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June 23

What Determines The Price Of A New Roof?

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Homeowners are often shocked at some of the pricing estimates a roofing contractor provides for a new roof replacement cost, but there’s more to your roof than meets the eye. Apart from what you see, the shingles themselves, a new roof cost may go up based on flashing, nails used, ventilation, and overall roofing labor cost by roofing companies. Below, we will attempt to break down every aspect of pricing to help you understand just what goes into a new roof. This article will also touch upon certain upgrades your old roof can do without while still remaining functional.

How Much Is a New Roof?

According to HomeAdvisor, the national average cost for roof replacement is anywhere from $5,100 to $10,000. However, you will find that cost varies quite a bit based on a large number of factors, and you can get a new roof for as low as $1,200 or as exorbitant as $30,000. A good rule of thumb is that roofing contractors charge by the square foot, which can run costs anywhere from $3.50 to $5.00 a square foot. The average home in Sterling, VA for example, is around 3,000 square feet, so not only are you looking at costs for roofing size but the new roofing materials and quality of the work.

There’s always the possibility of choosing a contractor that quotes an incredibly low price. At first, this may seem like a good way to save money, but these low-end contractors often cut corners and install poor-quality materials. This in turn results in more problems down the line that needs fixing as well as the potential for voiding the warranty associated with your roof. It is also important to double-check that a company is properly licensed and insured in case of potential accidents on-site.

At Ridgeline Roofers, we believe in offering peace of mind! All of our contractors are fully licensed and insured to work on your roof. What’s more, we offer fair and timely pricing estimates for your roof installation and replacement while also adhering to strict local code requirements.

It is important to understand how professional roofers provide their measurements before breaking down the material costs. Roofers will often talk about their materials in squares, which are essentially equivalent to 100 square feet or 10×10 foot squares. Roofing estimates are given based on this unique square measurement and the final price is provided when the length and width of the roofing have been added up.

Reshingle A Roof: What Are The Costs Attached?

To reshingle a roof, the national average projects a cost of about $7,200. However, it is important to understand that a large number of factors go into determining this number. The size of the roof, your actual location, and the quality of the materials employed will all impact the final cost. Minor repairs are much more affordable than choosing to reshingle an entire roof. The number of shingles and the materials used will impact the final price of minor repairs, but the national average is about $650 for shingle repair.

The Price Of Three Tab Asphalt Shingles

When we refer to roofing materials, most people find that asphalt three-tab shingles are synonymous with modern roofing. They are the most affordable option on the market only costing about $150 to $200 per square. 

The unfortunate problem with this choice of roofing materials is that it’s very thin. In fact, in most municipalities, these shingles don’t even meet basic building code guidelines as they can’t survive 90 mph winds. If a company is recommending this kind of roofing material, chances are that you should look elsewhere!

Owens Corning is a well-known brand that offers three-tab shingles. However, with a wind resistance of only 60 mph, it doesn’t meet most code requirements and is often seen as a “DIY” roofing option. In the long run, you can save money by choosing a sturdier option for your roofing materials.

Architectural Asphalt Shingles Replacement Cost

Architectural asphalt shingles also fall into the asphalt shingle roof category, but as they last anywhere from 30 to 50 years, they’re a better investment. As these shingles are made thicker than the previously mentioned materials, they are a safer option. Fortunately, these shingles are still highly affordable costing anywhere from $350 to $500 per square with a lifespan of about 30 years. Shingles that can last 50 years are even sturdier asphalt shingles and are considered premium, demanding a price of anywhere from $450 to over $700 per square.

When selecting your roofing company for installation, it is important to choose one that offers an extended warranty for its premium asphalt shingles. Before making your final material selection, ask a company what the given warranty is for the materials. Warranties offered by the manufacturer demonstrate that you have long-lasting quality material on your hands. The warranty itself and any upgrades may run you anywhere from $8 to $20 per square foot. Of course, a professional contractor doesn’t always charge extra for an extended warranty, in which case you can rest assured that you’ve selected a premium material.

Which Roofing Material Do We Recommend?

We highly recommend the laminated Owens Corning shingles that can withstand heavy winds of 110 mph to 130 mph. The SureNail Technology of these laminated shingles ensures extra grip, and the solid WeatherGuard Technology protects against heavy storms.

Shingles are just the basic foundation for the pricing estimate of your roof. There are a number of other add-ons and materials that may impact pricing as well as the actual labor costs. Here are some of the additional costs that can add to your estimate:

1. Nails

Though simple-sounding enough, a roof replacement requires many nails. A typical roof replacement will require at least two boxes of nails. According to a 2018 survey, a solid branded box of nails can cost anywhere from $16 to $27. This is an additional cost that contractors will factor into your final bill.

