How much does roof replacement cost?

Asphalt shingles on a 2,000 sq ft home: $8,000–$15,000 installed including tear-off, underlayment, flashing, and cleanup. Impact-resistant: 10–20% premium. Metal standing seam: $15,000–$35,000. Tile: $18,000–$40,000.

How long does a new roof last?

Architectural asphalt shingles: 25–30 years. Impact-resistant: 30–40 years with proper maintenance. Metal standing seam: 40–70 years. Clay tile: 50+ years. Lifespan is affected significantly by attic ventilation, installation quality, and climate.

Does roof replacement increase home value?

Yes — a new roof typically returns 60–70% of cost in added home value and substantially improves marketability. An end-of-life roof is a major buyer negotiating point.

Should I be home during replacement?

You don't need to be home, but someone should be reachable by phone to authorize any unexpected scope changes. Secure wall decorations that might be jarred loose by the impact overhead.

Roof Replacement — Find Trusted Roofing Services Professionals

What Is Roof Replacement?

Roof replacement is a major investment that protects everything below — done right, it provides 25–50 years of weather protection and can improve home value, energy efficiency, and insurance premiums.

Signs It's Time to Replace

Granules filling your gutters consistently, shingles curling or cracked in multiple areas, multiple leaks in different locations, daylight visible through the attic decking, or a roof that's 20+ years old. A professional inspection — not just a visual from the ground — is the basis for a replacement decision.

Choosing Materials

Architectural asphalt shingles: industry standard, 25–30 year lifespan, $8,000–$15,000 installed. Impact-resistant shingles: Class 3 or 4 for hail resistance — worth the 10–20% premium in hail regions. Metal roofing: 40–70 year lifespan, $15,000–$35,000 — lowest lifetime cost. Tile: excellent in hot climates, very long lifespan, requires structural assessment.

The Process

Preparation: materials, permit pull, dumpster. Tear-off of existing shingles, decking inspection, underlayment. Shingle installation, flashing, cleanup. Final permit inspection. Most residential replacements complete in 1–3 days.

Warranties

Three layers: manufacturer's material warranty (25–lifetime), manufacturer's workmanship warranty (certified installers only), and contractor's workmanship warranty (2–5 years). Understanding which covers which failure type matters when issues arise.

What to Look for in a Roofing Provider

State roofing contractor license and general liability insurance (minimum $1M)
Workers' compensation coverage — critical, as roofing is a high-injury trade
Manufacturer certification (GAF Master Elite, Owens Corning Preferred, etc.) for enhanced warranties
Local reputation: a contractor with years of work in your specific city knows local code requirements
Written material specifications in the estimate — not just a total price
Proper permit pulled for replacement (required in most jurisdictions)

Professional Roof Replacement