Is it time to replace the roof on your home in Franklin, TN? Is your biggest concern how much a roof replacement costs?
Unfortunately, there’s no way around the fact that a quality roof is a large investment. So, it’s understandable if your biggest concern is pricing.
I can take the easy way out by giving you material costs to make it appear cheaper than it really is. However, this lack of transparency is a huge frustration for homeowners.
I’m tired of seeing misinformation or partial answers without full context.
For over 30 years, Bill Ragan Roofing has educated homeowners about everything cost-related when it comes to their roofing projects. So, let’s break down how much an entire roof replacement costs, specifically in Franklin, TN.
By the end of this article, you’ll have the answers to the following questions:
- How much does the average roof replacement cost in Franklin, TN?
- How much does a roof replacement cost per square foot based on the roofing material?
- What will impact the cost of your roof replacement in Franklin, TN?
How much does a roof replacement cost in Franklin, TN?
For a standard middle-class home, a new roof should cost between $20,000 to $25,000 in Franklin, TN (give or take a little). Based on the 2024 COST VS VALUE REPORT, this is on par with the average cost for a new roof in the Middle Tennessee area.
However, the average can be misleading because roofs come in all shapes and sizes, plus there are multiple material options. So, let’s get more specific with a per-square-foot price based on the roofing material.
Below is the cost per square foot of the top roofing materials for a full roof replacement, including all labor and material costs.
|
Roofing Material |
2024 Cost Per Square Foot |
|
$4.00 |
|
|
$6.40 |
|
|
$8.50 |
|
|
$4.50 |
|
|
$16.00 |
|
|
$30.00 - $50.00 |
|
|
$15.00 - $20.00 |
|
|
$25.00 |
|
|
$25.00 - $30.00 |
|
|
$14.00 |
|
|
$14.00 |
|
|
$14.00 |
(Click the link on an individual roofing material to learn more)
The numbers above aren’t exact, but you can apply them to your roof’s square footage for a more accurate idea of your new roof’s cost. This also helps you determine which roofing material is right for your budget.
What will impact the cost of your roof replacement in Franklin, TN?
The type of roofing material has a huge impact on the cost of your new roof. However, a roofing contractor has to consider a lot when estimating a roof replacement.
Let’s look at things that will directly impact the cost of your new roof.
The Franklin roofing contractor you hire
Every company has its own labor and overhead costs plus the profit they need to keep the business running. So, the Franklin roofing contractor you hire has the biggest impact on how much a roof replacement costs.
Anything that takes manpower and time during a roof replacement will have an associated labor cost, so it plays a huge role. In the same vein, overhead and profit are always considered when providing an estimate.
Keep in mind that these costs are the main reasons why estimates vary so much. So, newer roofing contractors are able to offer lower prices compared to more established companies.
The roofing material and other roofing components
The main roofing material greatly impacts a roof replacement’s cost, but there are other roof system components you also pay for. As the table above states, the materials costs for components are wrapped into the price per square foot.
The other components you'll pay for are:
- Drip edge
- Underlayment
- Ice & water shield
- Starter shingles
- Roof vents and ventilation system
- Roof flashing
- Ridge capping
- Pipe boots
Each component and material listed must be included in your roof replacement, or I guarantee you’ll have problems down the road.
The number of layers being torn off
Tearing off your old roof is a crucial piece of the roof replacement process. Tearing off always adds to the labor cost, but the number of layers being torn off also matters.
(Three layers of asphalt shingles being torn off)
Roofs with more than one layer have more debris, which increases the amount of labor to tear off and clean up. Because of this, there will be an initial labor cost for tearing off the first layer and an extra charge for each additional layer.
Dump fees
Tearing off your old roof creates a lot of debris that must be properly disposed of at local dumps or recycling centers. These dumpsites charge significant fees to throw away roofing and building materials, so dump fees factor into a roof replacement’s cost.
Like the tear-off itself, most roofers charge an initial dump fee for the first layer with an added fee for each additional layer.
How much decking needs to be replaced
Decking is the wooden boards that act as the foundation on which a roof is installed. Any decking that needs to be replaced adds to the cost of a roof replacement.
(Full roof deck replacement)
It will be included in your roof estimate if your roofer knows how much is needed before the job starts. On the other hand, the cost will be added to the final invoice if they find that bad decking after the tear-off process.
The size of your roof
The most obvious cost factor is the square footage of your roof. It affects the amount of materials, labor, and time needed to complete the job.
I use square footage because homeowners are already familiar with the term, but roofers commonly use roofing squares when providing an estimate. This is simply an industry term for a 10x10 area equal to 100 square feet of roof area.
Your roof’s accessibility
Your roofing contractor uses a specific access point for all parts of the roof replacement process, from tear-off to installation and everything in between. The harder your roof is to access, the more it impacts a roof replacement’s cost.
Landscaping, rows of bushes, and anything unmovable below the roofline make a roof hard to access. However, fencing around the property, no paved surface near the access point, and close neighboring houses also affect a roof’s accessibility.
The number of penetrations your roof has
A penetration is anything that comes through your roof, like plumbing vents, gas vents, kitchen/bathroom vents, skylights, and chimneys. The more penetrations your roof has, the more it affects the cost of replacing it.
(Roof facet with multiple penetrations)
Smaller pipes or vents won’t add much, but skylights and chimneys can increase the cost quite a bit because they take longer to flash and work around.
Roof pitch
Roof pitch is your roof's slope (angle), which ranges from flat to almost completely vertical. It’s a ratio calculated by how many inches or feet a roof rises vertically for every 12 inches or feet it extends horizontally.
So, a roof that is 6 inches (or feet) up for every 12 inches (feet) out is considered a 6/12 pitch. The steeper the roof pitch, the more it costs to replace because it’s more difficult and takes longer to install due to moving slower and safer.
Pitch also affects roofing material options and your roof’s square footage, which you already know has a big impact on pricing.
Roof complexity
Complexity is how cut up your roof is with the number of facets, hips, valleys, and stories off the ground. Your roof’s complexity has a huge impact on how much it costs to replace it.
(Example of a very complex roof)
Like roof pitch, this is simply because a roof with many facets at multiple angles, hips, valleys, and two or more stories off the ground is more difficult and takes much longer to roof than a ranch-style home’s roof.
Is Bill Ragan Roofing the right Franklin roofing contractor for you?
You now have an idea of how much a roof replacement costs in Franklin, TN, and what directly impacts pricing. If you want an estimated price from us, check out our Pricing page.
After learning about cost, you next need to find a Franklin roofing contractor you can trust for an honest roof assessment. If you like transparency and honesty, we’re here to provide a free roof replacement inspection.
Since 1990, Bill Ragan Roofing has provided thousands of residents in Franklin, Brentwood, Nashville, and surrounding Middle Tennessee areas with top-quality, head-turning roofs. We take pride in every aspect of our roofing projects, which is why we proudly offer a lifetime craftsmanship guarantee on our workmanship.
Get a Free Quote here or call our office at (615) 242-0333 today to schedule your free inspection for your upcoming roof replacement.
At the end of the day, our goal is to help you by being transparent and helpful, even if it impacts our bottom line. Check out the 6 Best Roofing Companies in Franklin, TN, to learn who we recommend to homeowners who don’t think we’re the right fit or just want more options.
