Average Cost to Tear Off and Replace Roof

Average Cost to Tear Off and Replace Roof

March 17, 2022 16 Read

People will always want to get the best deal out of their hard-earned money. However, when it comes to building a home, a significant chunk of the investment will be on the roof. A healthy roof is an integral part of the value of your home. A new roof will add to your home’s value and curb appeal. Likewise, a new roof will function properly to protect your family and property against the outdoor elements.

With modern roofing technology, a new roof may last decades, especially with professional roof installation, preventive maintenance, and immediate repairs. However, when your roof may get badly damaged, the only option is a roof replacement.Likewise, you may also purchase a home with a poorly maintained roof, and the only way to make it usable is to invest in a roof replacement. When these situations happen, you may wonder how much is the average cost to tear off and replace your existing roof.

Average Cost to Tear Off and Replace Roof

Roof replacement costs will depend on several factors. The value of your home is one of the most critical market forces that will affect the price of a new roof. The size and kind of roofing materials, whether you need to tear off existing asphalt shingles or not, and geographical location are other factors that will affect the final price quote of a roof replacement job. Let us take a closer look at each element:

Factors Affecting Roof Replacement Costs:### Length and Width

The average cost to tear off and replace a roof from a reputable roofing contractor is around $7000 - $9000 for an average-sized single-family detached house with either asphalt shingles or clay tiles. Therefore, you will spend about $700 – $1000 per square for the average square footage of a single-family detached home.

House Size and Shape

It is arguably one of the most critical factors that affect roof replacement costs. For example, shapes like gables and hip roofs are easier to tear off and replace than other shapes such as A-frame roofs which have more accessibility for work crews. Likewise, homes with more excellent square footage take longer to replace their roofs than smaller homes.

Roofing Material

Roofs made from asphalt shingles or clay tiles cost less than those made from slate or metal roofing materials. Metal roof panels require more time and effort to tear off and replace. Homes with wooden support beams also add to the roof replacement costs as you may destroy these beams in installing or removing a metal roof. In addition, roofs that require asbestos abatement will have additional expenses to remove the hazardous material. Likewise, asphalt shingles will cost less than slate tiles, usually for homeowners who want a more durable roofing material.

Tear Off or Replace?

Most people choose to tear off their roofs when it has been damaged by hail, fire, windstorms, flooding, etc. Tearing off your existing asphalt shingles will allow new ones to be installed; thus, you can immediately enjoy the benefits of a new roof and curb appeal. You may also need to tear off your existing roof if you plan to install a metal roof for it to fix the beams in your home’s infrastructure properly.

Removing these beams can be expensive and wasteful for homeowners who already like their wooden support beams. Roofs that were built with asbestos materials may cost more to tear off and replace.

Labor Costs

Labor costs for tearing down and replacing roofing material average $1.50 to $3.00 per square foot. Labor costs estimates include the salary of roofers, laborers, and crane or lift operators. These costs may increase when additional expenses for removing hazardous materials such as asbestos abatement. Roofing contractors will usually give out roofing labor cost estimates for the teardown of your existing roof up to two layers, including old shingles and the roof deck underneath them. Roofing contractors will also lessen their roof replacement cost if they see that the deck is intact.

Geographical Location

Roof replacement costs will also depend on the geographical location of your home since construction materials vary based on market forces where you live. For instance, tearing off an asphalt roof in Alaska will be more expensive than tearing off one in Arizona due to climate conditions. Likewise, a roof replacement cost will also be affected by how far the roofing material will need to travel from the roofing supplier to the site of the roofing project.

Market Value

A roofing project for homes with higher market values like those situated near highly-coveted areas like schools, parks, business centers tend to incur higher roof replacement costs than homes situated outside highly-coveted neighborhoods. Companies that provide complete replacement services assume that homeowners in highly-desirable locations have higher standards for the look and quality of their roofs.

As you can see, many factors affect roof replacement costs for a single-family detached home. You may also think about recovering some of your expenses by selling the old architectural asphalt shingles you tear off from your home’s roof to third-party recycling companies who will buy these roofing materials from you for a fee. If properly managed, the rest of the money needed for your new roof will be shouldered by your insurance company or other financing options like bank loans, which typically incur lower interest rates than credit cards.

Average Cost to Replace a Roof by Size

The size of your roof will significantly affect how much money you will pay for a tear of roof replacement. Roofs vary in shapes and sizes, but there is a general rule of thumb in estimating the size of your roof based on your home’s area in square feet. The formula to get the size of your roof is to multiply your home’s location by 1.5 times. For example, if you have a floor area of 1000 square feet, then the size of your roof is about 1500 square feet. The square footage your roof has, the more expensive it will replace.

Average Cost to Replace a Roof by Roofing Materials### Asphalt Shingles

The most inexpensive option for roof replacement is a new asphalt roof installed at $5-$10 per square foot. This price range means you will most likely use materials of cheap quality for your asphalt shingle roof; however, the roof may not last very long. So, expect to pay less initially for an asphalt roof; however, anticipate higher repair costs every few years as they wear down faster or start leaking during storms.

