Roof Types and Replacement Costs

We get questions on roof types all the time. 

What’s better, a hip roof or a gable roof? What materials get a better insurance reimbursement? What is the life expectancy of various roof types?

And that’s just a start. 

If you have questions on the different types of roofs, roofing materials and replacement costs for such items, you’ve come to the right place. We will also throw in some pearls we’ve learned from building and engineering homes for decades. 

Let’s jump in. 

Roof Types For Homes

There are around seven main roof types in residential construction. We will describe these below. 

Keep in mind that there are many ways to combine roof types so the total possibilities of roof types can be much greater than seven. 

Here are the seven main roof types. 

1. Gable Roof

Gable roofs are one of the most common roof types out there. They have two sloping sides that meet at a central ridge resembling the shape of a triangle. This triangle formed is called a gable. Commonly, this roof type will be found in cold climates. 

Features:

• Ridge Line- The roof’s ridge runs along the length of the house
• Symmetrical Sloping Sides-Two symmetrical sloping sides that meet at a central ridge create an aesthetic of balance and harmony 
• Structural supports- Gable roofs are made with rafters, trusses or purlins
• Pitch-There is no set pitch on a gable roof, it can vary
• Gable Ends- A gable roof can have multiple gables 
• Gable Materials- Materials used on the gable end can be siding, stone or various other materials.
• Vents- Gable roofs can incorporate gable vents that help with proper ventilation

Pros: 

• Effective water/snow drainage- A Gable roof’s design may be simple, but it’s two sloping sides make it excellent at draining snow and water off the roof.
• Maximized attic space- The triangle shape a gable roof creates allows for additional space in the attic or upper level. 
• Cost effective- The simple nature of a gable roof means that it’s typically more cost effective than other roof types. 

Cons:

• Vulnerable to strong winds- Did you know structural engineers actually choose roof types based upon the forces mother nature inflicts on an area? Gable roofs may not be the best choice for areas with high winds or hurricanes especially if the slope is steep. 

• Snow & Ice Buildup- If the gable roof’s slope is not steep, snow and ice can build-up.
• Requires a Water Management System– Many roofing systems require gutters, downspouts and extensions, so this really is NOT really a con. However, we put it here just so that you’re aware that a water management system is required with this roofing type. Slopes are quite beneficial, but as water runs off the roof, it must be collected and directed somewhere. 

2. Hip Roof

Another popular roof type is a hip roof. Characteristic of hip roofs is 4 sloping sides that meet at a ridge at the top of the roof. Unlike gable roofs with just 2 sloping sides, hip roofs have 4 sloping sides and no flat front facing areas or gables. The slopes are usually symmetrical and make for a pyramid or box like look. 

Features:

• Ridge Line- There is one central ridge where the four sloping sides meet. 
• Four Sloping Sides- The roof slopes on all four sides. 
• Eaves- The eaves around the base of the roof are usually uniform and can be extended for better rain runoff. 
• Structural supports- Hip roofs are typically supported by rafters, trusses, and purlins, which provide stability and distribute the weight of the roof evenly.
• Pitch- Moderate to steep pitch. 
• Pyramidal shape- Usually forms a pyramid or square appearance. 

Pros–

• Good choice for windy areas- The compact shape of the roof means it sits closer to the structure of the home making it more aerodynamic. The surface area that high winds can catch is reduced which makes hip roofs a good option for areas with high wind and storms. 
• Durable– The structural design of this roof type does a fabulous job distributing weight across all four slopes (and ultimately down to the footings) which reduces stress on any single part of the structure. These roofs are durable and will last a long time. 
• Drainage- The sloping sides of a hip roof will offer effective water runoff. 

Cons-

• Higher cost- When compared to a more simple roof design, like a gable roof, a hip roof may cost a bit more in labor and materials. It may be worth it though depending on your weather and desired aesthetics. 
• Decreased attic space- With there being roof slope on 4 sides, the usable attic space 
• Not always great at shedding snow- Hip roofs have a lower pitch than gable roofs and therefore do not shed snow as well. 
• Requires a water management system- See our comments about this in the gable roof section (not really a con). 

3. Mansard Roof

Mansard roofs are typically associated with French architecture and are characterized for their four sides with double slopes. The lower slope is much steeper than the upper slope making it appear quite vertical. It’s common to spot this roof type in historical districts of Maryland in the United States. 

Features-

• Two slopes- Each side of the roof has a double slope, with the lower slope being steeper than the upper. 
• Dormers- It’s quite common to see Mansard roofs featuring dormer windows in the steep part of the double slope which invites light into the home. 
• Additional attic space- This roof style maximizes space in the upper levels making it optimal for a bonus room or loft. 
• French origins- Originating in France, this architectural style captures the 17th century European appeal. 

Pros-

• Maximized interior space- Mansard roofs do a good job providing usable space in the attic or upper level. 
• Aesthetic appeal- If you are looking for French charm, look no further. A Mansard home will often increase property value especially in historica or upscale areas. 
• Water/snow shedding capabilities- These roofs aren’t quite as effective at shedding water/snow as hip or gable roofs due to their upper slope, but do a decent job all the same. 

Cons-

• Higher construction costs- A homeowner will pay more to build a home with a Mansard roof. 
• Potential maintenance challenges- The steeper slopes affiliated with Mansard roofs can make maintenance difficult at times. 
• Limited Headroom on Upper Floors: The steep lower slope, while adding space, can also create awkward angles and limit usable headroom in certain areas, particularly near the walls.
• May not work for areas with heavy snowfall- In areas with heavy snowfall, you may need to structurally reinforce the roof to handle excessive snow loads on the steep sections of the roof. 

