The cost of reroofing a house in 2016 varied widely based on roof size, material choice, labor rates, and regional differences. This article consolidates credible estimates from that period to help homeowners understand what influenced total expense, how to compare quotes, and what typical ranges looked like for common materials. It covers asphalt shingles, metal, tile, and other options, along with permitting, removal, and warranty considerations. By outlining the main cost drivers, homeowners can plan a realistic budget and make informed decisions when hiring a contractor.
Key Cost Drivers
Reroofing costs are driven by four main factors: roof size and pitch, material type, labor rates, and disposal or underlayment requirements. A larger roof increases material and labor hours proportionally. Steeper pitches demand extra safety measures and longer installation times, raising labor costs. Material choice has the largest impact on price per square foot, with asphalt shingles typically the most affordable and copper or high-end tiles the most expensive. Additional costs may include removing old roofing, flashing replacement, underlayment, and insulating upgrades.
Material Options And Typical 2016 Costs
Material choice is the single biggest determinant of total reroofing cost. The following ranges reflect typical 2016 prices in the United States, before tax and disposal fees.
- Asphalt Shingles – Most common and affordable. Installed cost generally ranged from $3.50 to $5.50 per square foot, including removal of old roofing and basic underlayment. For a 1,500 square foot roof, total costs often landed between $6,000 and $9,000.
- Architectural Shingles – A higher-end asphalt option that adds dimensionality. Typical ranges were $4.50 to $7.00 per square foot, or about $7,500 to $12,000 for a mid-sized home.
- Metal Roofing – Metals such as steel or aluminum offered durability and a longer lifespan. In 2016, prices commonly fell between $6.50 and $12.00 per square foot, translating to roughly $10,000 to $22,000 for average homes, depending on panel type and attic access.
- Ceramic/Concrete Tile – Very durable but heavy and costly to install. Costs typically ranged from $8.00 to $15.00 per square foot, resulting in total project prices often between $14,000 and $28,000 for many residences.
- Slate – Luxury option with high installation costs. Prices frequently surpassed $25 per square foot, with full reroofs commonly exceeding $25,000 and climbing higher for larger or complex rooflines.
- Synthetic/Composite Shingles – A modern alternative offering aesthetic variety at mid-range pricing. Prices generally spanned $4.00 to $7.00 per square foot, yielding total costs similar to architectural shingles.
Labor Costs And Scheduling In 2016
Labor costs in 2016 varied by region, contractor experience, and roof complexity. Average installation labor for asphalt shingles often accounted for about half the project cost, with skilled crew rates typically ranging from $2.50 to $4.50 per square foot. Steeper pitches, limited access, or multi-story homes increased labor time and price. Scheduling could be influenced by weather windows, permit lead times, and supply availability, making some projects take several days to a couple of weeks.
Permits, Inspections, And Building Code Considerations
Home reroofing frequently required permits, inspections, and adherence to building codes. Permit costs varied by jurisdiction but commonly ranged from $100 to $1,000. Some areas required new underlayment, upgraded ventilation, or additional attic insulation, which added to the total cost. If existing roofing contained hazardous materials like asbestos, removal could incur additional abatement expenses. A licensed contractor typically handles permit coordination and ensures code compliance.
Disposal, Underlayment, And Ventilation Upgrades
Old roof removal and waste disposal capacity influenced overall costs. Disposal fees depend on local landfill charges and debris volume. Underlayment upgrades, such as installing synthetic self-adhering membranes, added to material costs but improved long-term performance. Ventilation improvements, including additional soffit or ridge vents, could prevent moisture issues and enhance energy efficiency, contributing modestly to total expenses.
Estimating A Reroof Budget: A Practical Approach
To estimate a project accurately, homeowners should measure the roof in squares (1 square = 100 square feet) and obtain multiple bids. A sample budgeting approach from 2016 would include: base material cost, removal of old roofing, disposal, underlayment, fasteners, flashing, and permits. Add a contingency of 10% to cover unexpected repairs such as damaged decking or misplaced staples. For a typical 1,500 to 2,000 square foot roof, expect a wide range from roughly $6,000 on the low end with asphalt shingles to $20,000 or more for premium materials.
How To Choose A Reroofing Contractor In 2016
Contractor selection focused on license verification, insurance, warranties, and track record. Key steps included requesting written estimates, checking references, and reviewing material specifications. Contractors should provide a clear scope of work, a detailed payment schedule, and a timeline. For fairness, compare bids based on identical material types and scope to avoid misinterpretation. Reading reviews and requesting photos of previous jobs helped gauge workmanship quality and reliability.
Common Add-Ons And What They Costed In 2016
Several features commonly added to a reroof project in 2016 impacted price. This section lists typical add-ons with approximate costs:
- Upgraded Underlayment – Additional moisture barriers could add $0.50 to $1.50 per square foot.
- Ventilation Improvements – Extra soffit or ridge vents often added $300 to $1,200, depending on attic size.
- Decking Repairs – Replacing damaged plywood could run $1.50 to $3.00 per square foot of decking, including labor.
- Flashing Repairs – Replacing or upgrading flashing around chimneys and valleys tended to add $200 to $1,000.
Regional Variations And Price Realities
Regional cost differences in 2016 stemmed from labor market strength, material availability, and climate-related needs. The Northeast and West Coast generally reported higher labor rates than the South and Midwest. Climate considerations pushed some homeowners toward more durable options, like metal or tile, which carried higher upfront costs but offered longer lifespans and potential energy savings over time.
Frequently Asked Questions About Reroofing In 2016
Q: Was it cheaper to reroof or replace a roof deck by 2016 standards? A: Reroofing generally avoided the extensive cost of full deck replacement unless decking was damaged, but if many boards were rotten, replacement became necessary and costly. Q: How long did reroofing take? A: Most asphalt shingle reroofs were completed within a few days on a standard home, weather permitting. Q: What was the expected lifespan of common materials? A: Asphalt shingles typically last 15–30 years, metal 40–70 years, and tile or slate longer but heavier to install.
Table: Typical 2016 Roofing Material Costs (Installed)
| Material | Installed Cost Per Square Foot | Typical Total Cost (1,500–2,000 sq ft) |
|---|---|---|
| Asphalt Shingles | $3.50–$5.50 | $6,000–$9,000 |
| Architectural Shingles | $4.50–$7.00 | $7,500–$12,000 |
| Metal Roofing | $6.50–$12.00 | $10,000–$22,000 |
| Ceramic/Concrete Tile | $8.00–$15.00 | $14,000–$28,000 |
| Slate | >$25+ | $25,000+ |
Important note for readers: The figures presented reflect typical costs from 2016 and are intended for historical context. For current planning, obtain updated estimates from licensed local contractors, as prices have shifted due to material costs, labor market changes, and regulatory updates.