Roof Replacement 101: What Should You Know Before Replacing Your Roof?

A roof replacement is a big and expensive home improvement project that shouldn’t be taken lightly. In fact, there’s a lot to learn to make the right choices, alleviate concerns, understand what you’re paying for, and much more to feel comfortable with such a large investment.

Luckily, you can easily get all the information you need about replacing your roof by simply asking questions. The hard part is knowing what to ask and bouncing around to find all the right answers. 

That’s why I’m putting my 30-plus years in the roofing industry to use by answering all the main questions homeowners ask about a roof replacement in one place.

Welcome to Roof Replacement 101, where you’ll learn everything you need to know before replacing your roof. Scroll through at your leisure to get the full experience, or use the Table of Contents to jump to the specific questions you need answered. 

How often should a roof be replaced?

As long as it’s properly installed, a roof is usually only replaced when the roofing material reaches the end of its lifespan. For example, an architectural asphalt shingle roof (the most common roof in the country) will need to be replaced every 22-25 years. 

Now, there are circumstances like premature roof failure and storm damage that lead to replacing a roof earlier than expected. But as long as you hire a reputable roofer and invest in quality products, you should only have to replace your roof every 20 years or so (depending on the roofing material). 

When should you replace your roof?

Now, you know a roof isn’t meant to be replaced often. However, you still need to know how to determine when you should replace it. 

Unfortunately, it’s hard to do this without knowing your roof’s age. Luckily, there are signs that help you identify if it’s time for a roof replacement. 

How much does it cost to replace a roof?

After learning you need a roof replacement, your biggest concern is probably how much it’ll cost. Unfortunately, it’s impossible to give you an exact cost without a roof inspection. 

However, that doesn’t mean I can’t give you general numbers to help you understand the budget you’ll need for a roof replacement. 

What’s the average cost to replace a roof?

According to the 2023 COST VS VALUE REPORT, the average cost of a roof replacement is $29,136. Now, this is a very general price because it doesn’t separate the different asphalt shingle types, account for home or roof size, pricing in your area, and other factors.

However, we can get a little more specific using our service area. The average residence in our area of Nashville, Tennessee, is a 3 bedroom, 2 bathroom home with a walkable roof pitch, a little roof complexity, and architectural asphalt shingles.

For most homeowners, a more realistic 2023 average roof replacement cost here in Nashville, Tennessee, is around $15,000. Unfortunately, you can expect a new roof’s average cost to rise in 2024 because of the continued price increases for roofing materials.

What factors impact the cost to replace a roof?

The type of roofing material and pricing in your area have a huge impact on the cost of replacing your roof. However, a lot more goes into pricing a roof replacement. 

The main factors that impact the cost of your new roof are:

• Roof size
• Roof accessibility and complexity
• Roofing material and roof system components
• Number of stories off the ground
• Labor and time 
• Number of penetrations
• The number of layers being torn off
• Dump-fees
• Roofing contractor’s operating costs

The factors above completely depend on your roof and the roofing contractor you hire. Because every roof and company is different, you’ll never know the true cost of your roof replacement until after an inspection.

Can you finance your roof replacement?

You can pay cash, check, credit card, or an ACH payment for your new roof. If you have storm damage, your insurance company could even pay for your roof replacement. 

But if you’re worried about paying for your roof replacement, simply consider financing like you would a car. Financing your roof replacement takes the upfront cost burden of a new roof away by breaking it out into affordable monthly payments. 

Depending on the roofing contractor, they’ll either provide financing offers in-house or offer it through an outside financing company. Just keep in mind that there’s an approval process, which will be different for each company. 

However, financing a new roof is a great option for everyone, no matter the budget.  

What’s included in a roof replacement?

After learning how much it costs to replace your roof, you need to know what you’re spending it on. After all, a roof is much more than the shingles or roofing material you see from the street. 

It’s a combination of components and materials that fit together like puzzle pieces to keep water out of your home. But if even just one piece of the puzzle is missing, it leads to costly problems. 

