Replacing the roof on an 1100 square foot house typically costs between $4,400 and $11,000, with most homeowners spending an average of $7,700. This price varies significantly based on roofing materials, labor rates in your region, roof complexity, and additional requirements like removing old roofing or addressing structural issues. Understanding these cost factors helps you budget appropriately for this significant home improvement project while ensuring you get quality work that protects your investment for years to come.
| Roof Replacement Cost Factors | Average Cost Range (1100 sq ft) |
|---|---|
| Asphalt Shingles | $4,400 – $6,600 |
| Metal Roofing | $8,800 – $16,500 |
| Cedar Shakes | $9,900 – $16,500 |
| Clay/Concrete Tiles | $11,000 – $22,000 |
Several key factors influence the final price you’ll pay to replace a roof on an 1100 square foot house. The roof’s pitch, complexity, accessibility, and your geographic location all significantly impact the overall project cost. Understanding these variables helps you get more accurate estimates and budget accordingly.
Steeper roofs require more safety equipment, take longer to work on, and may require specialized installation techniques. A complex roof with multiple levels, dormers, skylights, or chimneys will be more labor-intensive and require additional materials for proper flashing and sealing.
The condition of your existing roof structure matters too. If there’s water damage or rot in the decking or rafters, these structural issues will need to be addressed before new roofing can be installed, adding to the overall cost.
The time of year can also affect pricing. Many roofing companies charge premium rates during their busy season (typically summer and fall), while you might secure better rates during winter or spring when demand is lower.
Roof Pitch and Complexity Factors
| Roof Feature | Cost Impact |
|---|---|
| Low Pitch (3/12 or less) | Standard installation cost |
| Medium Pitch (4/12 to 8/12) | 10-20% increase |
| Steep Pitch (9/12 or greater) | 20-40% increase |
| Multiple dormers/skylights | $100-$250 per feature |
| Chimney flashing | $200-$500 per chimney |
Roofing Material Costs for 1100 Square Foot House
The roofing material you choose is the most significant cost factor in your roof replacement project. For an 1100 square foot house, material costs alone can range from $2,200 to $13,200 depending on your selection. Each material offers different benefits in terms of durability, appearance, and energy efficiency.
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Asphalt shingles remain the most popular and affordable option, costing around $2-$5 per square foot. These typically last 15-30 years depending on the quality and climate conditions. For premium architectural or dimensional shingles, expect to pay $4-$6 per square foot with a longer lifespan of 25-40 years.
Metal roofing offers exceptional durability and comes in various styles. Standing seam metal roofing costs $8-$15 per square foot and can last 40-70 years. Metal shingles that mimic the look of other materials typically cost $7-$10 per square foot.
Cedar shakes provide a beautiful natural appearance costing $9-$15 per square foot with a lifespan of 20-40 years. They require more maintenance than other options but offer excellent insulation properties.
Clay or concrete tiles create a distinctive look often associated with Spanish or Mediterranean architecture. These premium materials cost $10-$20 per square foot and can last 50+ years, though your roof structure must be capable of supporting their substantial weight.
Detailed Material Cost Breakdown
| Roofing Material | Cost per Square Foot | Total Material Cost (1100 sq ft) | Average Lifespan |
|---|---|---|---|
| 3-tab Asphalt Shingles | $2.00-$3.50 | $2,200-$3,850 | 15-20 years |
| Architectural Shingles | $4.00-$6.00 | $4,400-$6,600 | 25-40 years |
| Metal Shingles | $7.00-$10.00 | $7,700-$11,000 | 30-50 years |
| Standing Seam Metal | $8.00-$15.00 | $8,800-$16,500 | 40-70 years |
| Cedar Shakes | $9.00-$15.00 | $9,900-$16,500 | 20-40 years |
| Clay/Concrete Tiles | $10.00-$20.00 | $11,000-$22,000 | 50+ years |
| Slate | $12.00-$25.00 | $13,200-$27,500 | 75-100+ years |
Labor Costs for Roof Replacement
Labor typically accounts for 40-60% of the total roof replacement cost. For an 1100 square foot house, labor costs generally range from $2,200 to $6,600, depending on roof complexity, material choice, and regional labor rates. More complex roof designs or materials that require specialized installation techniques will incur higher labor costs.
Roofers typically charge by “square” (100 square feet) rather than by hour. For an 1100 square foot house, that’s 11 roofing squares. Labor rates per square vary by region and roofing material, with asphalt shingles being the least labor-intensive and slate or tile being the most demanding.
