Roofing Replacement & Repair: Pricing Guide

When It Comes to Maintaining Your Home, the Roof is One of the Most Critical Components

A well-maintained roof not only protects your home from the elements but also enhances its overall aesthetic and value. Understanding the cost of roof replacement and repair can help you make informed decisions and plan your budget accordingly. In this guide, we’ll break down the pricing for our roofing projects to give you a clearer picture of what to expect.

Roof replacement and repair costs can vary significantly based on several factors, including the size of your home, the materials used, and the complexity of the project. Whether you have a small house or a large one, it’s essential to have a clear understanding of the potential expenses involved.

Below, we’ve detailed the price ranges for different sizes of homes we serve in Chicago’s Northwest Suburbs, to help you get started on your roofing project with confidence.

Roof Replacement Pricing

Small Garage, Shed or Gazebo (Price Range: $3,600 – $4,800)

Replacing the roof of a small garage, shed or gazebo (600 sq. ft.) requires the least amount of new material costs and labor, and can typically be finished quickly. Price range depends on what is required from our team and what products will be used.

Small House (Price Range: $7,500 – $15,000)

Replacing the roof of a small house (1,000-1,500 sq. ft.) typically involves fewer materials and less labor than larger projects, making it cost-effective. However, it’s still crucial to consider the quality of materials and the reputation of the contractor to ensure a durable and long-lasting roof.

Average House (Price Range: $15,000 – $20,000)

For an average-sized house (2,000-2,500 sq. ft.), the cost of roof replacement increases due to the larger surface area and potentially more complex roof structures. Investing in high-quality materials and skilled labor can provide better protection and enhance the lifespan of your roof.

Large House (Price Range: $22,000 – $40,000)

Large houses (3,000-5,000 sq. ft.) require more extensive work, including additional materials and labor. While the upfront cost may be higher, opting for top-tier materials and experienced contractors can save you money in the long run by reducing the need for frequent repairs and replacements.

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Roof Repair Pricing

To simply exist as a roofing and siding company, our team is responsible for covering insurance, licensing, liability, and the risk for the challenging work that we do, while continuously updating our skillset. Labor, materials, and a reliable, lasting relationship with our company are also important considerations: each job we do comes with a guarantee that we will stand by our work. These overhead costs and considerations are part of our pricing.

Small Repair (Price: Minimum $850)

Minor repairs for small houses are generally straightforward and less costly. Addressing issues promptly can prevent more extensive damage and costly repairs down the line.

Medium Repair (Price: In the $2,500 Range)

Repairs for average-sized houses may involve fixing leaks, replacing damaged shingles, or addressing structural issues. Investing in timely repairs ensures the integrity of your roof and protects your home from further damage.

Large Repair (Price: In the $7,500 Range)

For large houses, roof repairs can be more complex and labor-intensive. Addressing significant issues promptly can prevent the need for a full roof replacement and protect your investment in your home.

Additional Factors Influencing Roofing Costs

Height and Pitch

Replacing a shingle roof is more expensive if your roof is high and has a steep pitch. This type of work is more challenging and dangerous, requiring your contractor to use specialized safety equipment. These factors can add $1,000 to $3,000 to the total labor cost. Most residential roofs have a pitch between 4:12 and 9:12. Roofs with a pitch steeper than 6:12 are considered hazardous and often come with an additional charge.

Labor

Labor costs can constitute up to 60% of the total project cost. Contractors typically charge around $2 per square foot, but this rate can vary based on the complexity of the roof. Simple roof installations might take one to two days, while more complex projects can take three to five days, affecting the overall cost.

Materials

Shingles are only one component of a roofing system. Additional materials such as roof underlayment, flashing, moisture barriers, and fasteners must also be factored into the budget. For those planning to install metal roofing, it’s advisable to include furring strips to enhance ventilation and reduce condensation.

Shingle Removal

Before a new roof can be installed, the old shingles must be removed. This process usually costs between $1 and $5 per square foot, with most homeowners spending between $1,000 and $1,500. Some contractors may charge by the hour, typically ranging from $50 to $80 per hour.

