Roof Replacement Cost – You’ll Wish you Knew this Beforehand!

roof replacement cost


Have you ever considered the amount of money you could save if you were to buy all the necessary materials and install a metal roof — all by yourself? — Well, this DIY feat does sound tempting but read on before you decide to jump all in…

As a professional installer, it never ceases to amaze me just how many people think that metal roofing installation can be an easy feat, all because it just seems so easy and straight forward when you watch the professionals perform the installation. They do know how to make it look easy, indeed, However, installing metal roofing correctly does require a basic knowledge of the system and how to properly employ all the flashing components such as end-wall, and z-bar, along with a thorough understanding of the basic roofing principles, and being comfortable using all the tools required to install the system correctly.

Since most ordinary homeowners do not have all the necessary know-how or significant knowledge of basic roofing principles, along with experience of working on an actual roof, all day in the sun, with the sweat pouring down the face as you work on flashing all the dormers, chimneys and roof vents, or shingling away for hours on end and doing it right, taking on the installation of a metal roof over your home is not something that I would easily recommend to even some of the most seasoned do-it-yourself enthusiasts.

But, if you are still curious as to what a typical standing seam installation process may entail, then read on to learn what it takes to professionally install a standing seam metal roof, which is one of the most popular styles in residential metal roofing.

Learning Objective:

Reading this guide will not make you an expert installer, but it will help you better understand the basic roofing principles and fundamental concepts required for a successful metal roofing project.

Chances are that a typical homeowner who has done some successful do it yourself projects in the past will not be able to take on installing a whole new metal roofing system for their home, but perhaps this information will help you should you decide to put a metal roof on a garage or a small tool shed.

Understanding Roofing Hazards:

Before we can talk about the steps to install a metal roof, we have to touch upon critically important, yet often overlooked safety considerations. Each year a great number of fatalities happen in the field of roofing due to the falls that can happen to the best and most experienced roofers. For this reason alone, it is wiser to let the professionals install you metal roof, rather than attempting to do it yourself.

Recommended Roofing Safety precautions that we use on our jobs:

- Always have at least two people working in case someone needs to call for help
- Know how to and always use a fall arrest system that is properly anchored into the stud on both sides of the ridge using appropriate screws
- Use safety caution tape to mark the areas where you could accidentally drop tools or materials
- Know how to use and always use safely placed and secured ladder that is safe to operate


Stage 1. Old Roof Tear-off vs. an Over-Top Installation


Should you tear off the old shingles?

Ask yourself, has this roof been leaking for a while? If the answer is yes, then you could have some roof deck damage such as rotten boards or plywood that you may want to replace before installing a new metal roof. If you only have one layer of asphalt shingles and the deck seems to be in good shape, then you can leave the old shingles in place, and install the new metal roof overtop, but only if you are planning to install a metal shingles roof.

If instead, you want to install a standing seam roofing system, then you may want to do a full tear off, because asphalt shingles could telegraph their line, especially under heavy snow loads. There is also the risk of asphalt shingles puncturing through the underlayment and scratching the underside of metal panels due to thermal expansion and contraction of metal.

The Tear Off:

The tear off is by far the messiest and most physical part of all work, especially if you have more than just one layer of shingles. At some point, I have had the “pleasure” to have to strip as many as four layers of shingles on one of the roofs we worked on, and the best part was that there was no tar paper underneath, which caused asphalt to melt and adhere to the roof deck. Needless to say, it took forever to strip that roof, but it was certainly worth it for the homeowner because there was some serious deck damage that needed to be addressed.

Note: It is generally not recommended to have over two layers of roofing material on any roof, and building codes in many states limit the maximum allowed number of roof layers to two.

The tools and equipment required for a Tear off:

- Roof stripping tool/shovel
- Good Pair of working Gloves
- Tarp of sufficient length
- Respirator or Face Cover if you are sensitive to excessive dust
- Sun and Safety Glasses


Roof Deck Waterproofing


Roofing Underlayment:

Before a metal roof can be installed, we have to install the water barrier, which will act as an additional protection underneath the metal roof. Such a water barrier is designed to protect the roof decking from water that occurs from condensation due to temperature differences. Because a metal roof can last well over 35-50 years, it is important to use a good quality, breathable roofing underlayment that will help ensure that your roof decking lasts as long as your metal roof.