Below is what you’re paying to get replaced during your roof replacement.

What are the best roofing materials for your roof replacement?

Other than choosing a roofing contractor, the biggest decision you’ll make for a roof replacement is picking your roofing material. That’s why you need to be confident you’re making the right decision.

Below are the cost, lifespan, and warranty, plus the pros and cons of the most common residential roofing materials. 

As you’re going through the materials, there are four things to ask yourself:

• What’s my roof replacement budget?
• How long do I want my roof to last?
• How much do I want to increase my home’s curb appeal?
• How important is a material warranty to me?

How many estimates should you get for your roof replacement?

At this point, you’re ready to start the roof-buying process by getting an estimate. I always recommend getting at least 2 and a maximum of 3 quotes for your roof replacement. 

This mainly allows you to compare prices and determine why one is cheaper/more expensive than another. However, it also lets you get a feel for each contractor that comes out to your home. 

After talking with them and reviewing their estimates, you can determine which is the right fit for you. But be warned, if a price sounds too good to be true, it is. 

A quality roof isn’t cheap, so there should be some sticker shock.

What should be included in every roofing estimate?

After getting a few estimates for your roof replacement, you’re ready to look them over to make sure everything is there. Every estimate should be as specific as possible with an itemized list of everything that will be done during your roof replacement. 

But if you don’t know what you should be looking for, you can’t be sure everything is there.

Every roof replacement estimate should include a line item for each of the following:

• How your property is protected (tarps, boards, etc.)
• Layers being torn off
• Installation method
• Itemized list of all materials and components being replaced
• Roof vents
• Roof flashing
• Dump fees
• How replacement decking is handled
• Warranty information
• How long the estimate is good for
• Your right to recession

If it’s being replaced, protected, installed, or anything else during the project, a reputable roofer will include it in an estimate. Want to be 100% sure everything is there? Download this Roof Estimate Checklist.

What red flags should you look for in a roof estimate?

Unfortunately, bad roofers can sneak or hide things in an estimate, even if there’s an itemized list. Luckily, this is easy to identify by being on the lookout for common red flags. 

Hiding things in fine print

You should always read the fine print on your roof estimate. While there’s fine print on most estimates, hiding things in it is a huge red flag. 

The most common thing hidden in fine print is that a roofer isn’t responsible for damage to your property, inside or outside. However, they also like to include hidden fees in the fine print, like dump fees, extra labor costs, replacement decking, and anything else they leave off as a line item that they end up charging you for.

The estimate only comes with a price

Remember, roof estimates should be as specific as possible with a line item list of everything that will be done during your roof replacement. It’s an immediate red flag if there’s no list, and it only comes with a price. 

If your estimate only has a price, you have no idea what you’re really paying for or getting. I also guarantee estimates like this will be the lowest and cheapest, which makes them more tempting. 

No warranty information

Every single roof estimate should include the warranties you’ll be getting after your roof replacement. There should be a line item for the contractor’s workmanship warranty and the material warranties provided by the manufacturer. 

If you get an estimate that doesn’t include both types of warranty information, it’s a major red flag. This is especially true when it comes to workmanship. 

The roofing contractor isn’t willing to go over the roof estimate with you 

The most important thing to do before signing an estimate is going over it with your contractor. They should have no problem going over every line item, answering any questions, talking through concerns, and anything else you need to feel comfortable. 

While this isn’t exactly on the estimate itself, it’s a huge red flag if they aren’t willing to go over it with you. 

Should you stay home during your roof replacement?

After signing your estimate, your roofing contractor will schedule your roof replacement. But before the big day, you need to decide if you want to stay home. 

Because a roof replacement is a loud and annoying project, I recommend finding somewhere to go on the day of your roof replacement. However, it’s completely up to you, and a roofing contractor should have no problem with you staying home. 

Just be aware of all the moving pieces, stay out of the installers’ way, and have an exit strategy if you need or decide to leave during the process. But this is just one thing you need to do to prepare for the big day. 

