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Average Cost To Tear Off and Replace a 1,500 sq ft Roof
Introduction
Replacing your roof is one of the most important investments you can make in your home. If you own a 1,500 square foot house, and you’re facing aging shingles, leaks, or damage after a storm, the question is likely at the top of your mind: Average Cost To Tear Off and Replace a 1,500 sq ft Roof
In this comprehensive guide, we’ll explore average cost ranges, break down pricing by materials, discuss the major factors that influence cost, and share tips to help you plan and budget your roofing project wisely. Whether you’re preparing for a long-overdue roof replacement or just exploring your options, this guide will give you the insights you need to make confident, informed decisions.
The Average Cost to Tear Off and Replace a 1,500 sq ft Roof
For a typical 1,500 square foot home, the average cost to tear off and replace a roof ranges between $6,000 and $12,000 for asphalt shingles. Costs can be higher depending on your roof’s complexity, the materials used, local labor rates, and additional structural repairs.
The general cost range by roofing type looks like this:
- Basic asphalt shingles: $4.00–$6.00 per sq ft
- Architectural shingles: $5.50–$9.00 per sq ft
- Metal roofing: $8.00–$14.00 per sq ft
- Tile roofing: $10.00–$20.00 per sq ft
- Wood shakes or shingles: $8.00–$12.00 per sq ft
- Slate roofing: $15.00–$30.00+ per sq ft
These prices generally include materials, tear-off, labor, disposal, and basic installation.How Many Layers Of Shingles Can You Put On A House
Cost Breakdown for a 1,500 sq ft Roof
Let’s break down the primary components of a roof replacement and how much they contribute to the overall price:
1. Tear-Off and Disposal
Before installing new roofing, the old shingles must be torn off and properly disposed of. This typically costs:
- $1.00–$3.00 per sq ft
- Total: $1,500–$4,500
2. New Roofing Material
The choice of roofing material significantly affects your budget:
- Asphalt shingles: $1.00–$3.00 per sq ft
- Architectural shingles: $1.50–$4.00 per sq ft
- Metal, wood, tile, or slate will cost more.
3. Underlayment and Flashing
Underlayment acts as a secondary waterproof barrier. Flashing helps prevent leaks around roof penetrations like chimneys and vents.
- Underlayment: $0.50–$1.50 per sq ft
- Flashing: $200–$600 total
4. Labor
Labor typically accounts for 40% to 60% of the total project cost.
- $2.00–$5.00 per sq ft
- Total: $3,000–$7,500
5. Permits and Inspections
Roofing permits are required in many municipalities.
- Permits: $100–$500
- City or county inspections may add additional costs.
6. Ventilation and Accessories
A new roof may require updated ridge vents, soffit vents, drip edge, or new flashing.
- Vents and accessories: $300–$1,000
7. Structural Repairs (if needed)
Rotten decking, sagging rafters, or water-damaged support structures may need replacement.
- Repairs: $500–$2,500 depending on severity
Total Cost Estimates by Material (1,500 sq ft Roof)
| Roofing Type | Low-End Estimate | High-End Estimate |
|---|---|---|
| Asphalt Shingles | $6,000 | $9,000 |
| Architectural Shingles | $8,000 | $13,500 |
| Metal Roofing | $12,000 | $21,000 |
| Tile Roofing | $15,000 | $30,000+ |
| Wood Shakes/Shingles | $12,000 | $18,000 |
| Slate Roofing | $20,000 | $45,000+ |
Factors That Influence Roofing Costs
1. Roof Pitch and Design
A steep roof requires more safety equipment, time, and labor. Likewise, roofs with dormers, valleys, or skylights will be more complex and expensive to replace.
2. Roofing Layers
If your home has multiple layers of roofing materials (common with older roofs), tear-off will be more labor-intensive and expensive.
3. Local Labor Rates
Contractor rates vary by region. Urban areas with high cost of living typically have higher roofing labor rates than rural areas.
4. Time of Year
Peak roofing season (late spring through early fall) typically comes with higher pricing and longer wait times.
5. Warranties and Certifications
Using a certified installer or requesting extended warranties can increase costs slightly but may offer long-term peace of mind.
What’s Included in Most Roof Replacement Quotes?
Most roofing contractors will give you a quote that includes the following:
- Removal of existing roofing
- Dumpster or disposal fees
- New underlayment (felt or synthetic)
- Ice and water shield (in colder climates)
- Installation of new roofing material
- New flashing and drip edge
- Ridge vent or attic ventilation
- Permits and cleanup
Always ask for a detailed breakdown so you understand exactly what you’re paying for.
Sample Project Scenarios
Let’s look at a few different project examples based on real-world cost ranges:
Scenario 1: Basic Asphalt Shingles (Budget-Friendly)
- Tear-Off: $1,500
- New Shingles: $2,250
- Underlayment/Flashing: $600
- Labor: $3,000
- Permits/Disposal: $300
- Total Estimated Cost: $7,650
Scenario 2: Mid-Range Architectural Shingles
- Tear-Off: $2,250
- Shingles: $4,500
- Underlayment: $800
- Labor: $4,000
- Accessories: $700
- Total Estimated Cost: $12,250
Scenario 3: Premium Metal Roof
- Tear-Off: $2,500
- Metal Panels: $9,000
- Underlayment/Extras: $1,500
- Labor: $6,000
- Permits/Repairs: $800
- Total Estimated Cost: $19,800
Hidden Costs to Watch For
- Rotten wood or decking: Adds $50–$75 per sheet of plywood
- Structural reinforcements: Needed for heavy materials like tile or slate
- Skylight replacements: $800–$2,500 if existing skylights are failing
- Gutter replacement: May be necessary and add another $1,000–$2,500
- Mold or moisture remediation: Especially in homes with leaks or water damage
Should You Choose Overlay or Full Tear-Off?
Some homeowners wonder if it’s cheaper to install new shingles over old ones (an “overlay”). While this is legal in many areas, it’s not usually recommended.
Pros of overlaying:
- Lower labor costs
- Less waste and disposal fees
Cons of overlaying:
- Voids manufacturer warranties
- Hides underlying issues like rot or mold
- Adds weight to your roof
- Shorter roof lifespan
In most cases, a full tear-off is the better investment.
How to Save on Roof Replacement
- Get multiple quotes – Aim for 3–5 estimates from reputable roofing contractors.
- Schedule during off-peak months – Late fall or early spring may offer better pricing.
- Choose architectural shingles over luxury materials – Great balance of cost and durability.
- Ask about financing or payment plans – Many contractors offer 0% financing for qualified buyers.
- Consider insurance coverage – If your roof was damaged by wind, hail, or another covered peril, your homeowner’s insurance might help cover the cost.
How Long Will a New Roof Last?
Lifespan depends heavily on the roofing material:
- Asphalt shingles: 15–30 years
- Architectural shingles: 25–35 years
- Metal roofing: 40–70 years
- Tile and slate: 50–100+ years
Routine maintenance, climate, and roof ventilation also play a role in longevity.
Is a New Roof Worth the Investment?
Absolutely. A new roof:
- Increases home value
- Boosts curb appeal
- Improves energy efficiency
- Prevents future water damage
- Offers better protection against storms
On average, homeowners recoup 60%–70% of the roof replacement cost when selling their home. Plus, you get peace of mind knowing your home is protected for decades to come.
Final Thoughts
Replacing the roof on a 1,500 square foot home is a major home improvement project.