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The roof’s pitch significantly impacts labor costs. A standard pitch roof might cost $150-$200 per square in labor, while a steep pitch could reach $300-$400 per square due to additional safety requirements and slower installation times.
Accessibility also affects labor costs. If roofers can easily access your roof and bring materials in with minimal obstacles, costs remain standard. Limited access, such as properties with restricted parking, narrow lots, or landscaping barriers, will increase labor costs as materials must be manually carried further distances.
Labor Cost Variations by Material and Complexity
| Roofing Type | Labor Cost per Square (100 sq ft) | Total Labor Cost (1100 sq ft house) |
|---|---|---|
| Asphalt Shingles (Standard Pitch) | $150-$300 | $1,650-$3,300 |
| Asphalt Shingles (Steep Pitch) | $250-$400 | $2,750-$4,400 |
| Metal Roofing | $350-$500 | $3,850-$5,500 |
| Cedar Shakes | $400-$600 | $4,400-$6,600 |
| Clay/Concrete Tiles | $500-$800 | $5,500-$8,800 |
| Slate | $600-$1,000 | $6,600-$11,000 |
Additional Costs to Consider
Beyond basic materials and labor, several additional expenses can impact your roof replacement budget. Roof tear-off, disposal fees, permits, structural repairs, and ventilation improvements may add $1,000 to $3,000 to your project total. These costs vary widely based on your specific situation and local requirements.
Removing the existing roof (tear-off) costs approximately $1-$2 per square foot or $1,100-$2,200 for an 1100 square foot house. Some homeowners consider overlaying new shingles on existing ones to save money, but this approach can void warranties and prevent inspection of the underlying deck for damage.
Permit fees vary by municipality but typically range from $250 to $500 for a roof replacement. Your contractor usually handles the permitting process, but you’ll ultimately bear this cost in your project total.
If inspection reveals damaged roof decking or structural issues, repairs will be necessary before installing new roofing materials. Replacing plywood decking costs $70-$100 per 4×8 sheet plus labor.
Proper roof ventilation is crucial for extending roof life and maintaining energy efficiency. Upgrading or adding ridge vents, soffit vents, or attic fans may cost $300-$1,000 but provides significant benefits over time.
Common Additional Expenses
| Additional Service | Typical Cost Range |
|---|---|
| Tear-off and disposal (1100 sq ft) | $1,100-$2,200 |
| Building permits | $250-$500 |
| Plywood decking replacement | $70-$100 per sheet plus labor |
| Flashing replacement | $200-$500 |
| Ridge vent installation | $300-$600 |
| Gutter replacement | $800-$1,500 |
| Chimney reflashing | $300-$600 |
Regional Cost Variations
Your location significantly impacts roof replacement costs due to regional differences in labor rates, material availability, building codes, and climate requirements. For an 1100 square foot house, the same roof replacement might cost $5,500 in the Midwest but reach $8,800 in coastal or metropolitan areas. Understanding these regional variations helps set realistic budget expectations.
In metropolitan areas with higher costs of living (like New York, San Francisco, or Boston), labor costs may be 20-40% higher than the national average. Rural areas typically have lower labor rates but might incur additional delivery charges for materials.
Climate considerations also affect costs. In hurricane-prone regions like Florida, building codes require enhanced wind resistance features that add to material and installation costs. In northern states, additional ice and water shield protection is necessary, increasing material expenses.
Local market competition also influences pricing. Areas with many competing roofing companies tend to have more competitive pricing, while regions with limited contractor availability often command premium rates.
Regional Cost Comparison (1100 sq ft Asphalt Shingle Roof)
| Region | Average Cost Range | Cost Factors |
|---|---|---|
| Midwest | $4,400-$6,600 | Lower labor costs, moderate climate requirements |
| Southeast | $5,500-$7,700 | Hurricane reinforcement, heat resistance |
| Northeast | $6,600-$8,800 | Higher labor costs, snow load requirements |
| West Coast | $7,700-$9,900 | Higher labor costs, earthquake considerations |
| Metropolitan Areas | $6,600-$9,900 | Premium labor rates, permit costs, limited access |
Signs You Need a Roof Replacement
Recognizing when your roof needs replacement helps you plan and budget before emergency situations arise. The average asphalt shingle roof lasts 15-25 years, so age alone is a significant indicator, especially if your roof is approaching or exceeding this timeframe. Several visual and structural signs can help determine if replacement is necessary.