2. Underlayment

Not only is a sturdy quality underlayment a code requirement, but it is also absolutely essential for blocking moisture from entering your home underneath your shingles. The right underlayment is a final barrier protecting against mold, mildew, and other forms of property damage. 

3. Ice And Water Barrier

An ice and water barrier is an extra invisible layer that can adhere to the outside of your roofing shingles for additional protection. This type of barrier is ideal for locations that have temperatures that dip below freezing and can cause damage to your roofing. As the ice melts, it can result in water seeping underneath your shingles, causing more damage to the foundation of your roof. This layer is a code requirement as well, but we also recommend purchasing two layers to ensure adequate protection. 

*This code requirement is often abused by unscrupulous contractors, so make sure to ask about it before the hiring process.

4. Starter Shingles

Contractors often cut starter shingles from their roofing, but if you’re looking to tap into the manufacturer’s warranty, starter shingles are a must. These shingles are responsible for protecting against elemental water damage and they sit at the edge seams of your roof to redirect water flow and prevent it from entering your home. 

5. Ventilation

To keep pricing estimates low, many contractors make the underhanded move of not replacing your roofing ventilation. Much like anything else in your home, your roof needs proper venting to ensure hot air can escape your home. Not having adequate ventilation in place may mean mold, mildew, and rot in your attic or crawl space. Not only does ventilation prolong the life of your roof, but it will help increase the energy efficiency of your property.

6. Flashing

Roof flashing can help seal joints that may occur on your rooftop, and it is oftentimes used around your chimney. Many contractors simply do not include roof flashing in their pricing estimates either because it not only cuts costs, but it makes their job easier. In order to install flashing, contractors need to cut back wood, siding or cement. It is crucial that you dig deeper and ask any company you’re looking to hire how they handle flashing.

7. Drip Edge

Overlooked and forgotten by roofing companies, a properly installed drip edge is the difference between your gutters functioning or just sitting there. The drip edge is the area that is extended beyond the fascia and is responsible for improving the seamless curb appeal of your property and keeping insects out of your home.

What Are Some Unforeseen Costs That May Arise?

There’s always a possibility that the cost of your roof replacement is higher than what you thought or would have estimated. This is possibly the result of damage you weren’t aware of. If your roof was subjected to storm damage by inclement weather, the plywood may have incurred damage where shingles were ripped off.

Plywood may seem like a basic and low cost item, but in recent years, the demand and cost of plywood have increased. Due to forest fires, inflation, and inclement weather, plywood has been negatively impacted.

If you have roof damage to take care of, it is crucial to act quickly. The longer you wait to have your roof repairs addressed, the costlier it becomes down the line!

Did you know that complex roofing means a higher replacement estimate? Architectural designs and things like skylights can add to the final cost of your roof. However, contractors will also determine a final price based on the materials used, the accessibility of the roof, and the overall slope.

The Labor Costs Of Roof Replacement

Shockingly enough, your roof replacement materials are pretty basic and affordable. Where you can take a hit for your new roof is with labor costs, which account for about 60% of the actual price. If you come across a contractor or a company offering a low, low price, make sure you take a look at the BBB website and see if there are complaints.

The costs of labor may fluctuate based on demand. For example, if your area was ravaged by severe storms, chances are that roofers are in high demand for a time. This means you can also expect labor costs to increase as does the demand. However, if your area remains unaffected by the storms, you may still have trouble finding a contractor to work for you.

Is It Worth Replacing Your Roof?

It’s no secret that a new roof is expensive and does require quite an initial investment. However, a brand new roof installed does increase the value of your home anywhere from $10,000 to $20,000. What’s more is that your roof can last 20 years or more, which makes it a worthwhile investment. 

A new roof roof replacement cost is often a financial burden for many homeowners, but there are some options for financing. First and foremost, if you have a homeowners insurance policy, they may pay for some or all of your roof cost if it was a result of storm damage. At Ridgeline Roofers, we can help you find conclusive evidence of storm damage and help you file the proper paperwork to get reimbursed by your insurance company.

If insurance is not a viable option, you will need to consider taking out a loan from the bank or working with a roofing company that does in-house financing.

Ridgeline Roofers Are Here To Help!

At Ridgeline Roofers, we are proud to offer our fast and friendly services to Sterling, VA residents. Our estimate’s use of cutting-edge drone technology ensures that your estimate is completely valid. We also offer affordable yearly maintenance plans and storm tracking to ensure that all of your roofing needs are properly met.

Most roofing contractors don’t really dig deep to find potential problem areas with your roof, but we do! We assess every area to ensure that the commonly missed zones won’t become a costly problem later on.


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