Roof Replacement Cost

What Will it Cost to Replace the Roofing Shingles on my Home?

Texas Home Exteriors Roofing Crew

Texas Home Exteriors Roofing Crew

Here is the short version to that question; between $195 – $395 per sq per 100 square foot area, now we’ll go into more information on this is determined. Homeowners across the country often ask, “what is the cost range to replace my roof?” This is a great question as there are a variety of factors that need to be considered when determining the cost of a roof replacement.

In this post, I will do my best to provide answers to help you understand how determine approximately how much your roof replacement will or should cost Keep in mind that the answers and information provided reflect my direct and personal experiences as well as considerations for location of this experience as my company Texas Home Exteriors services the Southeast Texas, Houston Texas and East Texas metro areas.

During my time serving the greater Houston, southeast Texas metro areas, my company has observed an average roofing replacement cost at around $7,500 and ranging from around a low ball bid (estimate) $6,500 for a composition (asphalt) shingles on upward to over $30,000+ for high-end slate or metal roofing shingles.

Four Factors Included in Roof Replacement Cost:

1 – Size of Roofing Area

Roofing Companies and Contractors determine pricing cost for roofing on a per square measurement basis. A square is 100 square feet, which is referred to “1 square” in roofing terminology (or lingo), of roof surface area. For example, a 10′ x 10′ roof surface area equals a 100 sq. ft. thus the size would be one square (abbreviated as 1 sq.). This 100 square feet (sq. ft.) section of roof, in roofing terms, is equal to one roofing square (or 1 sq.). The measurement of your total roof surface area determines how many squares of roofing shingle area for the roof as well as the amount of roofing materials that will be needed to complete the job. It is important that each and every roofing slope of the roofing area be measured and calculated individually and added to your over total squares for a more accurate cost.

One Story Gable Roof

One Story Two Slope Gable Roof 6/12 pitch

For instance, let’s say we are calculating a simple two slope gable roof. The front slope is measured at 25′ x 50′, by multiplying these two numbers we get the square footage of that section equaling 1,250 sq. ft.

Now let’s say the back slope is the same 25′ x 50′ section for another 1,250 sq. ft. We would then add these two numbers together, the front slope of the roof is 1,250 sq. ft. plus the back slope of the roof is 1,250 sq. ft. for a total of 2,500 sq. feet of roofing area for this particular roof example.

It is necessary then to add 15%-20% (depending on how simple or cut-up the roof is) to the 2,500 sq. ft. total for waste, starter and ridge (2,500 x 15% = 375). Now add those two numbers together, 375 sq. ft. + 2,500 = 2,875 sq. ft. for the grand total square footage of roofing area for this roof.  I recommend rounding this number up to 2,900 sq. ft. then multiplying it by 100 to convert to a square for a total of 29 squares.

In the Houston Texas metro area, roofing companies and contractors will charge anywhere from $195 – $395 per square to replace most roofs (this is for a standard 1-2 story with a roof pitch of 5/12 or less). So, let’s say, with this 29 sq. roof, a contractor provides you with a bid of $275 per sq. ($275 X 29 = 7,975), the total roof replacement cost would be $7,975. Note that this price should include all that  has been outlined in our Best Roofing Shingle Practices.

2 – How Many Layers of Roofing Shingles will Need to be Removed?

Understand that if your roof has only one layer of roofing on it, then the replacement cost will be lower per square than one with two or several layers of roofing. Typically for each additional layer, you can expect to pay an additional $25 per square for removal. So with one additional layer on your 29 square roof, expect to pay an extra $725 ($25 X 29 = $725) to remove one layer, note that this price includes haul off of the shingles to the landfill or recycling center (for two layers of roofing, you would multiply the $725 x 2 paying the $725 twice for an extra $1,450 on this 29 sq. ft. roof and so on with each layer).

GAF Timberline Roofing Shingles Houston TX

One and Two Story Home 8/12 – 12/12 Pitch Cut-Up Complex Roof. GAF Timberline Roofing Shingles – Weatherwood Color

3 – Pitch / Difficulty of the Roof

The pitch of any roof will determine the labor cost due to the difficulty, the steeper the roof, the more difficult thus more costly the replacement will be. Keep in mind , if the roof pitch is greater than 5/12, you can expect to pay an up-charge based on the steepness and difficulty of the specific roof. Why is this necessary might one ask?