Curling or buckling shingles indicate advanced weathering and aging. When shingles lose their granules (often visible in gutters), they become less effective at protecting your home. Missing shingles or visible patches expose your roof deck to moisture damage.
Water stains on interior ceilings or walls often indicate roof leaks that may have already caused structural damage. Sagging areas on your roof suggest structural issues from water damage that requires immediate attention.
Higher energy bills might indicate poor roof performance as damaged roofing allows air to escape. Excessive growth of moss or algae, while sometimes just a cosmetic issue, can eventually damage roofing materials by retaining moisture.
Multiple repairs over a short period often signal that the entire roof system is failing and replacement would be more cost-effective than continual repairs. A professional roof inspection can confirm whether replacement is necessary and help identify issues not visible to untrained eyes.
Warning Signs by Severity
| Warning Sign | Severity Level | Recommended Action |
|---|---|---|
| Roof age over 20 years | Moderate | Plan for replacement within 1-2 years |
| Missing/broken shingles | Moderate to High | Inspection to determine repair vs. replacement |
| Granules in gutters | Moderate | Professional assessment of remaining roof life |
| Curling/buckling shingles | High | Begin planning for replacement soon |
| Interior water stains | High | Immediate inspection and likely replacement |
| Sagging roof deck | Critical | Immediate replacement with structural repairs |
| Daylight through roof boards | Critical | Immediate replacement needed |
Ways to Save Money on Roof Replacement
While roof replacement is a significant investment, several strategies can help reduce costs without compromising quality. Timing your project during the off-season (late fall through early spring) can save 10-15% as roofing companies offer competitive pricing during slower periods. Consider these additional money-saving approaches.
Get multiple estimates from reputable, licensed contractors to ensure competitive pricing. Be wary of unusually low bids, as these may indicate substandard materials or workmanship. Ask about material options within your preferred category, as there can be significant price variations between brands and grades.
Consider overlaying new shingles on existing ones if your roof has only one layer and is in relatively good condition. While this isn’t ideal for long-term performance, it can save $1,000-$2,000 on tear-off and disposal costs for an 1100 square foot house.
Check if your homeowner’s insurance might cover partial or full replacement costs, especially if damage resulted from a covered event like a storm. Some insurance policies offer depreciated value coverage for aging roofs.
Ask about roofing material remnants or overstock from other jobs, which contractors sometimes offer at discounted rates. While color and style options may be limited, savings can be significant.
Consider financing options or payment plans offered by roofing companies, which can make the expense more manageable without cutting corners on quality. Many manufacturers also offer rebates on premium materials, especially energy-efficient options.
Potential Savings Opportunities
| Cost-Saving Strategy | Potential Savings | Considerations |
|---|---|---|
| Off-season timing | 10-15% | Weather may delay completion |
| Multiple competitive bids | 5-20% | Verify credentials and reviews |
| Roof overlay (vs. tear-off) | $1,000-$2,000 | May reduce roof lifespan and void warranties |
| Insurance coverage | Variable | Depends on policy and cause of damage |
| Material manufacturer rebates | $500-$1,500 | Usually for premium or energy-efficient options |
| DIY tear-off | $1,000-$2,000 | Labor-intensive and potentially dangerous |
Hiring the Right Roofing Contractor
Selecting a qualified roofing contractor is arguably more important than the material you choose. A properly installed, mid-range roof will outperform a poorly installed premium roof every time, making contractor selection crucial to both cost value and long-term performance. Follow these guidelines to find reliable professionals.
Verify that potential contractors hold valid licenses, insurance (both liability and workers’ compensation), and manufacturer certifications. These credentials indicate professionalism and protect you from liability in case of accidents or property damage during installation.
Review contractor ratings on platforms like BBB, Google, and specialized sites like HomeAdvisor or Angie’s List. Ask for references from recent customers with similar projects, and consider driving by these properties to inspect the work quality.
Request detailed written estimates that clearly outline all project components, including materials, labor, tear-off, disposal, permits, warranties, and payment terms. Beware of contractors requiring large upfront payments; 10-30% is typically reasonable for securing materials.
Ask specific questions about installation methods, underlayment materials, flashing details, and ventilation plans. Knowledgeable contractors will provide thorough answers and explain how these details affect performance and longevity.
Ensure the contractor offers both manufacturer material warranties and workmanship guarantees. Quality contractors typically provide 5-10 year workmanship warranties that protect you against installation errors.
