When inspecting a roof, prioritize identifying signs of damage or aging, such as missing or damaged shingles, and leaks around flashing. The roof's aesthetic appeal is also important for curb appeal. Consider both the condition and aesthetics when deciding whether to repair or replace it.
To learn more about what to look for during a roof inspection, including helpful pictures and detailed explanations, check out our comprehensive Roof Inspection Guide.
Roofing costs can vary significantly depending on the type of material used. The price ranges provided include both labor and materials for a complete roof replacement. Asphalt shingles are the most common and economical choice, ranging from $300 to $600 per square (a "square" is 100 square feet). A good starting point for budgeting an asphalt shingle roof replacement is around **$400 per square**. However, keep in mind that factors like the complexity of the roof, the number of layers to tear off, and local market conditions can influence the final price.
The time it takes to install a new roof can vary depending on several factors, including the size and complexity of the roof, the type of roofing material used, and the weather conditions. However, here's a general timeline for a typical asphalt shingle roof replacement on a small to average-sized property (1,000 to 2,000 square feet):
Important Note: If you're opting for more labor-intensive roofing materials like wood or tile, expect the installation timeline to extend by several days due to the increased complexity of the installation process.
The prices provided in the table are based on a 1,500 square foot property located in a typical, affordable suburban area. Roofing prices can vary substantially depending on your location. Expect to pay more in expensive urban areas, particularly on the East and West Coasts, where premiums can range from 15% to 50%. Natural disasters or regional shortages can also temporarily inflate prices. Consult our location multiplier index for more accurate pricing in your market.
To get the most accurate roofing cost estimates for your projects, it's essential to gather pricing information from local roofing contractors. While our national averages provide a helpful starting point, local market conditions, material availability, and labor costs can significantly impact pricing.
When contacting roofing contractors, be upfront about your needs. Explain that you are a real estate investor who flips houses and are currently in the process of budgeting for potential projects. Let them know you are looking for a rough estimate for a typical roof replacement on a 1,500 square foot home with asphalt shingles.
Most contractors should be willing to provide a general range for this type of project, even if they are hesitant to give a firm price over the phone. This information will help you refine your budget and make more informed investment decisions.
Tips for contacting contractors:
Several factors beyond the basic cost of materials and labor can impact your final roofing expenses:
By understanding these factors, you can better anticipate potential cost variations and make informed decisions about your roofing project.
Roofing contractors use a unit of measure called a square to estimate roof size. A square is equal to 100 square feet (a 10ft x 10ft area).
For example, a house with a perfectly square roof measuring 50 feet wide and 50 feet long would have a surface area of 2,500 square feet, or 25 squares:
Unfortunately, most homes don't have simple square roofs. Pitched roofs, complex shapes, valleys, and dormers make accurate measurement more challenging.
To estimate the roof area:
Note: For complex roofs with multiple slopes and dormers, it's best to consult a professional roofer for accurate measurements.
Let's say you have a 1,500 square foot house.
This gives you a rough estimate of $7,500 for a new asphalt shingle roof on this property.