You can expect to pay roofing contractors an up-charge on a roof with a greater pitch because the pitch of the roof is steeper. This makes the roof installation more difficult to work as it makes it more difficult to walk on thus a more dangerous job for the roofing crew as well as more difficult to control the materials from sliding off the roof during installation so more safety issues come into play for the workers as well as liability, these roofs require more skill as well as greater attention to detail.

With a higher pitched roof, the entire roofing process will take longer overall so expect an installation on a steeper roof to take a longer time to be completed. This is what you will find roofing contractors calling a labor difficulty up-charge. These types of roofs are also cut-up roofs that have more waste in materials and will increase the overall cost as well.

Notice the roof on the home in the image to the right, this roof displays GAF Timberline roofing shingles on what is referred to as a “cut-up and steep roof” in the roofing industry. On the other end of the spectrum is the small gable roof photo above, it has simple non-steep roof that is easy to walk on and is non cut-up. The cost on this simple roof would cost less to replace than the more difficult steep and cut-up roof.

4 – Shingle Material Choice Affects Roof Replacement Cost

The most common roofing material used in the United States is a shingle that is laminated composition (or asphalt shingles). These type of shingles are used on about 80% of homes across the country. The use of composition shingles is primarily due to the affordability and replacement cost of this type of roofing shingle. Composition asphalt roofing shingles are made from a fiberglass mat which is then coated with asphalt (tar) and colored mineral granules making the shingles waterproof. These shingles typically come with a 30-year warranty. And now shingles like GAF Timberline Lifetime Roofing Shingles provide a lifetime transferable warranty from the manufacturer.

Composition Laminate Roofing Shingle

Composition Laminate Roofing Shingle

There are a variety of other roofing materials to choose from like wood, metal, tile, composite and slate. When considering these types of roofing material, keep in mind they are much more costly options so the cost of your roof replacement can increase very quickly from double to even three times or more.

These types of roofing materials cost much more, so naturally the total price of the roofing project increases. Also, keep in mind that the installation of wood, metal, tile, composite and slate roofing material is more expensive and often require special tools and skill for installation. For even more information, you can read Bob Villa’s article on How To choose a Roof for Your Home.

Some of  the more expensive roofs like metal come with a 50 year warranty which is often transferable to the next homeowner. Asphalt composition shingles like GAF come with a lifetime warranty option. There are many roofing shingle choices to choose from and to consider when requesting roofing estimates. Keep in mind that if you have HOA or POA (Homeowners Association HOA or Property Property Owners Association), who may require you get approval before installation of your new selection of roofing shingles and/or color, so be sure keep this in mind and check with them before proceeding with your roof installation.

Quick Review and Conclusion

In the greater Houston Texas metro area, the cost for a typical roof replacement can range anywhere from $195 – $395 per square for removal of one layer of shingles, replacement of rotted wood found under the shingles, installation of the tar paper, installation of new GAF laminate composition roofing shingles, flashings and a ridge vent. This is for a standard a 1-2 story home without a steep pitch (5/12 or less pitch). This is the guideline we use here at Texas Home Exteriors Inc.

Roofing Company

Roofing Storm Chasers Scams

Roofing Advice Downpayment and Storm Chasers

Over the years, I have heard numerous horror stories of homeowners giving a roofing contractor a down-payment only to never hear from them again. Please, do yourself a favor and do not give a deposit or any money up front to an individual or roofing company saying they will replace your roof and are needing money up front to buy roofing materials. Any good, reputable, local, established roofing company or contractor should not need any money upfront to purchase materials for your installation as they should have open lines of credit established at their local roofing supply yards, like ABC Supply.

One other thing you should be aware of and concerned about is hail-damage storm chasers scams,  the BBB warns about the numerous amounts of complaints they receive every time a hail storm comes into town from roofing contractors. If you think that your roof has any kind of damage from hail or wind storms and you are wanting your homeowners insurance to inspect it and pay for the damages, we recommend using a local roofing contractor who can provide references. Be wary of door knocking storm chasers and any roofing companies from out of town. These guys may be willing to work with your insurance company to get them to pay for your new roofing replacement cost but you will be glad that you selected a local roofing contractor if there are any issues with your roof and you should need to call them to honor your warranty in the instance such as experiencing a leak sometime after the roof is installed and the crews are long gone.