One disadvantage of having a new asphalt roof is that it is not as durable as other materials, such as slate shingles or architectural shingles. You will often need to tear off and replace damaged shingles after every significant storm. Fortunately, suppose you decide to replace your asphalt roof with other roofing material. In that case, you can still use your existing shingles for other smaller roofing projects, such as creating a new asphalt roof for your garage or shed.

Wood Shingles

Wood shingles are more expensive than asphalt shingles, but they have the advantage of being durable. A wood shingle roof is installed at $15-$25 per square foot. So you can expect an average house with wooden shingles to have its roof replaced every 25-50 years upon wearing out.

Architectural Shingles

A mid-range asphalt shingle roof replacement costs around $15-$20 per square foot. These asphalt shingles are meant to mimic the look of clay or concrete tile roofs, which are more expensive options for homeowners.

Concrete Tile

A more expensive option is a tiled roof made of concrete or clay material, costing about $35-$40 per square foot installed. A tiled roof will last up to three times longer than an asphalt shingle roof and costs less initial installation cost but higher long-term maintenance costs than other materials for your roof.

Slate Roof

Consider a slate roof for a more expensive roof replacement that will last longer. A slate roof is durable and resistant to weather conditions natural stone material. Slate roofs are on the upper end of the price range at about $20-$30 per square foot. You can expect to pay more for slate roofing because it is long-lasting and sturdy against wind, hail, etc.

Synthetic Slate Roof

A synthetic slate roof is a more affordable option that mimics the look of natural slate roofing. In addition, a synthetic slate roof is cheaper than a traditional slate, costing around $8-$10 per square foot installation.

Metal Roofs

The most expensive roof replacement option for a new roof is metal roofing ranging from $50-100 per square foot, depending on the type of material you choose. A metal roof is excellent for durability and energy efficiency. In addition, a metal roof is said to reduce your cooling costs by as much as 25-40% annually.

A metal roof may be too heavy for your home’s structure if you don’t have an architectural design that supports such a steep slope. Therefore, when planning to replace your entire roof with a metal roof, it is best to have a professional installation company assess whether or not you will need to add supports to handle the weight of a metal roof.

Flat Roofs

Another option for your roof is a flat roof. Flat roofs are an excellent choice when you have extra space in your backyard for storage or building patios below the roof. A flat roof costs between $10-15 per square foot, but it can last up to 20 years before needing replacement since it is durable against heavy rains and snow, hail, and high winds.

However, since flat roofs are not water-resistant, you will need to inspect your roof for leaks during rainstorms frequently. Also, flat roofs are typically installed on new homes because the materials used are lightweight and can compromise an existing home’s structural support. Therefore, you can expect it to last longer if you plan to construct a new home with a flat roof as part of its design.

A waterproof membrane must be applied underneath a flat roof, adding about $3-$4 per square foot extra installation costs. The cost for a professional to tear off your existing roof and replace it with a new flat one ranges from $10-15 per square foot, depending on the quality of material, roof slopes, and additional features you require.

Clay Tiles

Clay tiles are a more expensive roofing option at about $60-$80 per square foot. The price tag for clay tiles is reflective of their aesthetic value and long-lasting quality; however, they may require more maintenance than most other roofing materials because of their characteristic breakability.

Mortar Tiles

A mortar tile roof is also a durable and high-quality material compared to asphalt shingles or metal roofs, but it’s more expensive at around $70-$100 per square foot. However, this type of roof will cost you less in the long run since it doesn’t have to be replaced as often as asphalt shingle roofs do—mortar tile roofs can last 50 years or longer.

Green Roofs

Green roofs are the most expensive roofing option. They run about $75-$100 per square foot, but their benefits outweigh the cost. A green roof refers to a rooftop garden that is excellent for insulation and energy efficiency. Green roofs also help reduce stormwater runoff, control the temperature of your house during hot days and cool nights, raise property value, create outdoor space where there is none—and they’re just beautiful!

Average Roof Replacement Cost by Pitch

The pitch of your roof will also impact how much you will pay for a roof replacement. Pitch is defined as how fast your roof surface rises from the edge to the top. A roof with a high pitch is more expensive than one with a shallow angle because the steep slope needs specialized and highly-skilled contractors to install and tear down.

For example, expect to pay anywhere from $10-$50 per square foot to replace low slope roofs with a new roof. You can expect prices around $20-$30 per square foot; however, you’ll pay as much as $60 per square foot or more if your roof has a steep angle. A tightly pitched roof also means that it is less likely that an inexperienced contractor can complete this job without damaging your home’s structure.

What is the Average Roof Deck Replacement Cost to Get a New Roof?

Your old roof decking has a significant impact on your roof replacement cost. Most people assume that the price to replace their roof is solely determined by how much material they need, such as shingles or tiles; however, there’s more to installing a new roof than that. For example, the actual price tag of replacing an existing roof with a new roof also depends on the height and type of your existing roof structure. Likewise, if you happen to be in a region where storms and hurricanes occur often, the roof replacement cost may increase because you have to factor in features such as ice and water shield into the price.

