How much does a new roof cost?
A typical asphalt shingle replacement runs $6,000 to $18,000 for an average home, while metal roofs start around $12,000 and premium tile or slate can exceed $30,000. The biggest variables are roof size and pitch, the material you choose, and how many old layers have to be torn off first.
How long does a roof last?
It depends on the material: asphalt shingles last 20 to 30 years, metal roofs 40 to 70 years, and tile or slate can last a century. Climate and ventilation matter too — poor attic ventilation and repeated storm exposure shorten any roof's life.
How do I know if I need a new roof or just a repair?
Repair usually makes sense for isolated damage on a roof with plenty of life left. Consider replacement if the roof is near the end of its rated lifespan, has widespread curling or missing shingles, is leaking in multiple spots, or already has two layers. A reputable roofer will tell you honestly which situation you're in.
Does insurance cover roof replacement?
Homeowners insurance often covers roof damage from sudden events like storms, hail, or fallen trees, but not wear and tear or neglect. Document the damage, file promptly, and get an independent inspection. Be cautious of contractors who promise to 'waive' or 'cover' your deductible — that's generally not legal.
What's better, metal or shingle roofing?
Asphalt shingles cost less up front and are easy to repair, making them the practical choice for many homes. Metal costs more initially but lasts far longer, handles severe weather well, and can lower cooling bills. If you plan to stay in the home a long time, metal's lifespan often justifies the price.
How long does it take to replace a roof?
Most residential roof replacements take one to three days for an average home in good weather. Larger or more complex roofs, or jobs delayed by rain, take longer. A good crew protects your landscaping and does a thorough nail-and-debris cleanup at the end.
Can I put a new roof over the old one?
Sometimes — many codes allow a second layer of asphalt shingles — but it's usually not the best idea. Overlaying hides the decking condition, adds weight, and typically shortens the new roof's life. A full tear-off costs more but lets the roofer inspect and repair what's underneath.
How can I spot a roofing scam?
Be wary of unsolicited door-knockers after a storm, demands for large upfront cash payments, pressure to sign immediately, and offers to cover your insurance deductible. Legitimate roofers are licensed, carry insurance, provide written estimates, and are happy to give you time and references.