Roof Replacement Cost Web Links

Roof Calc – Roofing Calculator

Homewyse – Cost to Install Shingle Roof

Fixr – Costs Roof Replacement

Improvenet – How Much Cost Replace Roof

Home Cost Helper – Cost New Roof

Zillow – Cost Replace New Roof Shingles

Roof Repair Cost

Greg Kapitan

Greg Kapitan of Texas Home Exteriors

See the Angie’s List’s roof replacement cost article for more information as well. You will find the prices and opinions in their article similar and supportive although I have included additional information, recommendations and references not provided in their website article.

I hope that you have enjoyed and found this post informative in helping you to make an educated decision on your roof replacement for your Houston Texas metro area home.

If you are looking for estimates for replacement of a roof, please be sure to get a few estimates from at least three different roofing contractors to compare what they are offering as well as service and cost comparison which will help you evaluate which contractor will give you the best roofing installation for your money.

Keep in mind that a low bid (estimate) is often missing items that will affect your roof replacement cost and the overall quality of the roof. Please, stay away from the low bidder as this roofing contractor will cost you more money in the long run.

 

Greg Kapitan, “Kapitan The Siding Man”

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54 Responses to Roof Replacement Cost

  1. tree trimming alpharetta says:

    It’s amazing in favor of me to have this website, which is good for my knowledge.
    thanks admin!

    • Greg Kapitan says:

      Well thank you for your kind words.

    • Greg Kapitan says:

      Jan, thank you for your comments on roofing shingle replacement cost article that we have written. As you have seen, the cost can vary depending on the size, pitch, height, how many layers to be removed and roofing shingle that was selected for your home.

  2. Janette says:

    Hi my name is Janette and I just wanted to drop you a quick note here instead of calling you. I discovered your Roof Replacement Cost Houston Texas Home Exteriors page.

  3. Jyoti says:

    If you are thinking to go with the best residential roofing contractors in Plano, then you can expect the best quality and Swan Roofing is one of them.

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    • Greg Kapitan says:

      Thank you for your comment, we are grateful that you as well as others have found this article helpful on Roofing Shingle Replacement Cost.

  6. Douglas Brown says:

    As my wife and I have discussed roofing options, a lot of the ones listed have come up, like slate. We did not realize though, that repairs or maintenance might cost double or three times as much! That is an important part of choosing, and a very good fact to know. Thanks for the information, we will be using this in the very near future.

    • Greg Kapitan says:

      Duggie, thank you for your comments about roofing options and roof replacement cost. Most certainly some facts to consider when re-roofing your home.

  7. Liza Jones says:

    Hello, I do have a question about roof replacement. Is it a higher cost to replace my asphalt shingle roof with a stain guard streak resistance roof? I am considering going this route and would like to take a look at this option for my home and would like your opinion? Thanks..

    • Greg Kapitan says:

      Liza, the cost to upgrade to a stain-guard roof is in the range of $5.00 to $10.00 per square. So having said that, let’s say your roof is a 30 square roof, 30 X $10.00 = a $300 up charge to not have your roofing shingles show up with those dark and unwanted streaks after a few years. Most homeowners will most certainly agree that this is well worth the cost. I hope this helps answer your roofing question Liza?

  8. Mike mcmanus says:

    I just got a bid of 10,400 on a 2000 sq. 1 story 5/12 pitch is this normal?

    • Greg Kapitan says:

      Mike,

      That might on might not be correct considering your roofing surface area however I do have some questions. Is your roof a hip coming down on all four sides or a gable? Another question that can affect your replacement cost is how many valleys dose your roof have? Knowing this information will help me better answer your question. Greg.

  9. Frank Mehedit says:

    I have always wondered how a roofing company would come up with a cost for replacing a roof? This post that you did here helps me to understand how the factors are calculated and added all together and come up with a final roofing cost for any project. I like the way you have outlined everything here step by step so people will have a clear understanding on how roofing works. Thank you all, Frankie.

    • Greg Kapitan says:

      Frank, thank you for your email about how a roofing company can come up with roof replacement cost. As you know, there are many variables in replacing any roof such as the pitch, story’s, layers, roof size and shingle choices. These all will affect the over all roof replacement total cost. Thank you Frank!

  10. Richard R Roofing says:

    Thank you for this roofing cost post! You have a lot of details here that I have not considered. Much insight has been gained.

