No roof will live forever, and this means that sooner or later you will have to consider replacing it. Such a decision is aggravating in many ways, as it takes up to a dozen days and costs a substantial amount of money. Many factors affect the life of a roof, such as the quality of installation, weather conditions and the type of roofing. These are what determine how quickly you will need to invest in a new roof and its installation. As mentioned earlier, this involves various costs, not only for labor but also for materials, such as rooftop material, underlayment, trim, vents and flashings. A very important element that will make up the bulk of the cost estimate will be the roofing. Therefore, in this article we will take the cost of replacing a roof covered with asphalt shingles and estimate it for roofs of 2000, 2500, 3000 and 4000 square feet.
When to consider roof replacement?
Whether you should replace your roof depends primarily on its condition. The best thing you can do is definitely order a professional to do an inspection. He will be able to diagnose the condition of your roof without leaving any doubt. If you don’t have your roof inspected on a regular basis, it’s worth considering it – regular inspections are highly recommended because they allow you to detect a small defect early, before it develops into a big problem.
If your roof is already old, and you are forced to repair it regularly because you keep discovering new defects, it may be a sign that it will only get worse and it will be more cost-effective to replace it. Sometimes the roof is simply worn out, and the materials from which it is built no longer perform their function. So if, despite repairs, you again notice wet spots in the attic or water dripping from the ceiling, you should seriously consider replacing the entire structure.
Asphalt Shingles
Asphalt shingles are the most popular roofing material in the United States, thanks to their versatility, good longevity and reasonable price. They also stand out from other materials in that their installation will be similar in the vast majority of cases, unlike some other roofing materials, such as metal roofing or ceramic tiles. This is due to the need to adapt these materials to the complex shapes of the roof, which as you can easily guess – affects the cost. Asphalt shingles do not require such modifications and show ease of installation in most cases of pitched houses.
The lifespan of asphalt shingles is usually estimated at 20 to 35 years, depending on the quality of the installation and the weather conditions in the area. It is worth remembering that worn asphalt shingles do not always mean that the roof needs to be replaced – if the roof trusses and sheathing are in good condition, the roof does not collapse and the wood does not have fungus, it will be advisable to replace only the roof covering, i.e. the shingles. However, if the damage to the covering is a symptom of a larger problem, that is, for example, leaks, soggy insulation or fungus-ridden wood, the entire roof may need to be replaced. Other possible symptoms could be rotten or soft roof sheathing.
What is the cost of asphalt shingles?
There are very many manufacturers of asphalt shingles on the US market and even more models that they offer. Each product differs in price and features. To illustrate the price range, we will use products from two popular manufacturers – GAF and Owens Corning. We will cite one budget and one flagship product each from these brands and check their costs.
As a first example, let’s look at a popular economical choice, GAF Royal Sovereign three-ply shingles. The price of these, as well as the other shingles mentioned later, will of course vary depending on the supplier, location and current market conditions. In this case, a bundle can be purchased from about $31 upwards. One bundle covers about 33.33 square feet, which translates to a little less than a dollar for covering one square foot of roof. If this one has an area of 2,000 square feet, in order to cover it all, you will need to buy 60 packets, which gives a total cost of about $1860. For roofs of 2,500, 3,000, 4,000 square feet, it will be about $2325, $2790 and $3720, respectively. Note that the previously quoted prices represent the lower limit.
GAF’s flagship product, the Timberline HDZ shingle model represents the brand in the market. It combines great quality with affordability, making it one of the most popular shingle models in the US. Prices in this case start at $35 per bundle. For covering a large roof, this translates into quite a bit more cost. The minimum total you would have to pay for a 2,000-square-foot roof is $2100. A 500-square-foot larger roof will cost $2625, for covering 3,000 and 4,000 square feet, you will have to pay $3150 and $4200, respectively.
Another popular brand, such as Owens Corning, offers its line of supreme shingles as a budget solution. The lowest price per bundle that can be found online is only $29. Despite the low price, it is worth remembering that Owens Corning products are highly respected and valued in the market, due to their competitive quality. The price of $29 per bundle, for homes of 2000, 2500, 3000 and 4000 square feet, gives a total cost of $1740, $2175, $2610 and $3480, respectively.