Ice and Water:

In cold climates with a lot of snow and ice built up, it may be a good idea (and is probably required by your local building code) to install one raw width (3 to 6 feet) of ice and water at the eaves and valleys of the roof. The underlayment can then be installed with a 6-inch overlap all the way to the ridge.

Ice and Water shield installed at the eaves, followed by a roofing underlayment, with a 6-inch overlap

Installing Standing Seam Metal Panels:

There are many different types of metal roofing systems, but the standing seam is becoming the metal roofing system of choice when it comes commercial, industrial and many residential metal roofing projects. Standing seam consists of sheet metal roofing panels joined side by side and attached to the roofing deck with concealed fasteners. The connecting point where the two separate metal panels meet forms a vertically pointed rib or a seam that is one inch to inch and a half high.

A typical standing seam panel can be approximately 12, 16 and 19 inches wide. The panels can be roll-formed at the job site, or at your local roofing materials supply warehouse. Sheet metal panels can be made from .032 – .040 aluminum, 24 Ga. Galvalume coated steel, G-90 Galvanized Steel, Zinc, or 16oz – 20oz copper.


Minimum Roof Pitch


Most residential standing seam roofs will require a minimum roof pitch of 2:12. Some manufacturers have roofing systems that require a minimum of 3:12 roof slope for standing seam installations. In general, the greater the slope of the roof the better, as standing seam is a water-shedding system and relies to slope and gravity to shed away any rainwater, moisture, and snow.

Unlike its close cousins, corrugated metal and R-panels or ribbed panels, standing seam is a hidden or concealed fastener system. — Each panel should be secured / attached to the roof deck by the manufacturer-approved screws or nails. Standing Seam panels overlap in a side by side fashion with each overlapping panel hiding the fasteners that hold the previous panel in place.

Installing the Starter or Eave Trim


Installing the Gable Flashing and Starting with the first panel:

The gable flashing gets installed along the gable rake in a similar way to started flashing. Once the gable flashing is set in place we can install our first vertical sheet metal panel that comprises standing seam system. In our case, we are working with a snap lock standing seam roofing system with concealed fasteners. Our first panel gets attached to the gable trim. We use the flat lip pliers to bend and secure our first panel over the gable and the starter trim.


After our first metal panel is installed, we use a system specific metal cap that goes around and enwraps the gable trim and the outer edge of the first metal panel, which is what secures holds them together on the outer edge of the system as seen in the picture above.

Thus, the first panel gets secured around the starter and gable flashing and attached with the screws to the roof decking using special holding brackets and concealed fasteners.

Notice that the upper portion of the panel has a 90-degree vertical bent to prevent any wind-driven rain, snow, and ice from getting in at the ridge level.

In Conclusion

Since this was an introductory guide to the basics of standing seam metal roof installations, we purposefully left out more technical details such as Z-bar flashing, end-wall, and valley flashing details, however, they are covered in the video above, if you like to learn more about the components that go beyond the basics. You may also be interested in learning more about another type of metal roofing system that is just as reliable, features concealed fasteners, but is also easier to install and less expensive than standing seam.


Learn about Installing Metal Shingles below:

Did you know? There is also an equally reliable and long-lasting metal shingles roofing system that costs less than standing seam and is easier to install?

Without a doubt, a standing seam roof is quite difficult and technically challenging system to install, especially if you have no prior training or experience installing metal roofing, but there is also a simpler-to-install system called metal shingles, which looks much like the conventional shingles, except that it is far more durable, energy efficient, and longer lasting. If you are interested in learning how to install metal shingles roof, then I would recommend that you check out this metal shingles installation guide from 150points.

3. Out of your phone conversations, select a few contractors to visit your house for approximations. Don’t go on style alone. Make sure you test their reputation by using their customers that are previous and BBB, rip for those who have it, etc.

