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How Much Should I Pay for Roof Remodeling?

Piggy Bank

Is it time to get a new roof over your head? If you’re like most homeowners, “how much is this going to cost me?” is probably at the top of your list of roof remodeling questions.

Just like there is no one-size-fits-all roof you can buy off the shelf at your local home improvement store, roof remodeling costs come in all shapes and sizes — and budgets.

Your roofing project will depend on a variety of factors, including the size of your home, the materials you pick and the installer you choose.

As with any home improvement project, it’s important to weigh each factor on its own, then consider them collectively to find the best product and installer for your budget.

Factors That Influence the Cost of a Roof Remodeling Job

Your roof is much more than your home’s crowning glory — it protects your house and everything in it from moisture, which can lead to structural damage and mold. Leaky roofs can even allow dangerous levels of toxic mold to flourish, which can lead to respiratory problems.

To safeguard your home and your health, you want a roof that is made to last. Understandably, you also want to make sure your new roof is a financially sound investment.

With price in mind, here are the most common factors that influence cost in a new roof installation.

Size of the home. Your home’s size will play a prominent role in the overall cost of your roofing project. There is a big difference between a 1,700 square foot split level with a straightforward A-frame roof and a 4,500 square foot Victorian with multiple chimneys and intricate slopes and gables.

Location. As they say in real estate: location, location, location. In other words, it matters. Not only does the cost of materials vary by region, climate can play a major role in the type of roofing materials used.

Do you live in a part of the country that endures hurricane season each spring? Does your home take a beating from year-round sunshine and high temps? Is your house blanketed in snow several months out of the year? These are all factors that can affect your new roof’s price tag.

Materials. If you live in an area with a high cost of living, you are probably going to pay more for a new roof than a homeowner in a less expensive part of the country.

Additionally, your roof is much more than shingles and nails — cost is also influenced by the type of underlayment you choose, as well as insulation, fasteners and other components. Even the color of your shingles can bump the price of your roof up or down.

It’s also important to work with a home remodeler that’s careful about taking accurate measurements before purchasing materials.

At Nu Look Home Design, we use state-of-the-art software from EagleView. Eagleview delivers the industry’s most accurate aerial home roof and wall measurement reports, which we use to calculate measurements of your roof. This cuts down on wasted materials, saving our homeowners money and reducing the impact on the environment by eliminating construction debris.

The condition of the roof being replaced. Before a roof can be replaced, the existing roof must be torn off. This can be labor-intensive work — especially if the old roof is in poor condition.

As with any kind of home improvement project, damage isn’t always obvious until you start peeling away the layers. To ensure your roof stays beautiful and durable for decades to come, it’s important to repair any underlying structural defects or damage.

This is also why it’s critical to address leaks, moisture and rot sooner rather than later. If you’re on the fence about replacing your roof, time is not on your side. A damaged or deteriorating roof will only get worse — not better, and not status quo. You can save yourself a lot of time, frustration and money by replacing your roof before the real trouble starts.

Local building codes. Before work begins, your installer should pull permits as necessary. Every locality has its own rules and procedures for issuing permits, and most cities and municipal bodies charge a fee.

Special features. Does your home’s roof have a steep pitch? Is your property the jewel of the neighborhood due to its elaborate fretwork or eye-catching skylights? These types of features give a home character, but they can also increase the cost of a roof remodeling project. If the installation crew must navigate around unusual elements or construct a scaffold on site, you can probably expect to pay more in labor costs.

Average New Roofing Costs from Coast to Coast

When you’re pricing out something as important as a new roof, it helps to have a general idea of what other homeowners have paid.

According to a HomeAdvisor survey, the national average cost of a new roof is $6,800, with the majority of homeowners paying between $4,690 and $9,000 for roof remodeling.

The survey also reports both the low and high ends for new roof installation. On the low end, a new roof came in at $2,000. On the high end, homeowners paid up to $30,000 for a new roof.

Cost Matters — but It Isn’t Everything

For many people, their home is their biggest investment. Like any investment, it will gain value over time, but only if you look after it. The reality is that roof remodeling is a big project, both in scope and cost.

The good news is that installing a new roof is one of the most reliable ways to improve your home’s value. The 2016 Cost vs. Value Report, a trusted source of home improvement information published annually by Remodeling magazine, says that homeowners who replace their roof will earn back 71.7 percent of their costs should they choose to sell down the road.

A final factor to consider when pricing your roof remodeling project is your roofing contractor. As the old saying goes, “you get what you pay for.” Selecting an experienced and reputable provider will probably cost you more, but this is not an area where you want to cut corners on craftsmanship, quality or industry knowledge.

As you search for a roofing installer, ask the following questions:

1. How many roofs do you install each month? Each year?
Surprisingly, some people spend more time researching mechanics than they do looking for a reliable roofing contractor. Your car probably isn’t going to last for a lifetime, but your roof should, as long as it’s properly installed. If you’re going to have this roof forever, shouldn’t you work with a contractor that specializes in roof remodeling?

2. Are you an authorized installer for the shingle manufacturer?
Most manufacturers only allow authorized installers to use their products in a commercial capacity. Companies that make shingles and other roofing materials want to make sure their products are properly installed by experienced pros. If a roofing company isn’t authorized to install the shingles, the manufacturer may not honor the warranty should a problem crop up down the road.

3. What is your process for preparing for an installation?
A trustworthy roofing company will be willing to answer all of your questions. An experienced, reliable contractor will also be transparent about how they prepare for each job.

What does their quality control look like? Is there a single point of contact tasked with addressed the homeowner’s questions or concerns? If a prospective contractor is vague or noncommittal about their processes, chances are they don’t have a set procedure for performing a new roofing job — a big red flag.

4. Do you guarantee the quality of your work?
If you’re unhappy with the finished product, does the contractor offer you any protection? This is also a good time to ask if you’re required to pay anything up front before the work begins. Once a contractor has your money, you have less leverage in the event of a problem with the quality or execution of the work.

5. What do other homeowners say about you?
Do other homeowners recommend the contractor? How did the contractor address problems when they arose? Ask if the roofing company solicits its own reviews, or if it uses a neutral third party to obtain reviews from past customers. For example, third-party review sites like GuildQuality provide independent reviews from real customers, so you can get an accurate idea of the company’s performance on previous projects.

Are You Ready for a New Look for Your Roof?

Choosing a roof remodeling company is a major decision and one you should consider carefully. It’s normal to have a lot of questions. At Nu Look Home Design, we welcome your questions, and we promise we’ll do our best to give you honest, straightforward answers, up front pricing and a new roof that will enhance the beauty and value of your home.

Give us a call at 800-279-5300 or contact us at info@nlhd.com today to discuss your roof remodeling project.