Contractor Selection Checklist
| Qualification | Importance | How to Verify |
|---|---|---|
| License | Essential | Check with state/local licensing boards |
| Insurance | Essential | Request certificates of insurance |
| Manufacturer Certification | High | Verify with manufacturer websites |
| Local Reputation | High | Check reviews, BBB, references |
| Years in Business | Moderate | Business registration records |
| Detailed Written Estimate | Essential | Compare components with other estimates |
| Workmanship Warranty | High | Get warranty terms in writing |
Financing Options for Roof Replacement
Given the substantial cost of roof replacement, many homeowners seek financing options rather than paying the full amount upfront. From home equity loans and contractor financing to specialized roofing loans and credit cards, several options exist with varying interest rates, terms, and qualification requirements. Understanding these options helps you make financially sound decisions.
Home equity loans or lines of credit typically offer the lowest interest rates (currently averaging 4-7%) and potential tax benefits for interest paid. These secured loans use your home as collateral and are ideal if you have sufficient equity built up.
Many roofing contractors partner with financing companies to offer payment plans. These often feature promotional periods with 0% interest if paid within a specified timeframe (typically 6-18 months), though interest rates can be high after the promotional period ends.
Personal loans from banks or online lenders provide unsecured financing with fixed interest rates (typically 6-36% based on credit score) and fixed repayment terms (usually 2-7 years). These don’t require home equity but generally have higher interest rates than secured loans.
Some homeowners use credit cards, particularly those offering introductory 0% APR periods. This approach works best if you can pay off the balance before the promotional rate expires.
Government-backed home improvement loans like FHA Title I loans provide options for homeowners with limited equity or credit challenges. Some state and local governments also offer energy efficiency incentive programs that can help offset costs for qualifying roof materials.
Financing Option Comparison
| Financing Type | Typical Interest Rates | Typical Terms | Best For |
|---|---|---|---|
| Home Equity Loan | 4-7% | 5-20 years | Homeowners with equity who want lowest rates |
| Contractor Financing | 0% promo to 25% | 6-60 months | Quick approval with potential 0% promotional periods |
| Personal Loan | 6-36% | 2-7 years | Homeowners without equity but good credit |
| Credit Card | 0% promo to 25%+ | Revolving | Short-term financing with quick payoff plan |
| FHA Title I Loan | 5-10% | Up to 20 years | Limited equity or credit challenges |
ROI of Roof Replacement
Roof replacement represents not just a necessary maintenance expense but also an investment in your property’s value and appeal. On average, homeowners recoup 60-70% of roof replacement costs in increased home value, with premium materials often yielding higher returns. Beyond immediate value increases, several other financial benefits deserve consideration.
A new roof significantly improves curb appeal, making your property more attractive to potential buyers and potentially accelerating sale time. Many buyers factor roof age into purchase decisions, sometimes requesting significant price reductions for homes needing roof replacement.
Modern roofing materials, especially those with ENERGY STAR ratings, can reduce heating and cooling costs by 7-15% through improved insulation and reflective properties. These energy savings accumulate over the roof’s lifespan, offsetting a portion of the initial investment.
A new roof may qualify you for homeowner’s insurance discounts of 5-35%, particularly with impact-resistant materials in storm-prone areas. Some insurance companies also offer lower premiums for newer roofs regardless of material, recognizing the reduced claim likelihood.
When selecting materials for maximum ROI, consider your neighborhood standards and local climate conditions. While premium materials cost more initially, their extended lifespan often provides better long-term value through reduced maintenance and delayed replacement needs.
How to Get the Best Roofing Quotes
- Prioritize Workmanship
A roof is one of your home’s most important investments. Always choose a contractor based on experience and reputation — not just price. Poor installation can lead to expensive problems down the road. - Compare Multiple Estimates
Don’t settle for the first quote you receive. It’s always a smart move to compare at least three bids from local roofing professionals. You can 877-801-4315 to get local quotes from roofing contractors in your area, available across the United States. - Use Negotiation Tactics
After selecting a trusted roofer, be sure to use our proven tips — How to Negotiate with Roofing Contractors — to secure the best possible final price without cutting corners.
ROI Factors by Roofing Material
| Roofing Material | Average ROI | Added Benefits |
|---|---|---|
| Asphalt Shingles | 60-70% | Cost-effective, wide acceptance |
| Metal Roofing | 65-75% | Longevity, energy efficiency, insurance discounts |
| Cedar Shakes | 70-80% | Aesthetic appeal, natural insulation properties |
| Clay/Concrete Tiles | 70-80% | Distinctive appearance, extreme durability |
| Energy-Efficient Options | 65-75% | Utility savings, potential tax incentives |