Below are the other things you need to do before the project begins. 

Think about your pets  

You need to think about your pets and how they’ll handle the noise. Cats seem to be more affected than dogs, but the constant banging and pounding will also stress out dogs that don't like thunderstorms or fireworks. 

If you think the noise of roof replacement will drive your pets crazy, find somewhere for them to stay until after the project.

Take valuable things off the wall 

A roof replacement causes vibrations throughout your home, especially if you opt for hand-nailing as the installation method. Now, these vibrations probably won’t knock things off your wall. 

But if you have something valuable, important, or irreplaceable, just take it down until the job is completed to be safe. 

Move your vehicles

On the day of your roof replacement, your driveway will have a dump truck/trailer and other vehicles. Whether you plan to leave or not, moving your vehicles before your contractor shows up is important to avoid getting blocked in. 

If you do get blocked in, the entire process has to stop, and everything must be cleared so you can get through.

Turn off your irrigation system 

While vehicles should never be on your grass, the installers will be walking on it. If it’s freshly watered, walking on the wet grass damages your yard.

If you have an irrigation system, I recommend shutting it off a day or two before your roof replacement to avoid this happening. 

Inspect your property

The day before your roof replacement, walk around your property to check for torn window screens, dented gutters, damaged light fixtures, or any other existing damage. Whether you find damage or not, take pictures of the areas around your home and roof before the replacement process begins. 

That way, you’ll know if damage was caused during the roof replacement or if it was already there. 

Don’t set your security alarm 

Remember, a roof replacement causes vibrations. While it’s unlikely, the vibrations and noise could possibly set your security alarm off.

So, always lock your doors, but don’t set your alarm if you decide to leave while your roof is being installed.

Want something with all the tasks you should do before the day of roof replacement? Get the Preparing for Your Roof Replacement checklist. 

How long does it take to replace a roof?

Most roofs on the average home can be replaced in a day. If you have a larger home, it could take two to three days to replace the roof. 

It could even take five days to a couple of weeks on more complicated roofs with a premium material. However, the time it takes to complete your roof replacement all comes down to some key factors. 

How long it takes to replace your roof depends on:

• Roof size, complexity, and pitch
• Accessibility of your roof
• How much decking needs to be replaced
• The roofing material 
• The weather
• Time of year
• Size of the crew

All of the factors above directly impact a roof replacement’s timeline. However, you’ll find most roofs can be replaced in a day.

What does the roof replacement process look like?

Even if it only takes a day, the actual roof replacement process is chaotic, with many moving parts. However, a reputable roofing contractor controls this chaos and creates a smooth process. 

Let's look at the the roof replacement process from start to finish.

Does your new roof need maintenance?

Yes, your new roof needs periodic maintenance after it’s installed. I understand I’m saying this as a roofing contractor, and you may think it’s just a way for a roofer to get more money out of you. 

However, maintenance is crucial to your roof, just like an oil change is to your car.

Why is roof maintenance important?

After your roof replacement is completed, it’s crucial to have it maintained throughout its life. Roof maintenance keeps your roof running smoothly by periodically checking vulnerable areas and its overall condition. 

However, it also ensures your roof’s life is maximized, costly problems are caught before they can start and gives you peace of mind. 

How often does your new roof need maintenance?

Depending on the type of roofing material, it will be annual, biannual, or quarterly maintenance. However, I always recommend maintaining your roof at least once a year, especially for asphalt shingles.

Roof maintenance goes a long way toward the long-term health of your new roof, but it isn’t free, with the cost ranging anywhere from $120 to $400. However, most companies offer maintenance programs with their replacement.

Should you sign up for a roofing contractor’s maintenance program?

You should definitely sign up for a maintenance program if your roofing contractor has one. This keeps your roof maintained regularly, so you don’t even have to think about it. 