Reinforcement

For heavier roofing materials like slate or clay, roof reinforcement may be necessary. This can cost between $1,000 and $2,000 per rafter. Reinforcing the entire roof of a house can exceed $10,000.

Roof Repairs

Pre-installation roof repairs might be required, costing most homeowners between $400 and $2,000. Major repairs, such as fixing sagging or repairing trusses, soffits, and fascia, can be more expensive. If repair costs become too high, it may be more economical to opt for a complete roof replacement.

Warranties

Most shingle brands offer product warranties that range from 20 to 50 years, but these often exclude workmanship. It is advisable to ask your roofing contractor if they offer a workmanship warranty, which typically includes annual inspections and minor repairs to extend the roof’s lifespan.

Cleanup Fees

Roof replacements usually involve a disposal and cleanup fee for old materials. This fee covers additional labor and the cost of a dumpster rental, which typically costs around $500 – $1500 depending on the quantity and type of materials. For example, brick weighs more than cedar, so would cost more to dispose of.

Understanding Roofing Squares

A roofing square is a crucial unit of measurement in the roofing industry, representing 100 square feet of roof surface. This standard measurement simplifies material estimation, helping to calculate costs and ensure that enough materials are ordered.

Why Roofing Squares Are Used?

Roofing squares standardize measurements, simplifying calculations, streamlining communication among contractors and suppliers, and ensuring consistent pricing models. This makes the bidding process straightforward and maintains industry standards.

Measuring Roofing Square Footage

To measure your roof’s square footage:

Draw a diagram of your roof, including all sections.
Measure the length and width of each section.
Multiply the length by the width to get the square footage for each section.
Add the square footage of all sections for the total roof area. For example, a roof 20 feet long and 10 feet wide has an area of 200 square feet.

Determining the Roof Pitch Factor

The roof pitch affects the actual surface area. Measure the vertical rise over a 12-inch horizontal run to find the pitch factor. Use a pitch factor chart or calculator to determine the factor, such as 1.118 for a 6/12 pitch.

Understanding Waste Percentage in Roofing

Account for waste percentage when estimating materials. Standard waste percentages are 10-15%, accommodating cuts, overlaps, and errors. Complex roofs require higher waste percentages due to more cuts and overlaps.

Calculating Roofing Squares

To calculate roofing squares:

Measure the total roof area in square feet.
Adjust for the roof pitch by multiplying the total area by the pitch factor.
Divide by 100 to convert to roofing squares.
Add the waste percentage to ensure enough material. For example, for a 2,000-square-foot roof with a 1.158 pitch factor and a 15% waste percentage:
- Adjusted square footage: 2,000 sq ft * 1.158 = 2,316 sq ft
- Roofing squares: 2,316 sq ft / 100 = 23.16 squares
- Including waste: 23.16 squares * 1.15 = 26.63 squares

Technological Advancements in Roofing

AI-Powered Roof Inspections

Modern technology, like AI-powered damage detection using drone-captured photos, has revolutionized roof inspections. This method provides quick, precise damage assessments, eliminating the need for traditional test squares and allowing customers to see real-time inspections.

Speed Squares and IMGING Detect

Speed squares enable rapid roof measurements, aiding in accurate material ordering. IMGING Detect, utilizing AI technology, enhances damage detection and roof assessments. It integrates with platforms like Xactimate and RoofWriter for detailed, accurate estimates, improving efficiency and reducing re-inspections.

Contact Us Today!

Understanding the cost of roof replacement and repair is crucial for homeowners planning their next home improvement project. Whether you need a complete roof replacement or minor repairs, being informed about the price ranges helps you make better decisions and ensures you get the best value for your investment. Through a thorough roof inspection process, Holda Construction Roofing and Siding can provide you with an accurate estimate tailored to your specific needs. Contact us today if you’d like to learn more.

Investing in your roof is investing in the safety, comfort, and value of your home. By planning ahead and budgeting appropriately, you can ensure your home remains protected and looking its best for years to come.

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“Mariusz provided a full scope and cost of project promptly, and the crew got our roof repair done quickly and to high standards. ”

Dave Busa — Google Review

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