If you’ve been researching how much it costs to replace a roof, specifically in the Seattle area, you might’ve been shocked at the price. You might be wondering how it could possibly be that an asphalt roof, which is the cheapest out of all the options, still costs $20,000 to $30,000.
It’s completely valid to wonder what you’re paying for and how this number has gotten so high.
At RoofSmart, we believe that transparency is key when discussing prices with our valued customers. Every year, we meet with hundreds of homeowners to discuss in detail how much each of our recommendations for fixing the roof will cost. We also happily answer their questions about the other fees and costs that make up the total price of their proposal.
We’ve had this conversation a lot, and we believe that everyone should know exactly what they’re paying for when they get a new roof and why.
So, this article will give you an idea of the various things you are paying for when you get a roof replacement. You’ll also learn about the different factors at play that can impact the total cost of the roof replacement.
By the end of this article, you’ll understand why a roof replacement costs so much and know what your money is going towards.
What am I paying for in a roof replacement?
The total cost can be broken down into three categories:
- Materials
- Labor
- Taxes, permits, and other fees set by the government
Each of these categories is on average roughly ⅓ of the total cost of the job.
We’ve found that information online focuses mainly on materials when talking about the cost of a roof replacement. In reality, there’s always a lot more to the project than just the shingles.
This is why it might feel like there is a jarring divide between the price you found while researching online and the price provided by roofing contractors, especially in the Seattle area where the cost of living is among the highest in the world. Materials are a part of the cost, but they do not make up the whole picture.
When we are doing roof replacements, it is common that we’ll also have to make updates for compliance with building code, or repairs to other areas of the house.
On top of all that, the crews need to get paid for the work they’re doing, and there are several layers of government fees and taxes that are applied to each job.
Roofing Materials: How They Impact Your Replacement Costs
It goes without saying that you’ll need to pay for the new roof. This cost can vary widely depending on the type of roofing material that you choose.
Basic asphalt roofs are the most common type of roof. They cost around $6 to $8 per square foot to install (this includes the cost of labor).
Two other popular roofing options are metal and PVC. Including the cost of labor, metal panels are $15 to $20 per square foot to install. PVC is $12 to $15 per square foot to install.
Other roofing material options—such as shake, synthetic tile, and slate—are more expensive. Choosing these roofing materials will increase the overall cost of your roof replacement.
The cost of the roof includes shingles, underlayment, and flashing, which are all necessary for creating a great-quality, water-resistant roof.
Labor Costs: Why Skilled Roofers Command Higher Prices
Another major factor in the cost of roof replacement is labor. The crews have to get paid for their work, and it’s HARD work. Most people wouldn’t do it, so these guys get paid fairly for the dirty job it is. This can vary depending on how long the job takes and the level of expertise required to install the roof.
For example, an asphalt roof of a “walkable slope” is pretty standard and does not require an extremely high level of skill to install compared to the knowledge and experience needed to properly install a metal roof.
Labor costs on the job
The first step in replacing a roof is tearing off the old roof, which typically costs $1 to $2 per square foot. This price is pretty standard for all roof types. For a 3,000-square-foot roof, this could be $3,000 to $6,000 including the dump/recycling fees.
Before the new roof goes on, we must take off and get rid of the old roof. In the Seattle area, it is common that houses in older neighborhoods don’t have driveways or garages, and they have smaller properties.
If we can’t get the dump trailer right up against the house, then someone will have to hand carry the old shingles from the ground to the trailer, which will increase the labor costs.
Additional Fees and Permits That Add to Roof Replacement Costs
There are several fixed costs that contribute to the overall cost of the job. Most of these are fees and taxes that are set by the government and are just a part of the cost of operations for any roofing company.
These costs include:
- Cost of permit
- Compliance cost of the permit (building code upgrades or engineering requirements)
- Sales tax (10+ percent)
- Worker’s compensation fund (for injury insurance): This is $5 per hour for each employee. It’s not unusual for the cost to be $500 to $1,500 just for workers comp on one job.
- Payroll taxes: Employment insurance and federal unemployment insurance -This adds maybe 10% to the average job by itself.
Factors That Can Increase Your Roof Replacement Costs
The materials covered so far are just the most common things. But, you may need carpentry work, mold remediation, insulation work, or some other type of extra work.
It’s important to note that this is a guide for understanding these costs, but it’s not meant to provide pricing for a specific job. Please keep in mind that these are just average estimates. The cost of these things on your roof will vary depending on its unique needs.
Things that can increase the cost of replacing the roof include:
- Roof decking: if the plywood base of your roof is rotting, it will need to be replaced. This will add around $2-3 per square foot to the overall cost.
- Poor ventilation: Your roof needs good airflow to function properly. Ensuring that adequate ventilation is installed around and on top of the roof can cost anywhere from $1,000 to $10,000. On average it usually costs $2,000 to $3,000 to bring this item up to code.
- Size and slope of roof: A smaller roof is going to cost less to cover and to work on. Steeper roofs are trickier to access and require more time for setting up safety precautions and getting around on the roof. These mainly contribute to labor costs.
- Excess material: All roofing material must be ordered in bundles of certain sizes or amounts. So, not all of it is going to get used, even if your roofing contractor orders as close as possible to the amount they’ll need, which is easier to do with a big job. Sometimes it’s also necessary to cut shingles to make them fit.
- Skylights, chimneys, and other special items: The flashings around a skylight might need to be replaced, but what about the skylight itself? Similarly, sometimes the chimney needs work as well.
Why Does A Roof Replacement Cost So Much In Seattle?
The biggest reason that a roof replacement costs so much in the Seattle area is because the average cost of labor is much higher in order to match the cost of living. The average salary for a roofer in the Seattle area is $70,000 to $90,000. A skilled roofer with a lot of experience can even make up to $120,000+.
Comparatively, a roofer in the Midwest or on the East Coast will only make about half as much as a roofer of the same skill level in the Seattle area. Even within the same state, when comparing the average wage of a roofer in Eastern Washington to a roofer in Western Washington, there’s about a 30% increase for roofers in the Seattle area.
The other factor that drives up these wages is demand. Roofing is a competitive market and there is a high demand for competent, skilled roofers. At RoofSmart, we expect the best from our people. We pay them accordingly.
Sales tax and other fees are also a bit higher in the Seattle area, but compared to Washington State overall it’s not much more. The material costs for shingles are fairly similar throughout the country.
So, it’s really just the high cost of living as well as a higher government-imposed cost burden that is driving up labor costs in the Seattle area.
What Goes Into the Cost of Replacing Your Roof?
The cost of a roof can be broken down into three categories, each costing about a third of the total price:
- Materials
- Labor
- Government Burden
You also have the added context of understanding why it costs more to replace a roof in the Greater Seattle area. With higher labor costs and an overall higher cost of living, it’s natural that the cost of a roof replacement will be high.
Now that you know what goes into a roof replacement and what you’re actually paying for, check our article “The Cost of A Roof Replacement in the Greater Seattle Area” which takes a deep dive into the cost of a roof replacement in the Seattle area.
To learn more about how much it will cost to get a new metal roof use our instant estimator:
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