How Much Does it Cost to Replace a 2,000 Sq Foot Asphalt Roof?
On average, an asphalt roof can last 15 to 30 years. This makes asphalt roofing one of the most popular roofing options available to homeowners in the US. Over 80% of residential roofs consist of asphalt shingles.
Since asphalt roofs offer durability and versatility while boasting a Class A fire rating, it’s no wonder homeowners choose them as their primary roofing material.
If you’re in need of a new roof, you’re probably wondering how much a 2,000-square-foot asphalt roof costs. This asphalt roof guide explains all that and more, so be sure to keep reading.
Benefits of an Asphalt Roof
Before diving into the cost of an asphalt roof, let’s take a quick look at some of the benefits of utilizing asphalt for your next roofing project. This will help you in determining the best roofing material for your upcoming project.
Asphalt roofs provide versatility. You can choose from a variety of colors, shapes, and sizes. Their versatile shape makes them ideal for any roof, as they cover most roofs seamlessly, although slope requirements must be taken into consideration.
Class A Fire Rated
Asphalt roofs are Class A fire rated, helping protect you and your loved ones in the event of a fire. They work to prevent a fire from spreading and penetrating your home.
If you live in a noisy area, asphalt roofs are known for their insulating properties. Not only do they provide energy efficiency, but they work to keep exterior noise from entering your home.
Asphalt shingles come in medium and dark tones, reflecting the sun’s infrared radiation. They reduce your roof’s surface temperature. This can reduce the amount of energy needed to cool your home.
Unlike metal roofs, asphalt roofs don’t rust. This keeps you, your family, and your home dry, despite exterior weather conditions.
A 2,000-square-foot asphalt foot can cost anywhere from $9,500 to $20,000. The discrepancy lies within the quality of materials you purchase and labor, something that varies depending on your location.
The slope of your roof and the intricacy of the overall job will also play a role in labor, as a job that requires longer to complete will cost more.
Cost Per Square Foot
On average, you can expect to pay between $4.25 and $6.50 per square foot when installing asphalt shingles. This equates to $425 to $650 per square, as asphalt roofing is installed in squares.
The price is impacted by the type of asphalt shingles you choose. You can select from 3-tab, dimensional, and luxury. Dimensional shingles are among the most widely used due to their affordability and array of color and style choices.
Strip shingles, also called 3-tab shingles, are among the most basic of all asphalt shingles. They’re also among the most commonly used. They consist of one layer of asphalt and have a flat, slate-like appearance.
Their single-layer construction reduces their weight and cost. Before designer shingles hit the market three decades ago, strip shingles were the predominant shingles used for roofing. They’re common among builders that manufacture affordable homes and homeowners looking to replace existing strip shingles.
On average, you can expect to pay $305 per square for a tab of strip shingles. For a 2,000-square-foot roof, you need roughly 26 tabs or 78 bundles of strip shingles.
Dimensional shingles are also known as architectural shingles or laminate shingles. Unlike 3-tab shingles, these consist of two or three layers of asphalt. They give off a ticker appearance, for a multi-dimensional look similar to natural wood and wood shake roofing.
These heavier asphalt shingles typically come with a heftier warranty.
On average, dimensional shingles cost $480 per square and $160 per bundle.
Luxury shingles are the gold standard of asphalt shingle roofing. They’re the highest quality when compared to 3-tab and dimensional shingles, and offer premium protection from harsh weather while boasting an aesthetically pleasing look.
They’re realistic looking and closely resemble old-world wood shake roofing styles, and can last upwards of 30 years. Architectural roofing shingles rated to last 50 years can cost $450 to $700 per square.
As with the cost of shingles, labor varies. On average, you can expect to pay anywhere from $1.00 to $6.00 per square foot when having asphalt shingles installed.
However, a roof replacement requires your existing roof to be removed, especially if it’s sustained damage from the elements. This initial phase of your roof replacement process can cost $1.00 to $5.00 per square foot.
Some roofing companies charge hourly, usually from $40 to $80 an hour. However, some companies are much more expensive and can charge as much as $250 an hour. The area you reside in along with the scope of work will determine each roofing company’s hourly rate for the labor.
Labor is also affected by the location of the job, wages from season to season, as these fluctuate, and the overall workload of each job. If you’re willing to install your new asphalt roof during a lower demand period, you have the potential to save money.
Some roofs require repairs before beginning work. Rotting timbers must be removed, and occasionally heavier materials require new supports.
This can cost anywhere from $380 to $2,000. How extensive these repairs are will determine the exact cost.
The Slope of Your Roof
The slope of your roof plays a role in the overall cost of your roofing project. Roofs with a higher slope often require additional materials, from nails to roofing cement.
The higher the pitch of your roof, the more dangerous the project. This also affects cost, as roofing companies need to use specialized scaffolding equipment to keep their workers safe during the removal and installation process.
