New Roof Cost 2018 – How Much Does a New Roof Cost?

Most homeowners looking to install a new roof typically consider asphalt shingles as the primary roof replacement option and the cost to install it plays an important role.

GAF Sequoia Slate Blend TimberTexRidge

via CraddockRoofing.com

In this guide we focus on the cost to install three different types of asphalt shingles on a per sq. ft. basis. We also provide examples of the total project costs to expect.

Lastly, we cover top brands of asphalt shingles, their pros and cons, warranty details, and alternative roofing options such as metal, cedar, slate, and tiles.

How Much Does a New Asphalt Shingle Roof Cost?

Asphalt shingles are made in 3 grades:

  • Basic (three-tab shingles): $1.90-$3.05 per square foot
  • Better (mid-range dimensional/architectural shingles): $2.35-$3.80 per square foot
  • Best (luxury dimensional/architectural): $3.35 to $4.65 per square foot
  • Tear-off: If old layers of shingles must be torn off, add $0.85 to $1.50 per square foot

Total Project Costs to Expect:

The average single-story home with garage has 3,000 square feet of roof surface.

GAF Timberline HD Shingles, Fox Hollow Gray on a Two-Story House

via RoofCostEstimator.com

The average two-story home with garage has 1,800 square feet of roof surface.

Single-story homes:

  • Average cost: $11,350
  • Low cost: $5,700
  • High cost: $18,450

Two-story homes:

  • Average cost: $6,810
  • Low cost: $3,420
  • High cost: $11,070
Home type Avg roof size Average Cost Low Cost High Cost
Single-story home with garage 3,000 square feet $11,350 $5,700 $18,450
Two-story home with garage 1,800 square feet $6,810 $3,420 $11,070

As you can see in the comparative pricing table above, these are wide ranges, so it’s important to understand what factors affect shingle roof replacement cost.

Roof Replacement Cost Factors

These factors will determine where your shingle replacement cost falls on the spectrum for single-story and two-story homes:

  • Quality of the shingles: Basic, Better or Best
  • Tear-off or Not: Most local building codes allow for two layers of asphalt shingles. When old shingles are torn off, new roofing paper, starter shingles, ridge vent and moisture barrier are installed.
  • The complexity of the roof: The more peaks, valleys, skylights and other obstacles the roof has, the higher the installation cost will be. Ranch homes, for example, are much easier to roof than Tudor or Victorian styles.
  • Who Does the Work: Unlicensed roofers charge less than licensed roofers. However, most shingle manufacturers don’t honor their warranties unless the roof is installed by a licensed installer.
  • The Warranty Protection you Want: Owens Corning, CertainTeed, GAF and other manufacturers offer several warranty packages in Basic/Better/Best coverage. To get the best warranties, your roofing project must include the brand’s best accessory materials including premium roofing paper, moisture barrier and starter shingles.
  • High Wind-zone Installation: Most dimensional shingles have a 110MPH wind warranty. It can be increased to 130MPH with enhanced shingle installation using more nails and roofing cement at a higher cost.
  • Slope of the roof: The estimates above for how many square feet of roofing average single-story and two-story homes have are based on a roof with a 6/12 slope.

Roofs with less slope need less shingles, and roofs with more slope need more shingles. When you’re estimating your roof replacement cost based on the square footage estimates above, this chart will assist you in determining how much roofing material you will need:

Roof Slope Change
Example: Square Feet
2/12 (slope is too shallow, not suitable for asphalt shingles) 10% less 2,700
3/12 8% less 2,760
4/12 6% less 2,820
5/12 3% less 2,910
6/12 No change 3,000
7/12 3% more 3,090
8/12 7% more 3,210
9/12 12% more 3,360
10/12 16% more 3,480
11/12 21% more 3,630
12/12 26% more 3,780

Where you live will also affect your roof replacement cost. Local cost of living across the US varies significantly.

  • Lowest costs: Rural areas and cities in the Midwest, South and Southwest.
  • Average costs: Most metropolitan areas not on either coast
  • Highest costs: Alaska and Hawaii plus large metropolitan areas on or near the East and West Coasts including New York City, Boston, Washington D.C., Miami, Los Angeles, San Francisco and Seattle.

Pricing Breakdown – What You’re Paying For

Here is a cost breakdown based on “better” or mid-range shingles and supplies:

  • Cost of the shingles: 40%
  • Cost of additional roofing supplies: 14%
  • Labor based on whether old roofing is removed and cost factors listed above: 43%
  • Misc. charges: 3%

Additional roofing supplies include: Nails, roofing cement, roofing paper, ridge vent, flashing, starter shingle and moisture barrier.

