To a homeowner, replacing a roof may not be at the top of the list when it comes to home maintenance; it can be an intimidating investment, beyond just the installation of the new roof. When the time comes to apply significant roof leak repairs, one may consider just replacing the roof system altogether and starting over. At this point, you should contact a contractor (actually, talk with a few different companies).
Roof replacement costs can have a wide range, once the contractor considers the size of the roof, the materials desired to make up the new system, the pitch of the roof (which matters more than one would think), and the accessibility of the materials. The flashing, cement, and plywood on your roof could also be needed to be replaced, chimneys could require repainting, and if there are skylights, they might have to be resealed.
Before the new system can be installed, the pre existing shingles will need to be removed and discarded, which is another expense that will be added into the project. If the contractor cannot get a truck close to your roof to carry away discarded materials, they may charge you for the labor to carry those materials to the truck, as silly as that may sound.
The roof system you want installed varies in cost based on the materials used. Asphalt shingles for pitched roofs are the least expensive, and a full installation will cost you around $9,000, while a slate roof will cost you upwards of $25,000, and that is a low estimate. The pitch of the roof also comes into account, as steep roofs with a pitch of 7×12 or more (for every 12 inches in length, the roof rises 7 inches) will require workers to wear harnesses and shingles or another material couldn’t simply be stacked on the roof itself, like you could with a lower pitched roof, and this will increase labor costs.
Before you decide all of the details of your roof, consider this: some contractors who offer low bids to install your roof will most likely not carry any insurance at all, and their work will be mediocre at best, requiring you to hire someone else to finish the job correctly. When you search for the right company, do some heavy digging and look into their business history; contact previous clients and ask them about the service they received and whether they would recommend the company to you or a friend. You should also look up the location of their office to verify that it is an actual business, and it would be wise to look at their financial statements to ensure they run a sound business and use their resources wisely. When they submit their project proposal to you, go over the contract with them and make sure they have insurance coverage you don’t want to be sued after an accident occurs on the job simply because you only glanced over the contract. Remember to take your time, and happy hunting!