Replacing your roof is a major investment and a big decision. You have to navigate confusing terms, feel confident in who you’re hiring, and understand exactly where your money is going. The good news? You don’t have to be a roofing expert to get it right.
I’m putting my 10+ years of experience in the roofing industry to work by answering the most common questions homeowners have about roof replacement, all in one place.
When Should You Replace Your Roof?
A well-installed roof is built to last. For an architectural asphalt shingle roof (the most common type in the U.S.), the average lifespan is 22-25 years. However, other issues can force an earlier replacement:
- Continuous Leaks: If you have leaks that keep popping up in different areas, it’s a clear sign of a widespread problem. Frequent repairs are just a temporary fix for a roof that has reached the end of its life or was installed improperly.
- Curling, Cracked, or Missing Shingles: These are classic signs of an aging roof. While missing shingles can sometimes be fixed, widespread damage signals that the entire roof’s lifespan is up.
- Vegetation Growth: Seeing moss or other plant growth is a sign of an older roof. While algae streaks don’t necessarily mean a replacement is needed, they are a sign of a 10-15 year old roof.
- Missing Granules: Granules are the small pieces on your shingles that protect them from UV rays and fire. As a roof ages, it’s natural for them to shed. If you start finding lots of them in your gutters or on the ground, your roof’s protection is wearing away and it’s time to consider a replacement.
- Rotten Wood in the Attic: Seeing dark spots or discoloration on the underside of your roof’s wood decking is a major red flag. This means water has gotten through, and the structural integrity of your roof is compromised.
- Your Neighbors Are Getting New Roofs: If several homes in your neighborhood that were built around the same time as yours are getting new roofs, it might be a sign that yours is due as well. After a strong storm, this is often a sign that their insurance companies approved a replacement, and it may be a good idea for you to get an inspection too.
How Much Does a Roof Replacement Cost?
It’s impossible to give you an exact price without an inspection, but we can give you a realistic idea of the costs. According to the 2023 Cost vs. Value Report, the average cost of a roof replacement is about $29,136. However, this is a general number that doesn’t account for your specific location or home size.
In a more specific example, the average roof replacement in the Nashville, Tennessee area costs around $15,000. Keep in mind that prices are expected to continue rising in 2024 due to material costs.
The final price depends on several factors, including:
- Your roof’s size, complexity, and number of stories
- The specific roofing material and components you choose
- The number of existing shingle layers that need to be removed
- Labor, time, and the roofer’s operating costs
- Dump fees and permits
How Can You Pay for a Roof Replacement?
You can pay for a new roof with cash, check, or a credit card. If you have storm damage, your homeowners’ insurance company may even cover the cost.
However, if you’re worried about the upfront cost, you can finance your roof replacement just like you would a car. Financing breaks the total cost into affordable monthly payments, taking the financial burden off you. Most roofing companies offer financing either directly or through a third-party company.