4. Follow through to the advice you’ve collected. Phone their customers to find out whether they're fulfilled by service and the work they have received.

5. When your house is visited by future contractors, they need to scrutinize the roofing, combined with the loft insulation and ventilation system set up. For those who possess a roof that is fairly complicated, they may request to view the patterns for those who have them, which may assist with all the measurements and ordering of stuff. When discussing your demands, ensure your expectations are completely understood by them when it comes to the brand new roof including ensuring your new roof will soon be ventilated, your own house and landscaping will likely be protected in the event the old roof must be eliminated, and debris removed. Ensure that you completely comprehend the product advantages, and guarantee details for labour and materials. The contractor needs to be ready to answer any questions you might have, together with have propositions and questions for you personally.

Additionally, you will desire to ensure which they will be obtaining a license for the task, and the firm has all the essential roofer's liability and worker's comp insurance. If it is required in your own state it's also possible to like to test their contractor's permit.

6. To correctly compare bids, request a dislocation of the contractors’ quotes.

7. Throw out the lowball bid. It likely is, when an offer looks too good to be true.

8. When hiring a contractor, trust is an important factor. You may not need to work having a contractor who appears impatient and pushy together with your questions.

It may be really tempting to go together with the team offering to help you save cash on this kind of big investment. But when you pick a business based solely on the cheapest bid, it's going to probably set you back more in the future.

That which it is possible to get from a roofer that is disreputable:

- They will probably cut corners to save lots of time on the facility at your expense.
- They will likely work with low-quality stuff.
- uninsured, illegal immigrant workers are frequently hired by them.
- They go via a job too rapidly, thus not doing quality work.
- They’re frequently not correctly ensured.
- if licensing is necessary for your own state, They’re generally not licensed.

Your roof will just probably appear great to get a brief while. You are going to most likely have issues, and when you begin having issues together with your roof, they won’t be around to carry on your guarantee.

Needless to say, hiring someone who takes pride in his work and is proficient in his trade will be more expensive than the usual fly by night organization. However, you get that which you really purchase.

- Fair contractors realize their services in many cases are desired when individuals can afford it and are unprepared.
- They possess an inventory of reputable lenders or will work out a fiscal strategy that works for you personally.
- A reputable firm will take a seat with you, pay attention to your demands, your fiscal limits, as well as your concerns.
- A great roofer flashing details accessible and is going to do everything they are able to in order to supply you with the top roof and roofing layout including ventilation.
- If something occurs to your own roof, they're going to be present to repair it. -
- Reputable roofers realize that occasionally customers can’t manage the most effective roof out there and really only desire a roof over their head. In such situations, they're going to work together with one to provide you with the most excellent value engineered roof you are able to afford.


Contractors Decide the Cost of Roof Replacement?

They take various factors into consideration, like the sophistication of the task, materials and also the amount time needed seriously to finish the job.

Typical Dysfunction:

Roofs with increased slant possess a surface area that is bigger than roofs with slant that is less.

Roof Pitch – Steeper sloped roofs tend to be harder to work on than flat roofs and more dangerous.

Roof Sophistication – A roof with hips an increase of level changes and valleys, and add-ons, including dormers, will be more costly than a roof that is simple.

Present Layers – This lowers the lifespan and certainly will cancel the guarantee, although it’s occasionally possible to put in over existing shingles. It to do an entire replacement. The more layers that have to be removed will raise the cost.

The most frequently encountered substance used, asphalt shingles, has to be disposed of correctly and are considered hazardous waste.

Stuff –

Including stuff to go beneath the roof covering, such as tar or felt paper. Additionally, it covers sheathing, flashing and flash cards.

Venting – Venting is crucial for assembly building codes in certain places, raising the energy efficiency and enlarging the lifespan of the roofing. It’s one of the principal places where reputable contractors cut corners.

Labour Prices – This can change with regards to the length of time the job will take, the workers’ expertise and how big is the team.

Overhead Prices –

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