There is nothing more reassuring than having a roof over your head, and most of us take it for granted. Most homeowners are unaware of the structural integrity of their roofs, so they may overlook warning signs of potentially costly problems. It is critical to understand that our roof does not last forever, so when something goes wrong with your roof, it is critical to address the problem as soon as possible. The question is, how much does a roof repair or replacement cost, and when should I do it?
But first, let’s talk about the difference between these two.
The Distinction Between Roof Repair vs. Replacement
Some homeowners confuse roof replacement with roof repair. While both home improvement projects restore and replace your roof’s shingles, these two have very distinct differences.
- Mold growth, missing shingles, soggy shingles, massive gaps, or serious leaks on the roof and decking beneath the roof will usually necessitate a full roof replacement. However, if your roof has only one layer of shingles and has minor damages or leaks, it may be time to get it repaired.
- Repair is the simplest and least expensive way to restore the appearance of a roof. It does not require as much time, labor, or materials as a roof replacement This is because you will not have to dismantle any parts of the roof for this home improvement project. As long as you can match the old with the new, you only need to place the new shingle overlay or roofing material on top of the old, worn ones.
- Repair does not last as long as a roof replacement because you are simply covering up or temporarily fixing up the damages. It only provides a temporary barrier to leaks. Furthermore, because you won’t be able to inspect the deck, you won’t be able to tell if there are any damages beneath.
Now that we know the difference between Roof Repair vs Replacement, let’s dive into our main question, how much will it cost to repair or replace your roof?
Roof Replacement vs. Roof Repair: Factors Affecting the Costs and Key Points to Consider
There is no simple answer to such a broad question, mainly because factors such as where you live, the type of roof you have and want, and the size of your roof all contribute to the total cost you’ll pay for a repair or replacement of your roof.
Roof replacements and repairs can be costly, with a national average cost of $8,000 being quoted. The extent of the damage can help you decide which option is best for you. Before making a decision, it’s critical to get quotes from at least three licensed roofing companies and to consider the costs of both repair and replacement.
Here are some of the factors affecting the cost and some of the key points to keep in mind.
1. Type of your Roof
This question is one of the key things that you need to know. With roof repair and replacement, homeowners usually don’t know which you need until you actually take your roof apart. So, better be financially prepared for roof replacement costs whenever you think of roof repairs as the type of material you select, as well as the quality of the materials, influence the price.
Using an online quote service, such as HomeAdvisor, can help you in gathering estimates without requiring a full roof assessment. However, it’s important to understand that you will ultimately need to have experts physically inspect the damage on the roof and that prices can vary by region, where roof types are similar and materials are readily available. To know your repair or replacement costs you must first know what type of roof you have. The below table will guide you and give you an idea of how much will it cost you.
Roof Replacement Estimate as of 2022
| TYPE OF COST | COST |
| Lowest | $5,443 |
| Average | $8,314 |
| Highest | $5,443 |
Types of Roofs and Materials Estimate Cost as of 2022
| Roofing Types & Material | Cost per Square ($) | Lifespan (Years) |
| Asphalt Shingles | $70 – $120 | 20 – 25 |
| Clay & Concrete Tiles | $300 – $500 | 40 – 50 |
| Metal Roofing | $100 – $300 | 40 – 50 |
| Stone / Slate | $600+ | 50 -100 |
| Wooden Shingles | $100 – $150 | 25 – 30 |
| Synthetic Roofing | $300+ | 50 |
2. Location of your Property
The total cost of your roofing project is also affected by your location. When it comes to location, factors such as climate, cost of living, local legislation, and permit fees must all be considered. Residing near a major city frequently means that your roof will be slightly more expensive than average.
3. Labor Force
When you get a roof replacement quote from a roofing professional, you can expect about 60% of it to go to the roofing labor cost per square foot and the rest to be for the roofing materials. We’ll go over both costs in greater detail below, as well as what you can expect in terms of price quote variability.
Roofing labor costs between $1.50 and $3.00 per square foot on average. You should familiarize yourself with the term “square” in the roofing industry. Remember that one roofing square covers a hundred square feet. As a result, you may end up receiving a labor quote ranging from $150 to $300 per square. That is the same as the quote above, $1.50 to $3.00 per square foot. It’s critical to recognize this distinction so you’re not perplexed when you get the quote.
