Is Having a Roof Over Your Head Getting Too Expensive? - Vilex Construction

Is Having a Roof Over Your Head Getting Too Expensive?

It’s no secret that the cost of living is rising every day. Meeting even the most basic needs—like taking care of your health, eating well, and having a roof over your head—is becoming increasingly difficult. And when it comes to roofs, there’s no escaping the fact that repairs and replacements have become significantly more expensive.

In fact, replacing a whole roof these days costs between $6,700 and $80,000, which is about $11,500 for a typical-sized house. It varies on the type of roof material you pick, the size of your roof, and how badly the old roof is ruined.

For example, putting a high-quality slate roof on a home with ceilings that have been damaged by water would cost thousands, if not tens of thousands, of dollars more than putting asphalt shingles on a townhouse.

So, is this just a short-term problem, or are we really heading toward a future where only the wealthy can afford a roof over their heads, while the average person is left without shelter? We’re about to look at the numbers and find out.

An Overview of Roofing Costs

Since the roof is one of the most important parts of a house, you should pick one that will last for many years and won’t break the bank. A roof’s replacement’s overall cost depends on:

Material

One of the most important factors affecting the cost of your roof job is the material you select. Slate, tile, and metal roofs are always more expensive than roofs made of less durable materials like PVC or asphalt.

The costs of some of the most popular roofing materials are broken down here. These prices cover demolition costs, which average roughly $1 per square foot, and labor costs, which normally vary between $1 and $5 per square foot. The following material costs are listed for each roofing square. Roofs are commonly measured in roofing squares, with one roofing square being equivalent to 100 square feet.

In addition, you will bear some of the expense of building materials, including nails, tools, ladders, and other necessary equipment.

Replacement costs for different roofing materials*
Material Average cost per roofing square (installed) Average roof replacement cost range
Plastic or rubber $428 $5,235–$9,525
Asphalt shingles $476 $5,822–$10,593
Concrete tile $806 $9,860–$17,940
Wood shingles $969 $11,865–$21,588
Wood shakes $1,018 $12,465–$22,679
Clay tile $941 $11,522–$20,964
Slate $1,500 $18,361–$33,407
Metal (aluminum or steel) $1,419 $17,366–$31,597
Copper $3,589 $43,931–$79,931

*Based on data from the US Census, the average roof size in the US is 1,700 square feet.

Height and pitch

More materials are frequently required for steeper slopes, which will increase the cost of installation. An unusually steep roof may incur additional labor and material costs ranging from $1,000 to $3,000.

Any roof that has a pitch greater than 6:12, or 6 inches of rise for every 12 inches of horizontal run, is regarded as more difficult and dangerous for roofers to work on. The typical roof pitch is between 3:12 and 6:12; a 12:12 pitch has an angle of 45 degrees.

Home size

The typical price per square foot for a completely renovated roof is between $4.35 and $11. Generally speaking, the larger the square footage of your home, the more expensive it will be.

House Size (Square Feet) Roof Size, Average 6:12 Pitch (Square Feet) Average Cost
1,000 1,120 $4,900–$12,300
1,200 1,340 $5,800–$14,700
1,400 1,565 $6,800–$17,200
1,600 1,790 $7,800–$19,700
1,800 2,010 $8,800–$22,100
2,000 2,235 $9,700–$24,600
2,200 2,460 $10,700–$27,100
2,400 2,685 $11,700–$29,500
2,600 2,910 $12,700–$32,000
2,800 3,130 $13,600–$34,400
3,000 3,355 $14,600–$36,900
3,200 3,580 $15,600–$39,400
3,400 3,805 $16,600–$41,900

Roof surface size

The size of your roof determines your labor and material expenses. A few hundred square feet will increase the price by thousands of dollars. New roof prices by square foot are shown here:

Roof Size Cost Range Average Cost
1,000 sq ft $4,700–$10,000 $7,350
1,500 sq ft $7,125–$15,000 $11,063
2,000 sq ft $9,500–$20,000 $14,750
2,500 sq ft $11,875–$25,000 $18,438
3,000 sq ft $14, 250–$30,000 $22,125

Geographic location

Your roof replacement cost may vary depending on local labor rates and changing material prices. In metropolitan areas and places with more expenses of living, expect to pay more. Some climates might also demand more costly roofing materials able to withstand strong storms, cold, and heat. Different localities and HOAs could have different permit criteria and related fees that would increase your overall expenses.

