How Much Does A New Roof Cost?

By: Justin Trigalet     Updated: 2/18/21

How much does a new roof cost in Michigan? 

This can be a very difficult question to quickly answer, but here we go!

The cost of a new roof can be compared to purchasing a used vehicle. With so many options available, price ranges can vary drastically. For example:

›An older (base model) car with high mileage can be priced around 7-10(k).

›You can also find a well equipped version for 12-15k with low-mileage, leather seats, 4-wheel drive, etc.

›The same can be said for a large SUV (with all the bells and whistles) which can go for well over 20k.

Now some of these decisions are based on necessity, and others out of preference. But one thing everyone has in common is that they want to make the best decision, the first time, instead of having regrets down the road

Since the roof over your head protects your largest investment, choosing the right roofing contractor to correctly install it, the first time, is absolutely critical.

Unfortunately, some people only focus on the initial price of the roof while ignoring the important details such as quality workmanship, a valid warranty, and aesthetics. This approach can inevitably lead to regret – especially considering that a roof cannot be traded in like a vehicle!

Roof Replacement Add-Ons and Variables:

Square Footage: The total square footage or ‘squares’ in roofing terms (which is a 10’ x 10’ area = 100 square feet = 1 square of shingles) is usually the biggest factor.

Difficulty Level: The difficulty level of the roof (primarily the roof’s ‘pitch’) would be the second biggest factor. Pitch can vary from a low slope (2/12 – 6/12) up to steep slopes (8/12 – 14/12). The amount of extra time and labor spent on steeper roofs add to the project’s overall cost.

Wood Replacement*: A roof’s decking is typically either plywood or roof boards and can be replaced entirely or on an ‘as needed’ basis. The wood is what provides support for the weight of the roof and the strength to hold the nails which shingles are installed with.

Intake Ventilation*: Required to allow airflow into the attic from the bottom of the roof or underneath at the soffit.

Exhaust Ventilation*: Used to allow airflow out of the attic – several options are available based on the home’s design, including: can style ‘box’ vents, power vents, wind turbines and ridge vent.

Bathroom Exhaust Vents*: Each bathroom fan is required to have its own dedicated exhaust vent with duct work (per code) in order to vent outside the home. Ignoring this can lead to increased moisture inside the attic and can/will lead to mold.

Ice & Water Shield: Upgrading from (3’) to (6’) of ice and water is a great way to help prevent damage caused by ice dams and wind driven rain.

Synthetic Felt: Traditional felt or tar paper is no longer the only option since the arrival of synthetic felt which is much stronger, tear resistant, and can also act as a water proof barrier for up to one month (if installed correctly).

Shingle Upgrades: Each brand of shingles has several different lines of shingles that vary in thickness, appearance, colors, and styles. This is why we use a good, better, best approach because everyone has different taste.

Skylights: The perfect time to replace an old skylight is when the roof is replaced. Otherwise the new roof will be compromised if the skylights are replaced at a later date.

Insulation*: Adding blown-in insulation inside the attic is a great way to reduce energy costs and improve a home’s comfort level. A roof replacement project allows for direct attic access just about anywhere and from outside the home. Factor in the increased amount of natural daylight, and it makes the process far less difficult than if done at a later date/time.

*Attic inspections are often beneficial and can help minimize ‘surprise’ extra costs!

When you receive a quote from Roofing and Beyond, a member of our team will take the time to explain all of the important details mentioned above.

WE OFFER (4) DIFFERENT ROOF REPLACEMENT PACKAGES TO MEET YOUR NEEDS

1) The ‘Good Package’

Includes built in upgrades (over and above code requirements) and is the most popular choice we offer:

• Tear Off of Existing Shingles
• (6’) of Ice and Water Shield, (3’) in Valleys
• GAF Synthetic Underlayment (Felt Buster)
• 1 ½” Drip Edge
• Color Matched Aluminum Flashing
• GAF Snow County Ridge Vent
• GAF Timberline HDZ Lifetime Dimensional Shingles
• (50) Year Material Warranty
• (10) Year Workmanship Warranty
• (1) Sheet of Plywood Replacement Included

The average cost for the ‘Good Package’ is between $ 7,000 – $ 10,000.

GAF Timberline American Harvest Shingle Colors

2) The ‘Better Package’

Includes upgrades to almost everything in the ‘Good Package’:

• Tear Off of Existing Shingles
• (6’) of Ice and Water Shield, (3’) in Valleys
• GAF Synthetic Underlayment (Tiger Paw)
• 1 ½” Drip Edge
• Color Matched Aluminum Flashing (Cut Into Brick)
• GAF Snow County Ridge Vent
• GAF Timberline American Harvest Lifetime Dimensional Shingles
• (50) Year Material Warranty
• (25) Year Workmanship Warranty*
• (25) Year StainGuard Protection (Roof Discoloration, Algae/Moss)
• (3) Sheets of Plywood Replacement Included

*Covered by GAF’s Golden Pledge Extended Warranty (Included)

The average cost for the ‘Better Package’ is between $ 11,000 – $ 13,000.

3) The ‘Best Package’

This package includes everything in the ‘Better Package’, and then some:

• Tear Off of Existing Shingles
• (6’) of Ice and Water Shield, (3’) in Valleys
• GAF Synthetic Underlayment (Tiger Paw)
• 1 ½” Drip Edge
• Color Matched Aluminum Flashing (Cut Into Brick)
• GAF Snow County Ridge Vent
• GAF Timberline Ultra HD Lifetime Dimensional Shingles
• (50) Year Material Warranty
• (30) Year Workmanship Warranty*
• (25) Year StainGuard Protection (Roof Discoloration, Algae/Moss)
• (5) Sheets of Plywood Replacement Included

*Covered by GAF’s Golden Pledge Extended Warranty (Included)

The average cost for the ‘Best Package’ is $ 14,000 – $ 18,000.

GAF Timberline Ultra HD Shingle Colors
GAF Timberline American Harvest Shingle Colors

4) The ‘Ultimate’ Package

This package is ideal for those who truly want their home to stand out from the crowd!

• Tear Off of Existing Shingles
• (6’) of Ice and Water Shield, (3’) in Valleys
• GAF Synthetic Underlayment (Tiger Paw)
• 1 ½” Drip Edge
• Color Matched Aluminum Flashing (Cut Into Brick)
• GAF Snow County Ridge Vent
• GAF Camelot II or Woodland Lifetime Designer Shingles
• (50) Year Material Warranty
• (30) Year Workmanship Warranty*
• (25) Year StainGuard Protection (Roof Discoloration, Algae/Moss)
• (5) Sheets of Plywood Replacement Included

*Covered by GAF’s Golden Pledge Extended Warranty (Included)

The average cost for the ‘Ultimate Package’ is $ 18,000 – $ 23,000.

To see before and after photos of shingles mentioned above check out our project gallery page! 

GET A FREE ESTIMATE
FILL OUT THE FORM BELOW

Call Now ButtonCALL US NOW