    • Greg Kapitan says:

      You are welcome! Most folks want to know how much their roof replacement is going to cost so that is why we put together this post.

  11. Seth B says:

    This website is really a walk-through for all of the info you wanted about a new roof cost and didn’t know who to ask. Thank you for posting this helpful and most informative article. SB

  12. Ernie Tuthill says:

    I stumbled upon this and I’ll be bookmarking it and checking back regularly! Thanks for such an insightful roofing cost guide!

  13. Shell M says:

    Hey, this is a good article for roofing replacement cost. After reading this I now have some idea on what we will expect to pay when it comes time for a new roof. Shell.

    • Greg Kapitan says:

      Shell,

      Hey thank you so much for your compliment about our roofing cost post. We put a lot into that post and hop that you find it most helpful! Greg Kapitan

  14. Rick Lines says:

    “3 – Pitch / Difficulty of the Roof
    The pitch of any roof will determine the labor cost due to the difficulty, the steeper the roof, the more difficult thus more costly the replacement will be. Keep in mind , if the roof pitch is greater than 5/12, you can expect to pay an up-charge based on the steepness and difficulty of the specific roof. Why is this necessary might one ask?

    You can expect to pay roofing contractors an up-charge on a roof with a greater pitch because the pitch of the roof is steeper. This makes the roof installation more difficult to work as it makes it more difficult to walk on thus a more dangerous job for the roofing crew as well as more difficult to control the materials from sliding off the roof during installation so more safety issues come into play for the workers as well as liability, these roofs require more skill as well as greater attention to detail.

    With a higher pitched roof, the entire roofing process will take longer overall so expect an installation on a steeper roof to take a longer time to be completed. This is what you will find roofing contractors calling a labor difficulty up-charge. These types of roofs are also cut-up roofs that have more waste in materials and will increase the over all cost as well.

    Notice the roof on the home in the image to the right, this roof displays GAF Timberline roofing shingles on what is referred to as a “cut-up and steep roof” in the roofing industry. On the other end of the spectrum is the small gable roof photo above, it has simple non-steep roof that is easy to walk on and is non cut-up. The cost on this simple roof would cost less to replace than the more difficult steep and cut-up roof.”

    My house resembles the pitch difficulty in that picture on the right. What would you say that picture costs to replace? Looking for a ballpark. I need to get an estimate. Can you come out?

    • Greg Kapitan says:

      Rick,

      Thank you for your very detailed response and request of a roofing estimate. We will be more than happy to come out and answer all of your questions that you have posted. Please email us your address or call our office @ two 81-919-6999, and we will have a representative come out and give you a detailed estimate.

  15. Jonathan says:

    This is a good roof replacement cost estimator webpage article. Thank you very much for having this on the web. Jonathan B..

  16. Brian Tinns says:

    Wow, this is a great article on the cost of replacing ones roof. You must know much about roofing and thanks for taking the time to build this nice article Mr. Greg Kapitan!

    • Greg Kapitan says:

      Brian,

      Mr. Brian Tinns. Thank you sir for your kind words about this post. We have put alot of infomation here to be helpful in determining their roof replacement cost in the great state of Texas.

  17. David Youngstown says:

    Greg Kapitan,

    Thank you for the great roofing post!

  18. Robert C says:

    Hello,

    After Googling roof replacement cost I came across your insightful article. I like how you are breaking everything down line by line so folks like myself can see how a roofing company comes to a price conclusion. After getting many re roofing estimates we seen the different prices that were quoted. That made us wonder how they arrived at their cost for a new roof. Your article tells it all. Good job!

    • Greg Kapitan says:

      Robert,

      Wow, thanks for your comments! Yes, we do use a lot of detail in the roof replacement cost article that we posted. Glad that you found it informative and helpful. Please share with your family and friends!

  19. Frank Vista says:

    VERY VERY well written roofing cost web blog mate! I totally agree with you and are liking how you have broken everything out here!

