Roof tear-off cost calculator – Overview of pricing components and factors

An average housetop can last 20-30 years if properly maintained. But its lifespan can be significantly reduced by extreme weather conditions like hurricanes, heavy snowfall, or storm events. Once you have spotted multiple damages or leaks, repair isn’t longer an option, as the likelihood of new problems is extremely high. So, you can be recommended to peel off the old roofing material and replace it with a brand-new one. As the size of the budget is often the key bottleneck, let’s discuss in detail the tear-off roof cost. 

When roofing issues occur out of thin air, your home becomes a money pit. Even though a housetop replacement may seem like a big thing, you can benefit from it. The average cost to tear off and replace a roof is about $8.700, while you can shell out twice as much for never-ending repairs. You can spend even less as the national cost range falls between $5.800 and $15.300 for the most popular roofing materials. However, upmarket options like clay and slate tiles may cost you up to $68.000. 

The average cost to tear off and replace a roof

National average cost	$8.700
Low-end cost	$4.500
High-end cost	$68.000
Average cost range	$5.800 - $15.300

The average cost to tear off and replace a roof per square foot and per square

Whatever material your housetop is covered with, contractors will have to remove it to examine the roof decking for damage and rot signs. How much does it cost to tear off a roof per sq. ft.? You can expect to pay anywhere between $0.10 to $4.5. However, the installation cost will depend on the material you go for. If you choose the most popular option in the USA – asphalt shingles – you can fork out from $3 to $5.5. So, the total project can go between $3.5 to $6 per square foot. 

In terms of per square (which equals 100 square feet), the cost of roof replacement (removal included) may range from $350 to $600. The contractor’s fees will eat up 50% of this price. So, the average labor cost to tear off and replace a roof can be anywhere from $150 to $300 per square. Please note that your expenses can be much higher if you need to fix timber rot or a roof support problem. 

The cost to remove and replace a housetop

Cost per square foot	$3.5 - $6
Cost per square	$350 - $600

The national average cost to tear off and replace a roof by roof size

As a homeowner, you want to address your housetop issues without paying through the nose. But it’s easier said than done when you have a 3,000-square-foot roof, as its footage has a direct impact on your expenses. How much does a tear-off roof cost together with replacement? Considering that you can pay anywhere between $3.5 to $6 per square foot, your roof project can fetch from $10.500 to $18.000.

The cost to remove and replace a housetop by size

Roof square footage	Average costs
1,000	$3.500 - $6.000
2,000	$7.000 - $12.000
2,500	$8.750 - $15.000
3,000	$10.500 - $18.000

The average cost to tear off a roof and replace it by material

Housetops covered with clay tiles and asphalt shingles are like two different worlds when it comes to roof replacement expenses. That’s why it’s crucial to focus on the most widespread roofing materials separately to estimate the possible tear-off and replacement roof cost.

Asphalt shingles

Being pocket-friendly and easy-to-install roofing material, asphalt shingles appeal to about 70% of US homeowners. So, chances are high that your housetop is covered with them too. While it can cost you from $5.600 to $11.800 to tear off and replace 3-tab shingles, the same scope of work can set you back from $9.300 to $15.700 for architectural ones. 

Metal roofing

Zinc and steel panels are considered a great investment as they are resistant to weather conditions. However, breaches, failed seams, and loosened fasteners can lead to leaks and roof structural damage. You can pay from $13.750 to $38.000 depending on the metal used. 

Tile roofing 

Natural roofing materials like slate and concrete tiles offer durability and Mediterranean aesthetics. But their prices make them an out-of-reach option for many homeowners. How much does a roof tear-off cost when combined with replacement?

• Slate roofing. While synthetic roofing may come with a price of $13.000 to $25.800, its natural counterpart can cost you from $23.000 to $71.000.
• Clay roofing. As most contractors charge from $10 to $20 per square foot, you can expect to pay from $20.000 to $40.000 for a 2,000-square-foot housetop.
• Concrete roofing. Depending on the location and your roof complexity, you can spend from $16.000 to $36.000.  

The cost to remove and replace a housetop by material

Roofing material	Average costs
Asphalt 3-tab shingles	$5.600 - $11.800
Architectural shingles	$9.300 - $15.700
Metal roofing	$13.750 - $38.000
Slate roofing	$13.000 - $71.000
Clay roofing	$20.000 - $40.000
Concrete roofing	$16.000 - $36.000

Factors affecting the cost of a roof tear-off and replacement

Established contractors never offer flat rates for roof removal followed by material replacement, as every project comes with hundreds of nuances that need to be considered. Each of them can affect total expenses upwards or downwards. Here are some factors driving the roof tear-off and replacement cost:

• Roof size and design. The larger your housetop is, the more time it’ll take to complete the project. Decorative elements like chimneys and skylights make things challenging, increasing labor costs. 
• Roof slope. You can keep your expenses low with a flat roof. But it doesn’t work for housetops with steep pitches with a rise-to-run ratio of 4:12 or more.  
• Roofing material. Removal and replacement of slate and clay tiles require more effort as these roofing materials are much heavier than asphalt shingles, for example. 
• The number of roofing layers. The cost to tear off a roof with a few layers of roofing material can be doubled. 
• The need to rent a dumpster. If your contractor doesn’t provide construction waste disposal services, you may have to rent a dumpster for up to $600 per week. 

If you fail to find a certified roofer in your area, don’t worry. MyHomeQuote is a treasure trove of the best contractors in the USA. We cover megapolises and small cities across the country, meaning you can strike this point off your to-do list in a few minutes. Fill in the form below to kick off!

Additional services adding to the total roof tear-off cost

Your roof health and geographical location can make you shell out for extra services to achieve the optimal result. The list of the most sought-after options includes but is not limited to:

• Permits. Roof removal and replacement are considered construction jobs and require permits. Depending on your local regulations, you can spend between $250 and $500. 
• Inspection. If you hire a reputable roofing contractor, these expenses might be included in the overall cost of your roofing project. Otherwise, you can pay from $100 to $350.
• Underlayment replacement. Going for synthetic underlayment can cost between $1.5 and $3 per sq. ft., while the price of asphalt or felt underlayment can be $0.20- $0.50 per square foot.
• Roof decking/sheathing. The cost of replacing roof decking or sheathing can range between $2.5 and $5 per square foot.
• Soffits and fascia replacement. While fascia replacement may set you back from $4.5 to $11 per linear foot, soffits may cost you $4 to $23 per linear foot.
• Drip edge replacement. You can spend between $1 and $3 per linear foot for materials and labor.
• Roof repairs. The cost of roof repairs will depend on the extent of damage and the material being used. Most homeowners spend from $160 to $400 to fix small issues and between $1.000 and $3.200 for major repairs. 
• Roof vents replacement. You can fork up from $170 to $700 based on the number of vents you need to replace.

The cost of extra services

Service	Average costs
Permits	$250 - $500
Inspection	$100 - $350
Underlayment replacement	$0.2 - $3 *per sq. ft.
Roof decking/ sheathing	$2.5 - $5 *per sq. ft.
Soffits and fascia replacement	$4.5 - $23 * per linear foot
Drip edge replacement	$1 - $3 *per linear foot
Roof repairs	$160 - $3.200
Roof vents replacement	$170 - $700