Roofing companies that perform high-risk installations often have higher monthly premiums to pay to their insurance providers, thus raising the overall cost.
You may be wondering what causes such a wide discrepancy in cost. With labor prices varying from $1.00 to $6.00 per square foot and roofing materials varying significantly, several factors affect the cost of your roof installation.
For starters, some roofing companies offer warranties. Ideally, any company you work with should offer some type of manufacturer warranty on materials, but other companies may offer warranties on the craftsmanship of the work itself.
When shopping around for roofing estimates, if any seem too low, be sure to ask if any type of warranty is included, and for how long.
Type of Work Being Completed
Another variation in cost is the overall scope of work. A roofing company may lowball you with an offer if they’ve failed to inspect your entire roof. This leaves you vulnerable to unforeseen costs as they begin the work.
Ensure a roofing company inspects your entire roof. They should look for issues surrounding your flashing, vent caps, and your chimney. A roofing company should also inspect your roof from inside the attic, ensuring your insulation, decking, and ventilation are up to par.
If a roofing company gives you a generic estimate without thoroughly inspecting your roof up close, you run the risk of unforeseen expenses during installation.
Demand and how well established a company is will play a role in what they charge. A company with 1,000+ 5-Star Google reviews may have higher labor costs than a new company looking to expand its client base.
The quality of the materials you choose will greatly impact the cost of your roof replacement. While the lowest price might initially seem like a good idea, remember the adages, “You get what you pay for,” and “Penny wise and pound foolish.”
Choosing higher-quality materials provide longer-lasting protection that often requires fewer repairs. And more importantly, higher-quality materials better protect your home from the elements and other external threats.
An example is felt underlay versus rubberized asphalt underlay. Although felt underlay is more cost-effective and water-resistant, it pales in comparison with rubberized asphalt underlay. Rubberized asphalt underlay is completely waterproof and can last indefinitely when properly cared for.
Determine your budget and choose materials that will protect your home and your family.
What’s Included in the Estimate?
Once you begin shopping for your new asphalt roof, you’ll want to confirm what’s included with the estimate.
Your estimate should include the removal of up to two layers of old asphalt roofing. New asphalt shingles should be installed on flat surfaces, and old shingles can prevent the even installation of your new roof.
Additionally, old shingles can prevent roofers from properly installing essential water and ice leak barriers, which is why roof replacements are ideal.
Your estimate must include the installation of new underlayment, as previously discussed (and remember that choosing a mire durable underlayment can affect the total cost), chimney re-flashing, and water and ice shields. These should be installed in the eaves and valleys of your roof, as per your local building codes.
Last but not least, your estimate should include some type of warranty, preferably a 5-10 year warranty on workmanship. It’s completely reasonable to expect companies in the same industry to charge different prices, as the duration of time in business and overall demand will impact their hourly rate.
What to Look For in a Roofing Company
Before agreeing to pay thousands if not tens of thousands of dollars for an asphalt roof replacement, there are some important factors to look for in a roofing company. Let’s begin with company history.
How long has the company you’re interested in hiring been in business? It’s important to hire a professional roofing company with an established reputation. This will allow you to check the quality of their work and their ability to perform up to client expectations.
Licensing and Insurance
Before beginning work on your roof, you need to ensure a roofing contractor is licensed and insured in your state. They will typically have their information readily available for you, but you can check with your local municipality to double-check.
Licensed and insured roofing contractors are familiar with local and state building codes and apply for the necessary permits and inspections.
Not everyone can afford to pay for a roof replacement upfront. This is why so many roofing contractors offer financing options. However, it’s essential that you get any financing agreements in writing and upfront.
Speak to a knowledgeable employee about the terms of your financing agreement, interest rate, late fees, and so forth.
Although your roofing contractor should thoroughly inspect your roof before beginning work and issuing you an estimate, it’s important to discuss what happens in the event of unexpected repairs.
Will your roofer allot additional time? How do they handle unforeseen issues that may arise? Ask these questions before signing any contracts.
As previously discussed, many roofs come with warranties from the manufacturer. However, some of these warranties may hinge on an authorized roofing contractor installing the materials.
An unauthorized installer might void your warranty, so ask before signing any contracts.
Look at previous roof installations, check online reviews (not just the ones on the company’s website), and ask for references. This will give you some insight into the type of work the company you plan to hire uses, along with their professionalism and how they’re perceived by customers.
The Best Asphalt Roof for Your Needs
No matter what type of asphalt roof you install, you can expect to pay anywhere from $9,500 to $20,000. The price of your roof will ebb and flow depending on unforeseen repairs and which type of materials you choose, but hopefully, this article provided you with insight into average costs.
Remember to shop around, get several estimates, and choose a roofing material that will provide long-lasting protection for your home.
Best Roofing Estimates is your one-stop shop for all your roofing needs. Request a free roofing quote today and start preparing for your next roofing project. No matter what type of roof installation you need, we’ve got the perfect contractor for you.