There are lots of reasons why a roof replacement will vary so much in cost from one house to another. There are many things to consider such as the scope of the project (is the entire roof being replaced, or just a portion?), the condition the structure is in (is this a property where a portion of the roof has come off?), the kinds of materials you choose and what the actual labor will be.
Roofing Material Costs
The most common roofing materials are metal and asphalt shingles. Each of them has its benefits and things you should think about.
Asphalt Shingles
Covering a one-family home with a firm, solid roof will cost you about $5,000 to $12,000 depending on whether you use asphalt shingles. Considered one of the most common roofing materials, it is less expensive than metal roofing. However, they are not as energy efficient as metal roofs. If you’re looking for cooler summers and warmer winters, this roofing material may not be your best bet compared to metal roofing.
Asphalt shingles will last anywhere between 15 to 30 years, depending on the climate of the area and the local environment (a lot of trees, for example, can cause leaf piles on roofs that can be breeding grounds for mold). To keep them lasting longer, these kinds of roofs need regular maintenance and to be checked one a year.
So while asphalt shingles are much less expensive to put up than a metal roof, you will spend more in the long run on energy costs and maintenance.
Metal Roofing
Metal roofs are much more economical than asphalt shingles, and they are very popular as well. First, they last longer than asphalt shingles and can stay on a building for 50 years with little maintenance. Metal roofs can cost anywhere from $200 to $900 per square foot, whereas even high-end asphalt shingles will cost $200 at most. The savings over time, however, make up for the high up-front costs. Metal roofs are more energy-efficient, require hardly any maintenance, and may last double or triple the amount of time of a roof with asphalt shingles.
Issues That Will Cost More
Keep in mind that these are ballpark figures. If you have a mold problem or any other issue, it is going to require workers to replace beams, whole sections of your attic, etc. Issues that will not only take longer, and add to your roof replacement timeline, are:
Pitch and Slope
The complexity of the design of the roof also makes a difference on costs. That’s what the pitch and slope refer to. You’ve probably seen Tudor style homes with many lovely but steep slopes. The more pitch a roof has, the more complex and difficult the roofing job will be. If the roof isn’t walkable because of the extreme slope in the roof, then extra safety equipment and harnesses will be necessary to get the job done.
Issues with skylights
When replacing your roof, you will want to consider your skylights. A common problem people have with skylights is that they leak water. If you’re already having problems with them, then the least expensive solution is to replace the roof without new skylights. Depending on the kind of skylight, you could be adding anywhere from $800-$1,500 to your total roof replacement cost per skylight.
Mold problems
Wood is an organic material, meaning that it is especially sensitive to the elements. It expands and contracts when it gets wet, which distorts it and warps its shape. But in addition to that, moisture leads to mold. Mold is a microscopic living fungus that eats away at the wood, and spreads from beam to beam, and sometimes within walls. In extreme cases, the musty smell is obvious once walking into the house, certain rooms, or the attic. The wood eventually becomes spongy, and the integrity of the wood is compromised. Any mold problem will add to your costs because all of the affected pieces of wood must be removed and replaced.
If you live in a neighborhood with a lot of tall trees, then no doubt leaves are falling and collecting on your roof. It’s important to have your roof professionally cleaned if you see a lot of leaves collecting. Otherwise, the rotting organic material will begin to mold and break down the materials in your shingles. With your new roof, you can start over with a new maintenance schedule to prevent mold from becoming a problem.
Damage from Seattle Winters
Depending on the pitch of the house, snow might slide right off, or it might get trapped on flatter parts of your roof. Or the weight of snow can cause branches to break off nearby trees. Either way, you end up with a crack or a hole in the roof.
Home Care Contractors Can Help You Save
You’ve probably done your research online and learned that you can install a roof yourself if you are looking to install asphalt shingles. And while do-it-yourself videos make it look very easy, the truth is that you risk severe, permanent injury if anyone falls off a roof because they were not wearing a safety harness, or protected in other necessary ways.
Our experienced roofers care about customer satisfaction, and that is why we provide you with a detailed listing of all the costs associated with your roof replacement in Seattle. Our written estimates will allow you to consider what costs you want to cut or what you would like to put the money into, such as when you’re deciding whether or not to keep or get rid of skylights. In fact, we know that getting your roof replaced and changing the look of your home is a big decision, and we are happy to help you understand what options you have. Call today to set up an estimate appointment with one of our professional roofing contractors.