When looking for a new roof in Raleigh, one of the first things you're sure to think about is the cost of the replacement itself.
Unfortunately, it is pretty difficult to find an accurate estimate online as each roofing job is unique, and a variety of factors can cause the price to vary dramatically.
In an effort to be as transparent as possible, we want to be up front with roofing costs. Here in Raleigh, we’ve found that most roof replacements can cost anywhere from $8,000 to $20,000, with most of our replacements falling around the $10,000 mark.
But what causes such a wide variation in the cost of new roofs? Read on to find out, and stay until the end of the article to see some examples of our recent roof replacements, and what they cost!
The three biggest factors that affect the cost of your new roof are: the roofing material you decide to go with, the size and complexity of your roof, and the contractor you decide to hire.
The type of roofing material you select for your new roof can cause the overall price of it to vary drastically. Before we jump in to talking prices for materials, you should know that asphalt shingle roofs are measured in “roofing squares,” which is really just 100 square feet, while metal roofs are measured using regular linear feet instead of square feet.
Asphalt shingles are typically the most affordable option, and are the most common roofing material we see used in Raleigh. Even under the asphalt shingle umbrella, there can be a wide range in terms of price. For example, three-tab shingles, usually seen on production level homes, often cost around $90 per square, while luxury shingles can get up to as high as $180 per square and the architectural shingles that we use most often sit at around $105 per square. To learn more about why these shingles are such different prices, give our blog on The Three Different Kinds of Asphalt Shingles a look!
Metal roofing is a popular option in the rural areas around Raleigh, and has grown to be much more widely used in smaller accents over porches and other parts of suburban homes.
If you decided to choose metal roofing for your home, be prepared to pay the cost up front. High quality metal roofing can get much more expensive than asphalt shingles, with standing seam metal roofs costing around $10-$12 per linear foot. That being said, metal roofs typically have longer lifespans than asphalt, and won’t require as much maintenance, so the cost may prove to be worth it, depending on the weather in your area.
The second major factor in determining how much your new roof will cost is the size of it, and the complexity of it.
It’s pretty easy to understand why a larger roof will cost more. A bigger roof requires more material to cover it, which will in turn drive up the cost of your replacement.
The complexity, slope, and number of penetrations you have in your roof, require a bit more explanation. Roofers use “penetrations” as a catch-all term for anything that comes out of your roof. Chimneys, pipes, dormers, and vents, all fall under the umbrella of “penetrations.” Around each penetration, and in peaks and valleys of the roof, the crew will need to cut the shingles to fit the space, and also add flashing to help waterproof the edge of the penetration. All of this adds more material, and more cost, to the project.
Last, but certainly not least, the cost of your roof will depend on the contractor you hire. Quality contractors will use higher quality materials, and will follow all of the right practices to ensure your roof is installed correctly, by highly trained crews. When using a top-tier contractor, you will likely have to pay more than you would by going with someone who might be cutting corners by reusing old material, or installing a new roof without tearing off the old one.
Unfortunately, when old shingles and flashing are used to install a new roof, the system won’t fit together properly, leaving your home with several weak spots that will be exposed when a heavy rain comes through.
Though it might be a bigger cost up front, for a project like a roof replacement, the cheapest option isn’t always the best one. Hastily done work can end up causing you lots of money, and headaches, for future repairs, and eventually another replacement.
Make sure when you start your search, vet your contractor using these five questions, so that you can know you’re working with someone worthy of your trust and business.
When you consider all of the factors involved, it gets hard to give an accurate estimate without having actually inspected and examined the roof in question.
That being said, we want to make sure you can go into your project with as much information as possible, so we’ll try our best to estimate the costs, and provide a good range for the Raleigh, NC area.
For an asphalt roof, the total cost can range from $8,000 to $20,000 depending on the roof size, and shingle choice. Most of the asphalt shingle roof replacements that we do in Raleigh cost around $10,000 for the full roof replacement.
To help you get a better idea of what these numbers look like, here are some examples of some recent asphalt shingle roof replacements that we did in the Raleigh area. Please note that as we continue to feel the effects of material shortages, the prices of roofing materials have been changing accordingly. We will do our best to keep this blog up to date, as things change, but some prices may be inaccurate.
- Material: GAF Timberline HDZ asphalt shingles
- Size: 27 Squares
- Cost: $9,500
- Material: CertainTeed Landmark asphalt shingles
- Size: 33 Squares
- Cost: $13,700
- Material: GAF Timberline HDZ asphalt shingles
- Size: 49 Squares
- Cost: ~$18,000
After reading this breakdown, I hope you’re starting to get a better understanding of how much new roofs cost in Raleigh, as well as an idea of what your own project is going to look like. If you’re still looking for something more concrete, the best thing to do is to have an experienced roofing company come out to inspect your roof, and give you an estimate. If that’s something that interests you, great! Click here and fill out the form so we have an idea of what you’re looking for, and we’ll be in touch soon!
On Tops Roofing has been helping Raleigh homeowners replace their roofs since 1991. Our crews are continually trained so that they always have the latest techniques. Whatever your roof needs, we’re on it!
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