The following factors can cause an increase or decrease in your roofing labor quote:
- The Scope and Size of the Damaged Roof
The extensive rotting of wooden beams beneath the shingles not only complicates the job but also makes it far more dangerous. If you have decaying wood under your roof, your roofing professional may raise or even double the cost of replacing your roof because they will need more time and resources to guarantee their own safety while completing your roofing replacement or repair.
- Environmental Factors
Extreme weather conditions can raise the cost of the job, especially if your roofing professional has to carry protective gear and tools for the team.
- Removal or Disposal of Old Material
Sometimes, a roof that needed to be replaced years back may have been reshingled in order to “buy some time” on the repair. If your house is one of them, you may have to consider removing more than one layer of shingles in order to repair or replace the roof. All these, of course, will be reflected in the per-square-foot roofing labor cost.
4. Permits
Obtaining the necessary permits from the city government is an important part of completing a legal roofing project. Permits are necessary for two reasons:
- First, they provide a check against the roofing contractor in the event that the roof is not properly installed. If something goes bad or the roofer fails to accomplish the task according to the scope, the permit serves as proof of what the roofer was legally bound to do.
- Second, they provide an installation record for future inquiries about your home. This is important when you decide to sell your home because it gives the buyer proof of the accurate age of the roof.
Building permit fees vary by state, but most are somewhere around $50 and $500, based on the extent of the project. Most roofing contractors will add this to the overall cost of the job.
5. Insurance
A responsible roofing contractor will have adequate insurance to protect you, the customer, from damages and accidents. If a roofer without workers’ compensation or insurance coverage had an accident on your roof, you may be responsible for covering their hospital bills.
While the expense of the contractor’s insurance policy is not normally added to the price of the roofing project, working with a contractor that is covered by insurance will almost certainly cost extra. Insurance costs are frequently incorporated into labor costs. But if you do get an estimate from a contractor who has astonishingly low labor charges, this could be an indication that they aren’t a legitimate business. Numerous contractors try and avoid getting appropriate insurance in order to offer customers a relatively low bid.
6. Inflation
Inflation raised the cost of goods and services by about 10% from 2020 to 2022. Roofing is no different. However, costs may decrease over time if businesses and factories continue to re-open. Nevertheless, the average cost of living has an impact on just about everything (including materials, labor, gas prices, and more).
Our current economic conditions that are causing building material price inflation are unlikely to subside in 2022 and may last well into 2023. According to CBRE (the global leader in commercial real estate services and investments), construction costs will rise 14.1% this year, which is considered the largest in several years, and will continue to rise through 2023.
Now that we know the factors affecting the cost of your roof replacement or repair, let’s answer our question on when is the best time to do it.
Is it Now or Later?
Knowing when it’s time to replace your roof can be difficult if you have no roofing knowledge and experience, but there are some distinctive red signs to look for regardless of your level of experience in the area. Here are some of the most common indications that you need to have your roof checked for repair or replacement.
- Your Roof is Old and Outdated
You may think this is self-evident, but if your roof hasn’t been replaced in more than two decades, you’re probably due for a repair or new roof. A typical asphalt shingle roof lasts 20-25 years, architectural shingles last 30-40 years, and metal roofs can last over 75 years if properly maintained.
- You’re Suffering From Leaks
Water leakage and damage are the two most common signs of an overaged roof. It is frequently visible around skylights, vents, gutters, or drip edges, but it can arise anywhere the roof that is not well tightly closed or sealed. If you have underlying damage that is difficult to spot during a cursory external inspection, you may start noticing leaks or water damage away from obvious areas. If you notice any new leaks, — particularly along exterior walls, you should contact a roofing company for an inspection, as this could indicate that your roof needs to be repaired or replaced.
- You Notice External Signs of Wear
If you start noticing stripping roof shingles, unevenness, cracks, holes, or sagging in your roof, a repair or new roof is almost certainly in your future. All of these signs imply that the structural integrity of your roof is deteriorating and require immediate attention. Although surface-level shingle damage from a storm or animal activity may not indicate extensive damage, it must be addressed so that it does not grow into a larger problem down the road.
In Conclusion:
If all of these signs are present with your current roof situation. And with all things factored in and considered, yet you’re still in doubt, you can always contact the best roofing contractor in town. The best time to do it is NOW.