. Moreover, this isn’t a discretionary project. It’s a vital one.
Not replacing your roof when you need to can cause damage to your home and lead to it dropping in value by thousands of dollars.
When it comes to home improvements, one of the most common questions is, “How much does it cost to replace a roof?”
We’ll delve into roof replacement costs and the factors influencing how much you can expect to pay.
Signs It’s Time to Replace Your Roof
First, this isn’t a project you should try to manage yourself. Unless you’ve previously had a career as a roofer, this is when you call in a professional team.
Many smaller projects, such as replacing a few tiles, shouldn’t necessitate replacing the whole roof, but some signs indicate it’s time for a completely new roof.
So, what are the signs it’s time to replace your roof?
- Water Damage – Signs of moisture or leakage in the attic or upstairs rooms? That means your roof isn’t doing its job, and it’s time to replace it.
- Lifespan – Every roof has a lifespan. An asphalt roof in Kansas City might last 20 years, whereas a metal roof could last as long as 50. If your roof has exceeded its lifespan, it’s time for a new roof.
- Sagging – When a roof starts to sag, it’s usually because moisture has rotted the boards underneath. Without attention, it could eventually collapse in on itself.
- Curling/Buckling Shingles – Curled or buckled shingles are vulnerable to bad weather. While you can replace individual shingles for a while, consistent curling or buckling indicates a much broader problem.
- Missing Supporting Structures – Fascia, flashing, and gutter guards support your roof. If something is missing or damaged, the whole roof could become compromised.
Some quick fixes can ensure you don’t have to shell out for a new roof. However, most repairs merely postpone the problem. Call a professional to inspect your roof at least once per year. You may even want to opt for twice per year if bad weather is on the way.
Factors Affecting Your Roof Replacement Cost
How much does a new roof cost?
It depends. We know this isn’t the noncommittal answer you wanted, but various factors impact the average cost of a new roof. Here’s what you need to know about the major contributing factors.
If you’re looking for an accurate view of the cost to replace a roof, you’ll need to call Bordner for a full inspection.
Roof Size
It goes without saying that the average cost to tear off and replace roof shingles will always be higher if you’ve got a bigger home.
Smaller roofs on a two-bedroom home can be replaced much faster than the roof of a ten-bedroom mansion. Larger roofs mean more materials, more time, and more labor.
Your team will start by measuring your roof and doing some calculations to come to a ballpark figure on how much it’ll cost to replace your roof.
Shingle Types
The cost of a new roof of 1000 sq ft will also be influenced by your materials. Asphalt shingle is the cheapest option if you’re on a tight budget. On the other hand, asphalt requires more repairs and will usually only last for 20 years.
On the other side of the spectrum, metal roofs can last anywhere from 35 to 50 years. Copper roofs can last up to a century, but you’ll pay a premium.
Premium shingle types also exist, such as cedar shake. Most people opt for premium shingle options for the unique aesthetic they provide.
Call Bordner, and we’ll run through your options and the pros and cons of each.
Location
The location of your roof will determine how accessible it is as a roof site. Roofing contractors need an easy access point to begin tearing off and disposing of those old shingles.
No roof’s totally inaccessible, but if there’s any extra equipment required, or it takes longer to get to the roof, expect to pay more.
The most significant factor that influences accessibility is landscaping. People with well-landscaped yards may need contractors to consider alternative roots to avoid damage. How far the dump truck is from your roof’s primary access point is a heavy influencer on price.
Penetrations
Roof penetrations are anything poking out of your roof. It could be everything from a skylight to a chimney, gas vent, or plumbing vent.
Penetrations require more effort to work around because you must precisely cut shingles to fit around them. One inch out could lead to the whole roof becoming compromised during the first rainstorm.
Simply put, penetrations take longer to flash and work around, which is why they can add so much to your overall new roof cost.
Complexity
Everyone knows that size is a big deal because the roofing labor cost per square foot goes up. However, many people don’t consider another factor: their roof’s complexity.
The easiest type of roof to replace is one that’s not exceptionally high off the ground and is entirely flat. Not everyone lives in a home like this.