    • Greg Kapitan says:

      Frank,

      Yes we have broken out the many steps of roof replacement cost so homeowners can see how the price is gathered by most roofing companies step by step. We wanted to give a good outline so homeowners just like yourself could iunderstand. This is good information that anybody could use. Thanks again Frank, Greg

  20. Manny Bio says:

    Hey, good web page info you here here. I have a question, what about flat roofs? I have a home that the roof is considered flat as it has the old tar and gravel system on it. I would like to convert it to a pitched roof where the water will not pond but roll off. What is involved with making that happen and what is the cost? Thanks, Manny…

    • Greg Kapitan says:

      Manny,

      Now that is a great question. I totally do not blame you for wanting to remove a flat roof as constant standing and ponding water is a forever issue. What you are going to need to do is install roof rafters with at least a 4 on 12 pitch. Then plywood or OSB sheathing. Next you will need to install some sort of metal or composition roofing shingles. This can be quite the task and the cost question is one that you are better off asking a contractor that specializes in home remodeling from an adding on a building standpoint not just a simple roof replacement. This is beyond the scope of normal re roofing cost practices. Greg

  21. Cazare says:

    I really love your website.. thanks for your roof replacement cost article. Spot on Texas home exteriors!

    • Greg Kapitan says:

      Cazare,

      Hello, thank you for liking our roof replacement cost post for homeowners. We believe that will help others to have some sort of an idea on what they can expect to pay in the greater Texas state.

  22. Leslie Welden says:

    Hey Texas Home exteriors. Thanks for the great roofing cost comparison post keep up the amazing work.

    • Greg Kapitan says:

      Leslie,

      Yes we have put this detailed roof replacement cost post so homeowners and builders alike can home some sort of comparison on pricing. This cost will vary from company to company and state to state as well. Just keep that well in mind. Also if storms come to an area like hail, the cost of roofing tends to go up due to demand.

  23. Inez Matthees says:

    Hey Texas great website and topic on roofing replacement cost. Liking the cool photos that helps one understand much of how a cost is totaled. Good stuff and will pass on this article!!

    Inez

    • Greg Kapitan says:

      Inez,

      Thank you for yoir thoughts on the Roof Replacement Cost post that we created. We did this so homeowners would have some insight on how a total cost for roof replacement is arrived. Greg Kapitan of Texas Home Exteriors

  24. Michelle Langley says:

    Its like you read my mind as we were looking for articles on roof shingle replacement cost! You seem to know a lot about this, like you wrote the book in it or something… 🙂 I think that you should make more homeowners aware of this, as this is great blog. A fantastic read. I’ll definitely be back! ML

    • Greg Kapitan says:

      Michelle,

      Wow! What a nice compliment and yes we have made many homeowners aware! Yes please share this roofing cost post with anyone that you would like. We are glad that you found it most helpful! Have a great day! Greg Kapitan of Texas Home Exteriors

  25. Timothy says:

    Good day Texas Home exteriors! I could have sworn I’ve been to this blog before but after reading through some of the post I realized it’s new to me. Your roofing replacement cost article is outlined nicely. This makes for great understanding as to how contractors render and arrive at a price. Nonetheless, I’m definitely happy I found your site and I’ll be bookmarking and checking back most often!

    Tim

    • Greg Kapitan says:

      Timothy,

      What a nice compliment! Here at our company we do our best to publish information on the web that homeowners can find helpful. We do this so web surfers will have an opportunity to see how a company gathers information to come up with a price for roof replacement. Thanks again for your responce, Greg

  26. Greg Kapitan says:

    Tim,

    Thanks for your kind comments about my roof replacement cost post! Hope you found it most helpful.Greg

  27. Alison H says:

    Hello my name is Alison and I just wanted to drop you a quick note here instead of calling you. I came to your roof replacement cost page here and wanted to thank you for having this information published.

    We recently had some roofing contractor come out and give us an estimate. It was almost triple of the cost of the other companies. I showed him in my iPad your article. Needless to say he had some concerns as this was a company there he just received training and thanked me repeatedly for showing your detailed article. I do believe that he is going to show his boss.

    Thank you for doing so!

    Alison

    • Greg Kapitan says:

      Alison,

      Wow! How cool is that! We will consider your comments about our roof replacement cost a complement. Please keep os posted as we are curious as to that the outcome might be?

  28. Sophia James says:

    You may decrease the cost. It does not mean I am asking you to take any risk about security. Liquid Roof Coatings is a low cost but long-lasting and durable option.

    • Greg Kapitan says:

      Sophia,

      Thank you for your response on the roof replacement cost article that we posted for homeowners. Are the liquid roof coatings available in many colors that you are speaking about? Also, what is the cost of this roofing product and what warranty are they offering to homeowners?

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