What is Roofing Cost?
Roofing cost is the total expense for repairing or replacing a roof, including materials, scaffolding, labor, and disposal of old materials. The roof type (pitched vs flat), material choice (asphalt shingles, metal, tile, slate), and property size are the main cost drivers. For exterior maintenance planning, also estimate exterior painting costs.
The Formula
Total Cost = Roof Area (sqft) × Cost per Sqft + Scaffolding + Material Type Premium
Scaffolding or lift equipment is typically $1,500-3,000 for a standard home and is required for most roof work. Material premium reflects the difference between asphalt shingles (baseline), metal (+50%), and natural slate (+100%).
Worked Example
A 1,200 sqft pitched roof needs re-roofing: $10/sqft for labor and materials, $1,500 for scaffolding, and a $1,000 premium for architectural shingles.
- Base cost = 1,200 × $10 = $12,000
- Scaffolding = $1,500
- Shingle upgrade = $1,000
- Total = $12,000 + $1,500 + $1,000 = $14,500
📌 The full roof replacement costs $14,500, $12.08/sqft all-in. This is mid-range for an architectural shingle re-roof of a standard home.
Why This Matters
Prevent water damage
A failing roof causes mold, structural damage, and ruined insulation. A $14,000 roof replacement prevents $30,000-80,000+ in interior damage from leaks left unaddressed.
Energy efficiency
Modern roofing with proper insulation reduces heating and cooling costs by 15-25%. When re-roofing, upgrading insulation at the same time adds only 10-15% to the project cost but saves hundreds annually on energy bills.
Insurance compliance
Many home insurance policies require roofs to be in sound condition and may deny claims for water damage if the roof was visibly deteriorated before the event. Some insurers refuse to renew policies on homes with roofs over 20 years old without a professional inspection report.
Common Mistakes
❌ Patching when replacement is needed
Repeated patch repairs on an old roof (20+ years) are false economy. If patches cost $800-1,500 each and you need 2-3 per year, replacement becomes cheaper within 3-5 years and provides 25-50 years of protection.
❌ Not checking building permits
Most like-for-like re-roofing requires a building permit in most jurisdictions. Changing materials or altering roof structure may require additional approval. Check with your local building department before starting to avoid fines and costly reversals.
❌ Ignoring ventilation during re-roofing
Poor attic ventilation traps heat and moisture, cutting shingle lifespan by 20-30%. A re-roof is the most cost-effective time to add or upgrade ridge vents and soffit vents, adding only $300-600 to the project versus $1,500+ as a standalone job.
Industry Benchmarks
| Category | Good | Average | Poor |
|---|---|---|---|
| Shingle re-roof | $8,000-12,000 | $12,000-18,000 | $22,000+ |
| Flat roof per sqft | $5-8 | $8-12 | $15+ |
| Warranty coverage (manufacturer) | 30-50 years | 20-30 years | Under 15 years |
Source: Angi/HomeAdvisor True Cost Guide
Benchmark data sourced from Angi/HomeAdvisor True Cost Guide.