State Average Roof Cost
California $6,800–$19,400
Colorado $6,200–$18,200
Florida $5,900–$17,200
Indiana $6,100–$18,600
Louisiana $5,800–$16,800
Michigan $7,400–$18,900
New York $6,800–$19,400
Oregon $6,700–$18,000
Texas $6,600–$17,800
Virginia $6,700–$17,600

When planning a project to replace your roof, there are a few other costs to think about, such as:

  • Permits. Depending on your city, building permits for a new roof will usually fall anywhere from $100 to $1,000.  
  • Inspections. Generally speaking, roof inspections run about $240.
  • Removing existing roof. You should budget about $1,250 on average to pull it off before installation. At an average of $1,000 to $1,500, this section of the project runs between $1 and $5 per square foot.
  • Underlying structural repairs. While pest extermination costs run $200 to $600, roof repair costs depend on the problem.
  • Roof warranty. The extent of the work will usually determine the range of a contractor warranty—$500 to $2,000. Should they not be included in the base price, manufacturer warranties can range from $500 to upwards of $5,000. 
  • Clean-up and disposal fees. Your contractor might charge extra to cover the extra work and, if needed, the cost of a dumpster lease.
  • Roof insurance. Usually, homeowners insurance policies do not cover normal environmental wear and tear. Policies are also unlikely to cover damage from an improper installation, mold and mildew, animals and pests, or earthquakes.

We conducted a comparative study and dug into the archives of top platforms to better grasp the present situation of roofing prices. Over the past years, we discovered a consistent rise in prices accompanied by some fluctuations.

Prices up to 2020

Before 2020, the prices of roofing services didn’t change much. There were, however, some price changes over the years, with some years seeing higher prices.

Roofing Replacement Prices (2015-2019)
Option 2015 2016 2017 2018 2019
Asphalt Shingles Metal Asphalt Shingles Metal Asphalt Shingles Metal Asphalt Shingles Metal Asphalt Shingles Metal
Job cost $19,528 $36,329 $20,142 $20,664 $20,939 $22,636 $38,600
Resale value $13,975 $22,840 $14,446 $14,214 $14,320 $15,427 $23,526
Cost recouped 71.60% 62.90% 71.70% 68.80% 68.40% 68.20% 60.90%

Several factors contributed to the growth in roofing costs up to 2020, including:

  • Supply chain disruptions: Following the COVID-19 pandemic, there was a notable surge in the expenses of roofing materials and labor.
  • Labor shortages: The roofing industry’s lack of qualified workers raised supplier and contractor costs.
  • Tariffs: Homeowners and contractors had to pay more as a result of tariffs placed on imported roofing materials.

Trends 2020-2024

The roofing sector has seen major changes since 2020; prices have been rising because of a mix of reasons. 

Roofing Replacement Prices (2020-2024)
Option 2020 2021 2022 2023 2024
Asphalt Shingles Metal Asphalt Shingles Metal Asphalt Shingles Metal Asphalt Shingles Metal Asphalt Shingles Metal
Job cost $24,700 $40,318 $28,256 $46,031 $31,535 $51,436 $29,136 $47,414 $30,680 $49,928
Resale value $16,287 $24,682 $17,147 $25,816 $18,780 $28,196 $17,807 $23,163 $17,461 $24,034
Cost recouped 65.90% 61.20% 60.70% 56.10% 59.60% 54.80% 61.10% 48.90% 56.90% 48.10%

Some of the key trends and factors influencing price changes include:

  • Increased demand: As the housing market expands, there is a greater need for roofing services, which drives up costs.
  • Advancements in technology: New materials and installation methods brought forth by roofing technology have raised prices for suppliers and contractors.
  • Climate change: More frequent and severe weather events impact the roofing industry, increasing demand for repair and replacement services.

Breaking Down the Costs

Let’s now analyze the figures by type of material and service. We’ll use information from our comparative analysis to provide you with more accurate pricing estimates.

Prices for Services

Average Cost by Type of Service Provided
Service 2015 2018 2020 2021 2022 2023 2024
Roof cleaning (avg) $300 $575 $612 $612 $612 $612
Min cost $50 $170 $173 $173 $173 $173
Max cost $500 $1,301 $1,326 $1,326 $1,326 $1,326
Roof inspection (avg) $350 $350 $350 $426 $426
Min cost $75 $75 $75 $120 $120
Max cost $700 $700 $750 $800 $800
Roof repair (avg) $630 $725 $750 $750 $750 $900
Min cost $150 $150 $250 $250 $200
Max cost $1,200 $8,000 $14,000 $14,000 $16,000
Roof replace (avg) $5,135 $6,750 $7,875 $9,000 $14,000 $25,000 $21,054
Min cost $2,640 $3,500 $3,500 $3,500 $3,500 $6,732 $7,271
Max cost $6,460 $40,000 $40,000 $44,000 $44,000 $61,899 $79,931

Over the past few years, there has been a noticeable increase in the cost of roof services. The price of roof cleaning has increased significantly, from $300 in 2018 to $612 in 2024. In a similar vein, roof inspection costs have gone up by 42% during that time, from $300 to $426. The cost of roof repairs has also increased, from $630 to $900, a 43% increase.

The most notable shift is the 310% increase in roof replacement costs, which have gone from $5,135 to $21,054. These patterns draw attention to the rising costs that homeowners must pay for roof maintenance.

