The Pacific Northwest weather can be a menace to the home. Mother Nature’s persistent wind and rain eventually make a dent in most structures and prompt repairs.
The costliest of those jobs is usually replacing a roof. As a real estate professional, I see issues first-hand: missing or misaligned shingles, gaps along metal flashings next to chimneys, skylights and vents, or wood rot to eaves and soffits.
A new roof can drastically improve the look and value of the home as well as improve energy efficiency. Believe it or not, the lifespan of a roof can range from 10 years to more than 100 depending on the materials used and workmanship of the installation.
The cost to replace a roof can run anywhere from $3.50 to $50 per square foot. Prices can also be quoted “per square,” which is the price for every 100 square feet. So, if a homeowner is quoted $5 per square foot, the price per square is $500.
General home inspectors will look at the roof and offer an opinion on the condition, but a professional roofer will provide a more qualified judgment on the remaining life of the covering. A reputable roofer will not necessarily suggest a full replacement and may offer suggestions on repairs to extend the life. In all cases, homeowners should get at least two opinions from licensed and bonded roofing companies.
There are several types of roofing materials for consumers to choose from. Options for a home typically include:
Cedar Shake – These shingles stand out for their light, natural color. Premium quality shakes are from old-growth cedar trees and come in a variety of types, including pressure-treated vertical grain that offers a lifespan of 30 years or more. Common shake shingles are a mix of grains (including knots), less expensive and have an average lifespan of 18 years. All cedar shake roofs require regular maintenance – looking for cracks, dips and construction flaws – to prevent leaks.
The supply of cedar has been greatly diminished in the last decade, making it one of the more expensive types of roofs to purchase. Most shake roofs will run about $4.50 a square foot or about $7700 for the job on a typical 1700 sq. ft. home – or about $427/year if the roof survives 18 years. The complexity of the roof construction – flat vs. steep slope, for example – will also factor into the price. (Steeper roofs also last longer because leaves, pine needles and moss are less likely to retain moisture and cause deterioration of the material.)
Asphalt – Asphalt shingles are the most popular option on the market because they are relatively inexpensive, easy to install and can last for at least 10 years and as much as 25. They also provide adequate protection from the elements and are relatively resistant to high winds and extreme weather.
On the downside, asphalt shingles are significantly less durable than other types of roofing options. This means that households can expect to have to change their roof at least once during their homeownership. From a sustainability perspective, asphalt shingles are a product of the petrochemical industry and come with a sizeable carbon footprint. On the plus side, asphalt shingles are recyclable and the material can be converted into pavement for roads and driveways.
Asphalt shingles are often viewed as the least expensive roofing option with an average price per square foot of $3.50 installed. Homeowners with an average roof size of 1,700 square feet can expect an asphalt roof to set them back about $5,950 (prices exclude tax) – or about $397/year if the roof lasts 15 years.
Asphalt is made of a composite – asphalt, mineral granules and fiberglass. The granules – or crushed rock – are added to protect the shingle from the effects of the sun.
Composite shingles can also be made to resemble wood, terracotta or other types of traditional roofing. They can last longer than traditional asphalt shingles but will have a shorter lifespan if installed over an older roof.
Metal – One of the more costly options, metal roofs can last 50 years or more. Homeowners who select this type of roof see the long-term value – and likely never have to worry about replacement.
Galvanized steel roofs tend to come with a zinc coating to significantly reduce the chance of rust. The downside, of course, is that the material is mined and produces a big energy footprint. Fortunately, many manufacturers are now using more recycled metal in their products to help cut the need for mined minerals.
The average cost for metal roofing is about $10.00 per square foot, which would come out to roughly $17,500 for a typical 1700 sq. ft. home. That’s about $350 a year if the roof lasts a half-century.
As the sustainable building industry continues to gain traction, new roofing trends and possibilities are beginning to emerge.
Green – These roofs incorporate vegetative material on the surface. Usually, an impermeable membrane covers the roof sheathing, which is then covered with a lightweight layer where plants are grown.
Imagine a roof exploding in color with flowers, shrubs, and other unique vegetation, as well as possibly benches and water features. Also known as an intensive green roofs, they are not only aesthetically pleasing but also reduce the building’s heating and cooling load as the growth offers great insulation. Green roofs should offer optimum roofing angles to facilitate drainage and stable support structures.
The average extensive green roof – which is thicker, offers ease of maintenance and is more common on a home – costs $10.00 per square foot, while the average intensive green roof costs $25.00/sq. ft. Research shows the average annual maintenance cost for both roofs is roughly $1/sq. ft.
Some of today’s roof materials are already recycled. Products are sometimes made from rubber, metal and plastic – and many have proven to be excellent alternatives to more traditional coverings.
Solar – Some homeowners are looking beyond solar panels on top of the roof. Taking a more sustainable approach, some owners are using shingles that act as mini-solar panels.
Tesla offers solar shingles, which incorporate clean, renewable energy into the roofing material that protects your home. They look like slate or asphalt shingles, which is a significant benefit for homeowners who dislike the look of large solar panels. The shingles can generate up to 50% of a home’s energy needs and last for 30+ years.
The main drawback of solar shingles is the price. According to one estimate, the new roof design will cost around $42,500 for a 2,000 sq. ft. roof with 10kW of solar capacity before tax credits, or about $21.25 a sq. ft. That might sound like a lot of money for most homeowners. However, this is the only roofing option that can pay for itself in energy savings.
As with many products, some are “green” because they are better than the alternative. Many of the most common roofing products on the market are better than what was used in the past and last longer.
When removed from a home, a roof is typically recycled. For example, shake roofs are usually processed through a hammermill in which any nails and other metals are extracted by magnetic conveyors and all materials recycled. Leftover cedar is often shipped to pulp mills to make paper and cardboard.
Note: Price estimates for this story are national averages pre-pandemic. Costs have likely increased to address inflation and supply-chain challenges.
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Rise, a leading online authority in sustainable home improvement, was a valuable resource for this blog post.