Does your roof have hips, valleys, and facets? Then your roof is going to take considerably longer to replace. Roofs with high pitches are also more challenging to replace, so if you’re living in a period home, you’ll always pay more to replace your shingles.
Roof Decking
The decking is what goes underneath the shingles. Decking is essentially no more than wooden boards that frame your roof.
If your decking also needs to be replaced, it will add thousands of dollars to the overall cost. To make things worse, it’s nearly impossible to know the condition of your decking until the old roof has already been removed.
It’s the most common source of unexpected costs. Any reputable roofing contractor will notify you immediately if they suspect something has gone wrong with the decking.
Dump Fees
Many homeowners are shocked by the mess created when tearing off the whole roof. There’s so much debris that needs to be disposed of after the roof comes down.
Typically, your contractor will move the debris from the old roof and load it into a dump truck. Depending on where you live, the drive could be long. Dumpsites charge significant fees for accepting waste from contractors, which will be passed on to you.
The cost of labor and dump fees will be added to your final invoice, but your contractor should have a pretty good idea of the cost before starting work.
How Much Does it Cost to Replace a Roof?
You’ll need to get in touch with a contractor for an accurate estimate following an inspection. Today, the average roof replacement cost is $8,600, with most people in Kansas City spending between $5,000 to $11,000.
While your roof replacement estimate could be as low as $5,000, it could also be as high as $45,000. It all depends on the factors listed above.
If you bought your Kansas City home as an existing build and aren’t sure how old the roof is, you can schedule a roof inspection with Bordner to determine its age and condition.
The reality is roof replacement is a top priority to protect your home. The longer you put off the job, the more expensive it will get.
Let’s run through what goes into the cost of your roof with some current estimates so you can brace yourself for when your contractor gives you his final estimate. We’ll split the costs into materials and labor.
Materials
The materials you choose when replacing your roof will have the most significant influence on cost. However, some materials are non-negotiable. Depending on the condition of your roof, not everything will need to be replaced.
- Underlayment – The underlay is installed over your roof’s decking before nailing down the shingles over the top. It’s the waterproof barrier that stops moisture and water from getting inside.
- Soffits – Internal barrier that goes over the building eaves. Damaged soffits can lead to moisture getting into the rafters.
- Drip Edge – Material on the edge of the roof to direct water into the gutters. Nearly all homes will have an aluminum drip edge.
- Flashing – Flashing has the same role as the drip edge and is installed in areas where a drip edge isn’t feasible.
- Shingles – Look at any roof; what you can see from the outside is the shingles. Materials range from budget-friendly asphalt to premium copper.
Ask your Kansas City roofing contractor what materials they have available. Since many of the above materials aren’t visible, be prepared for an increase in your bill if your contractor discovers any degradation after pulling the shingles off.
- Removal – The tear-off phase consists of removing the old roof, loading it into the dump truck, and taking it to the nearest dumpsite.
- Installation – Replacing any damaged materials and nailing down the shingles over the top.
- Cleanup – Your contractor will leave your driveway and yard exactly how they found it.
How much labor is involved depends on the factors already listed. The rule of thumb is the longer it takes to replace the roof, the more you can expect to pay. Challenging roofs may even necessitate additional safety equipment that must be included in labor costs.
Typically, labor costs will account for 60% of the cost of installing a new roof. And don’t forget to tip if you think your contractors have done a great job!
How to Reduce a New Roof Cost
It’s not uncommon for homeowners to need to take out a loan to fund the cost of renovations. Intelligent decisions on replacing your roof can save you from paying thousands of dollars more than necessary.
We’re going to run through some ways you can reduce the overall cost of replacing your roof.
Select the Right Roofing Materials
Shingle selection is the most crucial decision in determining how much you can expect to pay for your roof. It’s always the highest material cost, regardless of the type of shingle you select.
Roofing companies in the U.S. quote shingle cost on a per square basis. If your shingles have been quoted per roofing square, what this means is 100 square feet. You can ask your contractor for either of these measurements, and they’ll be happy to convert.