Some offer it for free for a few years or so before charging a yearly price, while others have a flat price right out of the gate. While it does cost money, these programs usually come with other perks like gutter cleaning, discounts, priority appointments, and a full report of your roof’s condition on top of an annual inspection.

How do you hire a great roofing contractor for your roof replacement?

Everything from the pricing, finished quality, workmanship warranty, and anything in between comes down to the roofing contractor you hire. That’s why the most important decision you’ll make for your roof replacement is hiring a great company.

Below is what to look for and other tips to hire a great roofing contractor in your area. 

Use Google reviews and other online resources

Check out the Google reviews of your area's top local roofing contractors and their reviews from the last 3-6 months for current homeowner experiences. This gives you an idea of the final quality, if the company stands behind their work, and how they interact with customers. 

Also, look at other online resources like the Better Business Bureau, “Best of” lists, and other recommendation websites like Nextdoor. Just keep in mind that these lists and reviews can be taken to the extreme one way or the other. 

Only consider local roofing contractors

Every roofing contractor you consider must be local to your area, with a physical office and a phone number with the local area code. This ensures local codes are followed, all appropriate paperwork is in place, and you can find them if you have a problem. 

This also helps you avoid falling victim to out-of-state storm-chasing companies that undercut local roofing contractors and don’t know (or care) about local codes. This isn’t to say all out-of-state roofing companies are bad, but hiring locally ensures your roof replacement complies with your state’s requirements.

Ask any roofing contractor for proof that they’re licensed, bonded, and insured

A roofing contractor being licensed, bonded, and insured ensures your roofing project is done right and protects you if it isn’t. Each state has different requirements, so you’ll need to research your local codes to learn the appropriate permits and paperwork required in your area. 

However, I recommend looking for a roofing company with all three, regardless of your state's requirements. Ask for physical copies as proof before working with any potential roofing contractor.

Don’t go into the roof replacement process with a cheap mindset

Looking for the cheapest price available makes you a prime target to be taken advantage of by a bad roofer. Once they know you’re pricing shopping, they’ll lower their prices to outbid others. 

Unfortunately, they reach these lower prices using cheaper materials and labor. That’s why it’s absolutely crucial not to look for the lowest price and the cheapest roofing contractor you can find. 

Find a roofing contractor that offers long-term protection

You should only consider roofing contractors that offer long-term protection with a strong workmanship warranty. While workmanship warranties vary from 1 to 10 to 25 years, or even a lifetime, you shouldn’t settle for anything less than a 10-year warranty.  

If a roofing contractor takes pride in their work and does everything the right way, they should have no problem offering a 20, 25, or lifetime workmanship warranty. 

Ask the right questions when meeting with potential roofing contractors

When meeting with potential roofing contractors, one of the most important things to do is ask the right questions. Asking questions is the best way to determine if they do things the right way, know what they’re talking about, and if they have your interest in mind. 

Here are just some of the questions every homeowner needs to ask a roofing contractor:

• What shingle manufacturers do you use, and are you certified by them?
• How long have you been in business?
• Have you worked in this neighborhood?
• Do you use drip edge?
• What is your cleanup process?
• How long has the crew that will install my roof been with you?

To get a downloadable and printable version of these questions and more to use when meeting local roofers, get the Questions to Ask a Roofing Contractor Checklist.

Need a roof replacement in Nashville, TN?

At this point, you have all the information you need to start your roof replacement journey and reach out to a local roofing contractor in your area. But don't hesitate to reach out if you need a new roof in Nashville, Franklin, Brentwood, or another surrounding Middle Tennessee area. 

Over the last 30-plus years, Bill Ragan Roofing has replaced thousands of roofs in Nashville, TN. The customer experience, your peace of mind, and our workmanship are always at the forefront of our minds, which is why we provide a lifetime craftsmanship warranty.

There’s a reason we say, “When you work with us, you’ll never worry about your roof again.” 

Request a Free Quote or call the office at 615-242-0333 to get the peace of mind you deserve.

If you still need more roofing information, visit our Learning Center to continue your roofing education.