Owens Corning’s flagship and highly praised product is the TruDefinition Duration model. According to many opinions, it is a better quality product than GAF’s flagship, the Timberline HDZ. The lowest price per parcel was about $37 – the highest price of the whole set. A 2,000-square-foot roof costs a minimum of $2220, with 2,500, $2775, and for 3,000 and 4,000, $3330 and $4440, respectively.
For ease of comparison, we will present the minimum costs in the table below:
| Model | 2,000 sqft | 2,500 sqft | 3,000 sqft | 4,000 sqft |
| GAF Royal Sovereign | $1,860 | $2,325 | $2,790 | $3,720 |
| GAF Timberline HDZ | $2,100 | $2,625 | $3,150 | $4,200 |
| Owens Corning Supreme | $1,740 | $2,175 | $2,610 | $3,480 |
| Owens Corning TruDefinition Duration | $2,220 | $2,775 | $3,330 | $4,440 |
What other costs do I have to consider?
Of course, replacing a roof involves not only the cost of roofing, but also other elements. These include:
- Underlayment;
- Sheathing;
- Gutters;
- Trim;
- Vents;
- Flashings.
The first important element that provides the house with additional protection from water and wind is the roof underlayment. It is placed directly under the covering layer, so that if the asphalt shingles are damaged, it provides temporary protection against the formation of leaks. In the vast majority of cases, even if the underlayment was in good condition, it still gets damaged when the roof is replaced. Therefore, it is usually replaced. The cost of a synthetic, quality roof underlayment is a minimum of about $100 per roll, which covers 1,000 square feet. The cost for a 2,000-square-foot roof is a minimum of $200, but it is usually more – up to $300. It is possible to reduce this cost by choosing a lower quality felt product, but this is not recommended.
Replacement of sheathing is fortunately not mandatory. Once the roofing is removed, its condition is checked – whether the wood is damp, soft, moldy or decayed. If any of these symptoms are present, it will unfortunately be necessary to replace at least part of the sheathing. One 32-square-foot sheet costs between $25 and $50. This means that when replacing the entire sheathing, for a 2,000-square-foot house, you would have to pay a minimum of about $1575 for the material alone.
Some homeowners, for several reasons, decide to replace their gutters. The most obvious reason, of course, is that they are damaged, but then they are replaced not only when the roof is replaced. Other reasons include:
- Upgrading the drainage system;
- Matching the new gutters to the new roof aesthetically.
Basic, aluminum gutters start at about $5 per linear foot, which for an average house gives a total cost of roughly $1,000. Of course, there are many different models on the market, of which the more expensive ones can cost as much as $30 per linear foot – the total cost for such a house is then as much as $6,000.
When a roof is replaced, trim, including fascia and soffit, is usually replaced. Any trim will usually not match the new roof unless it is designed in a special way. Keep in mind that most likely if the roof needs replacing, so will the trim, due to its exposure to the weather. The total cost of replacing trim can be less than $1,000 – this depends on the material you choose. The cheapest will be to use PVC, which starts at $1.50 per linear foot. Slightly more expensive is premium wood – its prices range between $2.50 and $4.50 per linear foot.
Replacement of roof vents is recommended in the vast majority of cases. As with gutters, roof replacement is a good time to upgrade the ventilation system, which in most cases will need to be replaced anyway due to wear and tear. The cost depends on the type of vents chosen – gravity vents will be cheaper. The cost per unit starts around $15. Usually you need to install 4-6 units, depending on the size of the roof. There are also ridge vents, the price of which is calculated per linear foot. The cost per one is $5 to $10, and for an average roof you will need about 20 of them.
Flashings, which seal the structure, around sensitive areas of the roof, such as chimneys or vents, are a very important component. When replacing a roof, installing new flashings is a must. The cost of an aluminum roll covering 50 square feet starts at $15 upward. For an average roof, about 4 should suffice.
How much does roof replacement costs? – Summary
Summing up all the costs, assuming that each roof component is replaced, the minimum total materials for a 2,000-square-foot roof is about $5.5k. Keep in mind, however, that this is a very low limit. Each case will be different – it depends on the size of the roof, the choice of materials and the number of elements to be replaced. In practice, with the selection of good quality asphalt shingles from GAF’s Timberline, good quality underlayment, all solid sheathing, standard gutters, wood trim, static vents and good quality flashing, the cost doubles.