The first step is to consider the pros and cons of each type of roofing material. Contact Bordner, and we’ll be delighted to run through your options.
Asphalt roofing shingles are by far America’s top choice for roofing materials. They offer several benefits, including that for just 17 roofing squares, it’ll average out at $2,500. Seventeen squares can cover a 2,200 square foot home, which is the average size of the American home.
Asphalt will also last for a generation before it needs to be replaced and is the easiest material for installers to put up.
An even more cost-effective option is composition shingles. These shingles are made from cellulose or fiberglass, coated with asphalt, and further topped with mineral granules. Unfortunately, they also wear out as quickly as ten years.
At the other end of the spectrum, you have copper. Copper can easily last for a century, but the average cost of 17 roof squares is $25,000, which is ten times more than the cost of an asphalt roof. Only you can decide what the best combination of durability and savings is.
Don’t be afraid to ask your contractor for some time to decide on the right material for you.
Search for Offseason Discounts
Contrary to what you might think, the roofing business has an off-season. If you’re not in any hurry to replace your roof, wait until the slow season.
The peak season in the roofing business is in the summer and fall. As the old saying goes, the time to fix the roof is when the sun is shining, so if you can wait, avoid this time of year.
Opt for early to late winter or early to late spring. Be aware that it could take longer to finish your roof due to bad weather, so be prepared for delays in exchange for your off-season discount. Safety has to come first for your contractor.
Does Insurance Cover Your Roof?
Depending on the circumstances surrounding your roof replacement project, you may even be able to pay for the cost of your roof through your homeowners’ insurance policy.
Run through your policy carefully and speak to a trustworthy roofer. If you’ve got the budget, commission a roof inspection to determine the cause of the damage. You could have a valid insurance claim on your hands.
In most cases, you’ll be able to claim it on your insurance policy if your roof was damaged through bad weather rather than through age and/or neglect.
Research Your Options
Begin by asking for recommendations from friends, family, and neighbors. Everyone has to go through the process of replacing their roof at some point. This is the place to start. It’s also a smart strategy because many roofing contractors will offer discounts when new customers are sourced through a previous client.
If you don’t have anyone to request a referral from, Google is your friend. Look around for local businesses and check out their reviews. How long have they been in business? Do the reviews look genuine? What do their worst reviews say about them?
Price shouldn’t be the top priority with something as important as your roof. Never go with the cheapest option available. Sub-par work will only lead to you paying more to rectify the damage further down the line.
Always ask for proof of insurance, bonding, and licensing. Requesting evidence of their previous work can give you a good idea of how effective they are at their jobs. Speak to any potential roofer and go with your gut.
Get Multiple Quotes
Don’t go with the first roofer you come across. Talk to several candidates and request quotes from them. Any roofer worth your time will always be willing to provide a free estimate. Ideally, you should obtain quotes from at least three local roofing installers.
Discount any unusually low bids. Replacing a roof is expensive, and the margins aren’t as significant as many think. For example, if two roofers are in the ballpark of $10,000 and the third is offering to complete the job for $4,000, don’t walk away; run.
Likewise, a contractor who asks for payment in advance should be avoided. Contractors complete the work, present a final invoice, and only then do you pay them. You may need to pay a small deposit as standard.
On a side note, some local contractors may even be willing to match a slightly lower bid from a competitor. Don’t be afraid to get two roofers bidding against each other for the job.
Turn to Bordner Home Improvement for Impeccable Roofing Installation
You will need to tackle the mountain of replacing your roof sooner or later. It’s among the most complicated home renovation projects, but sometimes you can’t put it off any longer.
Bordner understands the scale of the task, so we’re here to make the process run as smoothly as possible. We’ll guide you in picking out shingle materials and provide you with accurate estimates of the total roof replacement cost.
You’ve tried the rest, now choose the best. If you are searching for roofing companies in the Kansas City, Missouri, area, contact Bordner Home Improvement by calling us at (816) 358-2102. Request a free consultation now!
