How Much Should I Budget for a Metal Roof Replacement Job?

Are you interested in a metal roof but feeling stressed about how much to budget for a big roofing project? Are you unsure of how much you can expect to pay for a metal roof and the extra costs that may arise during installation?

At RoofSmart, we prioritize doing a thorough inspection process that allows us to find issues on and around the roof. That way, we can discuss them with the customer ahead of time so they know going into the roof replacement exactly what it will cost.

We make sure to give our customers a variety of options and warn them about issues that can potentially arise later on. That way, they have the flexibility to adjust the project so that it fits within their budget.

In this article, you’ll learn how much it costs to install different types of metal roofs and how much you might have to pay for additional work that needs to happen during the installation of your metal roof.

By the end of this article, you’ll know how much a metal roof will cost you and how to fit potential extra costs into your budget.

How much does it cost to install a metal roof?

The average cost to install a metal roof on a 3,000-square-foot home in the Seattle area is $65,000.

The cost above is based on a steel roof, which is the most affordable metal roofing option. The wider price range varies from $60,000 to around $300,000.

Here’s a quick overview of the general cost estimates for each type of metal:

• Steel: $60,000
• Aluminum: 63,000
• Stainless steel: $80,000
• Zinc: $85,000
• Copper: $300,000

So, when budgeting for a metal roof, know that the material does make a big difference in price. Each type of metal has its own pros and cons, so it’s important to do your own research and make sure that you’re choosing a material that will work for your home’s needs.

What is included in the cost of a metal roof?

Materials

Typically, the cost for metal panels and other necessary materials totals about one-third of the cost for the entire roof replacement.

Aside from the metal panels, the cost of materials also includes the additional pieces that go on the roof to ensure that it functions properly. A base layer of underlayment gets put on to help protect the roof, and flashing is installed on the edges of the roof to make sure that water flows off the roof and into the gutters properly.

These items are factored into installation costs. But, there are different types of underlayment, meaning that if you wanted to upgrade to a higher grade then it would cost more.

Labor

In the Seattle area, labor costs are very high. However, the costs listed above do factor in labor. There are some scenarios that can increase labor costs, but those will be explored later on.

For a metal roof replacement job, the labor cost includes tearing off and disposing of the old roof and then, of course, installing the metal panels. Some metals require more precision and skill to install than others, which brings up the labor costs quite a bit.

If your roof has multiple layers of shingles or other roofing material on it, then it will take up to an extra day to do the tear-off, which will bump up the labor costs a bit. You’ll face the same issue of increased labor costs if you have a roof that is very steep because it will take extra time for the roofing crew to set up safety precautions, and they’ll likely have to move slower.

If your property does not allow easy access for the dump trailers the roofing crew uses to dispose of the old roof, this will slow down the tear-off process.

It will likely add about $2,000 to the project because someone will have to transport the pieces from the ground to wherever the trailer is instead of being able to toss them right into the trailer or dumpster.

This will take an extra long time if you have plants or other items around your house that cannot be damaged because then the pieces of the old roof will need to be walked down the ladder.

What are the factors that can impact the cost of a metal roof?

When searching for the cost of a metal roof replacement, most often the estimate that you get whether it’s from a roofing contractor or an online source will cover the cost of materials. Sometimes, it’s materials and labor.

But, what is often not discussed until later on is all of the other costs that are part of getting a new roof. Some of these are mandatory costs that are part of the total job cost. There are also other potential costs that might need to be added or that you might choose to add.

These potential added costs will be explored further in this section:

What else is included in the total cost for a new roof aside from materials and labor?

This is not included in estimated job costs until you are given a proposal, but it is important to keep in mind that on top of the cost of the roof replacement, you’ll also pay some taxes and other mandatory fees. The sales tax on a roof replacement job in the Seattle area will be about 10% of the total cost.

There will also be permit fees and other overhead costs that are mandated by state and federal government regulations. The roofing contractor has no say in these additional fees but must charge them in order to operate legally. In total, the cost of added taxes and fees will be about one-third of the cost of the whole job.

Roof issues that might be discovered during the replacement

If you’re early to replace your roof and you haven’t noticed any problems, then you could end up paying only for the cost of the roof. But, if you wait a while then you’re more likely to have extra problems on or around the roof that you’ll have to pay for.

These issues will show up on your final bill as change orders. You won’t know if they’re going to be a problem until the job starts, but if they’re discovered then they do need to be fixed.

Here are some common roof issues found during replacement jobs and their costs:

• Replacing rotten plywood- $1,000 to $2,000: It is very common to find rotten plywood on the roof deck while the old roof is being torn off. The metal panels can’t be installed if you don’t have a healthy, solid roof to put them on, so this step is very important. Unfortunately, usually can’t tell if the boards are rotting until we get on the roof, so the cost to fix this is uncertain until the old roof has been torn off completely.
• Ventilation issues- $1,000 to $3,000: Ventilation is important for ensuring that your roof functions properly, but it often gets overlooked. In a rainy and wet location like the Greater Seattle area, ignoring roof ventilation issues can quickly lead to mold and other problems. The wider cost range can vary from $300 to $15,000, depending on how much work your roof needs.
• Mold Remediation- $4,000 to $10,000: The extent of the mold issues you have can vary tremendously. It might just be a few spots in the attic, or it can be so bad that your whole attic (including the insulation) is covered in mold and the mold is beginning to seep through the ceiling into your living spaces.
• Window or wall repairs- $200 to $3,000+: As the crew is working on the roof, they might notice leaks in the walls or issues on or around the windows. This is not something you want to leave unaddressed, so it’s a good idea to get it taken care of while someone is already up there. This cost can vary a lot depending on the extent of the damage.

Extra add-ons

You might decide that you’d like to add some other features on or around your roof at the same time that your roof is being replaced. Some examples include:

• Gutter guards
• Solar panels
• Skylights

These costs can vary quite a bit depending on what you want done. But, it is important to keep in mind that this will add at least a few thousand dollars to your project (if not more) as you create your budget.

How can I prepare for unexpected costs during my metal roof replacement job?

We recommend having a contingency budget of around 10% to 20% of the total cost for your metal roof replacement job. You never know what might come up during the job that will cost extra money, so it’s best to be prepared.

But, that is a good reason to have a professional come out and look at the project and do a thorough inspection in order to catch as many issues as possible before the project even starts.

How to Prepare for Your Metal Roof Replacement Costs

Budgeting for a metal roof replacement in Seattle requires careful planning and consideration. With the information in this article, you now have a clearer picture of how much a metal roof costs, the factors that can increase the overall price, and how to prepare for any surprises during the installation.

Each type of metal comes with its own price range, and additional factors like labor, accessibility, and potential unexpected repairs can significantly impact your final costs. By understanding the full scope of what influences the price of a metal roof, you’re better equipped to make a choice that fits your home and budget.

For more information on how the cost of a roof replacement gets broken down and the costs that typically aren’t mentioned until it’s time to pay, read our article “Why Does A Roof Replacement Cost So Much?”.