Miscellaneous charges include material delivery fees, permits, and disposal of old materials.

Asphalt Shingle vs. Other Roofing Options

More than 75% of homes are roofed with asphalt shingles, but you do have other options. Here’s how asphalt shingle compares to other roofing materials on the basis of pricing, durability, pros and cons:

Material Average Installed Cost per sq. ft. Durability Pros Cons
Asphalt Shingles $1.90-$4.65 20-30 years Selection
Short lifespan in hot, sunny climates
Wood Shingles/Shakes $5.75-$9.35 25-40 years Appearance Not fire-resistant
Stone-coated Steel $6.50-$11.50 40-60 years Resists fire & impact Noisy, limited selection
Metal Roofing $7.50-$13.50 50-100 years Resists fire & impact Noisy, moderate selection
Clay/Concrete Tiles $12.25-$23.50 40-70 years Classic look, resists fire Breakable w/ impact, wind
Slate $11.00-$17.75 75+ years Looks, longevity Upfront cost

Top Shingle Brands and Their Product Lines

There are just a handful of asphalt shingle manufacturers that dominate the market. The table below provides a quick comparison:

Brand Pros Cons Best-selling Shingles
GAF Selection, specialty shingles Warranty hassles
CertainTeed Selection, best warranties Most expensive
Owens Corning Selection, good value Warranties are mediocre Oakridge, Duration
IKO Good value Limited selection, suspect quality Cambridge
Tamko Good value Limited selection, few specialty shingles
Malarkey Good quality Limited selection and availability Legacy, Highlander

Roof Warranty Options

Most asphalt shingle manufacturers offer three warranty levels on their product lines.

Did you know? To get the best material warranty coverage, you typically must tear off the old roof, use the brand’s top roofing paper, moisture barrier and starter shingles.

Some top warranties also require that you hire an installer that has been trained and certified by the manufacturer to install its products.

Here’s a look at GAF warranty options as a common example:

Base warranty: Defects and replacement labor are covered for 3 to 10 years depending on the shingle line; Installer workmanship is not covered. Tear-off costs for defective roofing are not included. Installer does not have to be GAF-certified.

System Plus: Defects and replacement labor are covered for 20 to 50 years depending on the shingle line; Workmanship is covered for 2 years. Tear-off costs are covered for material defects only. Premium accessory materials must be used. Installer must be GAF-certified.

Golden Pledge: Defects and replacement labor are covered for 20 to 50 years depending on the shingle line; Workmanship is covered for 20-25 years. Tear-off costs are covered for material defects and workmanship defects. Premium accessory materials must be used. Installer must be GAF-certified.

You can use the data in this table for more details on GAF Warranty:

Standard Warranty Better Warranty Best Warranty
GAF Name Base System Plus Golden Pledge
Material Defects 10 years 50 years 50 years
Material Defects 3-tab 3 or 5 years 20 years 20 years
Labor Covered 10 years Lifetime Lifetime
Labor Covered 3-tab 3 or 5 years 25 or 30 years 25 or 30 years
Workmanship None 2 years 25 years
Workmanship 3-tab None 2 years 20 years
Installer certification? No Yes Yes
Tear-off cost included? No Yes – material defects only Yes-materials and workmanship
110MPH Wind Coverage 15 years 15 years 15 years
130MPH Wind Upgrade Yes Yes Yes
Wind Upgrade 3-tab No No No
Warranty Transferable Yes Yes Yes

Here is another comparative table to give you a better sense of warranty for another top premium shingle brand, CertainTeed:

Base System Warranty Better System Warranty Best System Warranty
CertainTeed Name General Sure Start 3 Star, 4 Star and 5 Star Sure Start Plus
Material Defects: Non-prorated 10 years 20 years, 50 years, 50 years Lifetime
Labor Covered 10 years 20 years, 50 years, 50 years Lifetime
Workmanship None No, No, 25 years 25 years
Installer certification? No Yes Yes
Tear-off cost included? No 20 years, 50 years, 50 years Yes-materials and workmanship
110MPH Wind Coverage 15 years 15 years 15 years
130MPH Wind Upgrade Yes Yes Yes
Warranty Transferable No 10 years, 12 years, 15 years Lifetime

When you choose a better or best warranty, you’ll get longer, more comprehensive coverage. The total job will cost more due to two factors: Using premium materials and paying premium labor costs for a certified installer.

We recommend using premium materials and hiring a certified installer if you intend to be in your home for 10+ years. You’ll have a better roof and the peace of mind better warranty coverage provides.

Leave a Reply

Your email address will not be published. Required fields are marked *