How Much Does it Cost to Replace a Detached Garage Roof?

Typically, a new roof for a detached garage is considered an addition, and you should budget anywhere from $20-$40 per square foot for this project. However, like any roofing project, your garage’s new roof installation cost will depend on its size and the roofing material of your choice.

How Much Does it Cost to Replace a Roof on an 800 Square Foot House?

The average cost of replacing a roof on an 800-square foot house is anywhere from $2500-$8000 depending on where you live, what type of shingles are used, how steep your roof is, etc. Labor costs vary by location, so it’s best to get quotes from more than one contractor before hiring one for this job. A townhouse roof replacement will usually fall under this estimate.

How Much Does Roof Replacement Cost for a 1500 Square Roof?

If you wonder how much it costs to replace a roof on a 1500 square foot house, then the answer will vary because of the different factors mentioned above. However, if you base it on the national average cost, you may get the following estimates from roofing companies within your area.

  • Asphalt Shingle Roof (1500 Square Foot Roof) = $7000-$12000
  • Architectural Asphalt Shingles (1500 Square Foot Roof)= $9000-$15500
  • Tiled Roof (1500 Square Foot Roof)= $19500-$35000
  • Slate Tile (1500 Square Foot Roof)=$24500-$56000
  • Is the Cost of Roof Tear-Off included in the Replacement Cost?

The cost of a whole roof replacement may vary from roofing company to roofing company. You can get a general estimate of the price for a roof tear-off and replacement by multiplying the square footage of your house with the average price per square foot. However, don’t forget that a tear-off will also include disposing of all old materials which weigh more than what was originally on your high and requires skilled demolition crews. Hence, you have to add these costs to the calculation.

Another thing to consider is whether or not you want all new materials involved in your roof replacement project or if some leftover materials from previous repairs will do. In most cases, it’s best to toss out outdated shingles, but sometimes it’s okay to use recycled parts for low-traffic parts of your old roof, like the hips.

Also, an important note is to research whether or not recycled materials are put to best use when used in a roof replacement. Sometimes they should be repurposed into something else entirely because they may only be suitable for one installation or are likely to fail soon after installing them on your house. For example, you may use old shingles to lower your garage roof replacement cost if you build an enclosed garage.

What is Included in a Roof Tear Down and Replacement?

A roof tear-off and replacement costs should cover the following:

  • removing all old shingles on your roof; if asbestos is present in your existing materials, you should expect extra fees for proper abatement and disposal.
  • Re-roof decking and underlayment replacement includes adding support and replacing a roof deck if necessary.
  • installation of ice and water membrane (depending on the material used, this may come at an additional cost)
  • inspection by a contractor will reveal any damage or problems with your rafters or framing system - depending on the extent of damage; you may need to schedule further repairs after you’ve had your new roof installed.
  • How to Choose the Right Roofing Contractor to Tear Off and Replace Your Roof

While there are a lot of local contractors offering roofing system replacements, it would be best to choose a reputable roofing contractor for your project. Here are some things to consider when hiring a contractor to replace your old roof.

Fair Roof Replacement Cost Estimates

Be careful in choosing roofing contractors that give very low estimates to tear off and replace your old roof. These contractors may be trapping you into hiring them then charging you more money than expected. It would be best to avoid such contractors and get quotes from multiple roofers to compare prices and materials used. While it is natural that you want to save money, it would be wise to choose contractors who give out estimates within the national average cost.

Licensed Contractors

There are a lot of roofing companies that lack the necessary licensing required for this type of project. Hiring a non-licensed roofer is not only illegal, but also it can be hazardous to your health. Because of the potential risks of hiring unlicensed contractors, you may want to hire licensed roofing professionals for this project. will be insured and bonded against any damages by their legally appointed company.

Years of Experience

IT can be another essential cost factor when hiring roofers. The more years a company has offered roofing services, the better its materials and techniques are used in replacement projects. You may want to choose contractors with at least five years of experience for your project because these companies have proven themselves to offer high-quality services while staying within budget and on schedule.

Tear Off and Replacement Process

Hire roofing contractors that can provide you with a step-by-step process of how they will remove your old roof and install a new one on your house. You should be fully aware of the whole process involved in this project to protect yourself from any liabilities during the replacement process.

It is also recommended that you choose roofers who can provide you with a detailed contract and specification sheet for this project. This document includes the replacement process, materials, and cost estimates, so ask your contractor about it before starting this project.

Roofing Material Used

It is essential to consider what materials a potential roofing contractor will use for a replacement roof project. Roofing costs will increase if you choose higher quality materials over substandard ones. However, this additional investment will give you peace of mind that your roof will last longer. Therefore, choose a roofing contractor that will not cut costs on the quality of materials and techniques used in replacing your roof.


The average cost to tear and replace a roof will depend on several factors listed above. You may want to hire experienced, licensed roofing contractors with a good track record in offering roof replacement services. Also, consider choosing reputable roofing companies that use high-quality materials in the replacement process so you can be assured of their quality.