Protect Your Roof from Extreme Weather Threats
Summary Box
National average cost: $12,000
Typical range: $8,500 to $18,000
Low end and high end: $6,000 for basic asphalt re-roof, $30,000 for premium metal or tile system
Time to complete: 3 to 7 days for full replacement
DIY or Pro: Pro required
ROI or resale impact: 60 to 70 percent return on investment for high-quality impact-resistant materials
Updated: August
Cost Breakdown
| Item | Unit cost | Typical quantity | Line total | Notes |
|---|---|---|---|---|
| Impact-resistant asphalt shingles | $4 to $8 per sq. ft. | 2,000 sq. ft. | $8,000 to $16,000 | Class 4 rated for hail and wind |
| Metal roofing panels | $9 to $14 per sq. ft. | 2,000 sq. ft. | $18,000 to $28,000 | Strong wind resistance and long life |
| Underlayment (synthetic or self-sealing) | $0.75 to $1.50 per sq. ft. | 2,000 sq. ft. | $1,500 to $3,000 | Protects decking from water intrusion |
| Fasteners and flashing | $500 to $1,200 | Lump sum | $500 to $1,200 | Stainless or galvanized for corrosion resistance |
| Labor | $2 to $5 per sq. ft. | 2,000 sq. ft. | $4,000 to $10,000 | Varies by roof pitch and region |
| Tear-off and disposal | $1 to $2 per sq. ft. | 2,000 sq. ft. | $2,000 to $4,000 | Required for most replacements |
| Permit and inspection fees | $150 to $500 | Lump sum | $150 to $500 | Local building department |
Add-ons and allowances
- Roof deck repair: $2 to $5 per sq. ft. if rot or delamination exists
- Ice and water shield at valleys: $200 to $400
- Gutter replacement: $1,000 to $2,500 depending on material
- Ventilation upgrades: $400 to $1,200
DIY vs Pro
What a capable DIYer can do
- Inspect attic and decking for leaks or sagging
- Clean gutters and clear roof valleys
- Install small flashing patches using manufacturer kits
Tasks that require licensing or specialty tools
- Full roof tear-off and replacement
- Installation of impact-rated shingles or metal panels with specific fastening patterns
- Any work involving roof structure, electrical penetrations, or vent stacks
Safety risks and code issues
Roof work involves ladder falls, nail-gun injuries, and electrical hazards from nearby service lines. Roofing over occupied spaces also requires code-compliant underlayment and fastening schedules. Most jurisdictions require a licensed roofing contractor for replacements.
Warranty impacts
Manufacturer warranties often require certified installers. DIY installation can void coverage for wind or impact damage.
Step By Step Hiring Guide
1. Verify licensing and insurance
Confirm that the contractor holds a current roofing license and carries both liability and workers compensation insurance. Ask for proof in writing.
2. Check references and recent projects
Visit or view photos of at least two completed roofs using the same material you plan to install. Look for straight panel lines, clean flashing, and proper ridge vent detailing.
3. Request a detailed scope
The proposal should list tear-off, underlayment type, fastener pattern, flashing locations, and ventilation plan. Avoid vague descriptions like “as needed.”
4. Review the contract
Make sure it lists start and completion dates, payment schedule, and warranty coverage for materials and workmanship. Never pay more than one-third upfront.
5. Plan for inspection and debris removal
Confirm that your local building department will inspect the roof before final payment. Contractors should include cleanup and dumpster removal.
Maintenance and Lifespan
Care routines
- Clean gutters twice a year to prevent water backup under shingles.
- Trim trees at least six feet away to reduce limb strikes during storms.
- Check sealant around vents and flashing each spring.
Common failures and early warnings
- Granule loss or lifted edges on shingles signal wind fatigue.
- Rust spots or loose screws on metal roofs indicate oxidation or thermal movement.
- Water stains on attic rafters show underlayment failure or flashing gaps.
When to repair vs replace
Repair small areas when damage covers less than 10 percent of the surface. Replace the entire roof if granule loss is widespread, decking is soft, or leaks appear in multiple places.
Impact-resistant roofs can last 25 to 50 years depending on material. Metal and composite systems last longest with minimal upkeep.
Regional Notes
Coastal regions face high winds and salt exposure. Choose corrosion-resistant fasteners and sealants. Inland zones prone to hail should prioritize Class 4 shingles or coated steel panels. In snowy climates, install ice and water shield at eaves and valleys to block melt infiltration.
Insurance companies in storm-prone areas often discount premiums for certified impact-resistant roofs. Ask your agent about available credits before purchase.
Making It Happen
Upgrading to an impact-resistant roof protects your home from more than leaks. It preserves your structure, keeps insurance claims down, and raises resale confidence for future buyers. Start by inspecting your current roof for weak spots, then gather at least three quotes from licensed pros who specialize in severe-weather systems.