Prices for Materials

Average Cost for Repair by Material
Material 2020 2021 2022 2023 2024
Shingles $150 – $500 $350 $250 – $900 $610 $500 – $900
Composite $150 $300 $250 – $2,200 $400 – $1,000
Slate $150 – $250 $250 $300 – $1,500 $2,318 $500 – $1,500
Metal $500 – $800 $700 $500 – $2,000 $967 $600 – $2,000
Wood $600 – $900 $800 $700 – $2,200 $2,042 $800 – $1,400
Clay Tiles $250 – $750 $500 $900 – $2,300 $1,580 $800 – $2,500

As we can see, the cost of repairing various roofing materials has also increased significantly in recent years. Shingles, for instance, have risen by 67% to 80%. Composite materials have experienced an even steeper hike, increasing by 167% to 300%. Slate repairs have also become more expensive, with costs climbing by 20% to 213%.

Metal repairs have seen a dramatic surge of 114% to 793%. Wood repair costs have increased by 33% to 178%. Lastly, clay tiles have seen a significant rise of 220% to 233%.

These trends indicate a substantial rise in the cost of maintaining various roofing materials.

Future Outlook

What does the future cost of roofing look like? Will prices stay higher or will they start leveling off?

Our analysis of industry trends and professional opinions leads us to anticipate ongoing price increases in the upcoming years. It is anticipated that roofing costs will continue to be high for several reasons, such as:

  • Material costs: The cost of oil and transportation, supply chain issues, and inflation have all raised the price of roofing materials.
  • Labor shortages: The lack of qualified roofers in the roofing sector has driven up labor costs.
  • Demand: The roofing industry has a high demand for skilled labor, but there is limited supply.
  • Aging workforce: An aging workforce is a problem for the roofing industry.
  • Economic conditions: The state of the economy still has an impact on roofing prices.

It’s worth noting that technological developments and adjustments to the way roofing services are provided could counteract these increases.

Naturally, these are only projections, and it is challenging to make accurate predictions about future market trends. However, there has been a recent price surge when examining the factors that determine roof replacement costs, and this trend is expected to continue over time.

The roofing industry has a high demand for skilled workers, but there is a shortage due to an aging workforce. The lack of qualified roofers drives up labor expenses. For the foreseeable future, roof replacement costs will probably continue to be higher than average.

Why is This Important?

What makes the growing cost of roofing services relevant to you, then? The response is straightforward: one of the most fundamental needs in life is a safe home. You run the risk of causing harm to your possessions and even your health if you don’t have a secure roof over your head.

However, homeowners are not the only ones who are concerned about the growing cost of roofing services. Additionally, the larger community is concerned about it. Increased expenses for roofing services by homeowners may have a knock-on effect on the local economy. It may result in higher expenses for companies, lower consumer spending, and even job losses.

So, what can you do to prepare for the rising cost of roofing services? Here are a few tips:

  1. Preventative maintenance: Regularly scheduling roof inspections and cleanings can help identify and address minor issues before they turn into major, more expensive problems. Being proactive can save money in the long run.
  2. Explore repair options: When damage occurs, consider repairing the roof rather than a full replacement if possible. The data shows repair costs are increasing at a slower rate than replacement.
  3. Compare material costs: For roof replacements, research the current pricing for different roofing materials like shingles, metal, or tiles. Choosing a more affordable option can help manage the overall replacement costs.
  4. Seek quotes from multiple contractors: Don’t just go with the first roofer you find. Get estimates from several reputable companies to compare prices and find the best value.
  5. Consider roof coatings or reflective materials: Specialty roof coatings or reflective shingles can help extend the life of a roof and reduce cooling costs, potentially offsetting some of the higher repair or replacement expenses.
  6. Budget and plan ahead: Anticipate roof maintenance needs and set aside funds gradually to cover future costs rather than facing a large, unexpected bill. This can help homeowners better manage the financial impact.
  7. Explore financing or payment plans: Some roofing contractors may offer financing options or payment plans to help spread out the costs of major roof work.

The key is being proactive, researching, and acting to reduce the effect of growing roof-related costs on the home budget. These actions will help you guarantee a safe and secure roof over your head and help shield yourself from the growing cost of roofing services.

Last Thought

The problem with the rising cost of roofing services is that it affects everyone in the community, not just homeowners. We need to take action to plan for the future because the cost of roofing services keeps going up.

People who own homes can make smart choices about their roofing needs and protect themselves from the rising cost of roofing services by learning about the industry’s trends and factors.

There’s more at stake than just the price of a new roof: the safety of your family and home. By taking action right now, you can make sure that your roof will be safe for many years to come.

We hope this article has been helpful in providing you with a better understanding of the rising cost of roofing services and what you can do to prepare for the future. Remember, a roof over your head is one of the most basic necessities of life, and it’s essential that we take action to protect ourselves from the rising cost of roofing services.

In this article
  • An Overview of Roofing Costs
  • Breaking Down the Costs
  • Future Outlook
  • Why is This Important?
  • Last Thought