4. Flat Roof

As the name implies, a flat roof has little to no pitch making it almost completely horizontal. It’s common in commercial buildings as well as in urban areas allowing for rooftop access in apartment complexes. 

Note: Drainage is a big deal with flat roofs. Good contractors and engineers will design a proper water management system utilizing exterior scuppers or potentially even an interior drain system. 

Since flat roofs are common in urban areas, it’s important to know the city municipalities requirements for drainage. Water runoff can sometimes be too heavy for exterior drainage systems and therefore some building departments may require interior drainage systems that link runoff to the city sewer. 

Features-

• Minimal slope- Flat roofs appear completely flat and typically only have a slight slope of 1-10 degrees. 
• Accessible space- Apartment complexes utilize this roof type in order to provide residents with access to the roof for dining, pools or other gathering places. 
• Easy installation-Flat roofs can be cost effective because they are generally easier and faster to install than other roof types. 

Pros- 

• Maximized usable space- Flat roofs are a good way to gain additional space for outdoor activities, garden areas or solar energy systems. 
• Cost effective- As mentioned above, these roofs are typically straightforward to install and cost effective. 
• Easy access for maintenance- These roofs are easier to inspect and maintain since there are no steep slopes to navigate. 

Cons-

• Potential water drainage issues- Due to minimal slope, flat roofs can often be prone to water pooling which can lead to leaks, roof damage or mold growth.
• Vulnerable to weather- These roofs can be more vulnerable to harsh rain and snowfall causing structural damage if the drainage system is not adequate. 
• Regular maintenance required- It’s important to schedule regular maintenance on these roofs to ensure water is shedding properly. 

5. Gambrel Roof

A Gambrel roof has two symmetrical sides each with double slopes, one steep and one shallow. Common examples of a gambrel roof may be a barn or a colonial-style home. The double slope on each side may remind you of a mansard. Both mansard and gambrel roofs belong to the category of curb roofs. However, a mansard is considered a curb hip roof (4 sides) while a gambrel is considered a curb gable roof (2 sides). 

Features- 

• Two slopes on each side- The roof has two sides each featuring two slopes, an upper shallow slope and a lower steep slope. This is what gives it the barn-like appearance. 
• Symmetrical Design- Each side of the roof has the same slope angles and dimensions. 
• Extra attic space- The steeper lower slope creates more space allowing for a bonus room or attic storage. 
• Easy to build- This style of roof is more simple than something like a mansard and therefore easier to build. 

Pros-

• Aesthetic appeal- Gambrel roofs are an appealing classic design seen in colonial homes and barns.
• Maximized upper floor space- The steep lower slope seen on a gambrel allows for more usable upper floor/attic space (bedrooms, office, storage, etc). 
• Cost effective- This sought-after look can be achieved at a cost effective price since the design is relatively simple to build when compared to something like a hip or mansard roof. 
• Decent snow and water shed- The steep lower slope of a gambrel roof can help to shed water and snow efficiently. 

Cons-

• Maintenance challenges- Gambrel roofs do have some steep slopes which can be challenging to access for maintenance. 
• Wind vulnerability- The steep lower slope of a gambrel is more likely to “catch” the wind which could lead to damage during storms. 

6. Saltbox Roof

Unlike any of the other roof types we have talked about, the saltbox roof is asymmetrical. It has one long sloping side and one shorter side. This “off balance” vibe is not for everyone. Saltbox roofs are typically associated with colonial-style homes and are typically fairly simple to build. 

Features-

• Asymmetrical design- Love it or hate it, asymmetry is a classic feature of saltbox roofs. 
• Overhang on one side- Typically, a saltbox roof will have an overhang on one side of the house. 
• Simple structure- It’s simplistic and easy to build. 

Pros-

• Additional space – The asymmetrical design can provide some additional usable attic space on one side of the house. 
• Aesthetic appeal- Some people like the rustic or historic look the saltbox roof provides. 
• Snow and water drainage- The single steep slope can create a nice water management system. 
• Cost effective- This design is simple and less expensive to build than hip or mansard roofs. 

Cons-

• Less attic space on one side- While one side of the home has additional room, the short shallow sloped side has limited room. 
• Remodeling challenges– The asymmetry of a saltbox roof can make remodeling or additions a bit more challenging. A structural engineer could help you determine the best way to integrate new sections of a home. 
• Potentially less energy efficient- Depending on how the home is built, there may be temperature fluctuations in the attic leading to energy loss. Talk to a structural engineer who understands thermal performance. 

7. Skillion Roof (or Shed Roof)

A skillion roof is a single-pitched roof that slopes in one direction, creating a simple, modern look. It’s often used in tiny homes or as an addition to an existing roofline.

Features-

• Single slope- A classic tell tale sign of a skillion roof is one continuous gentle slope. This is different from a saltbox roof which does have two asymmetrical slopes. 
• Asymmetrical design- Since the design has only one slope, it is asymmetrical in appearance. 
• Simple- The design is quite simple and can be done affordably. 
• Cost effective- Because of the simple design, construction costs can be kept low. 

Pros-

• Budget friendly- If you’re working on a budget, a skillion roof is where it’s at. 
• Modern aesthetic- This roof style will give you that clean, minimalist look which has become popular over the years. 
• Good drainage- The single slope helps to keep water flowing off the roof. 
• Helpful for small spaces- This is a great roof choice for garages, sheds or extensions where high ceilings are not essential. 

Cons-

• Potential insulation challenges- The roof slope can make it difficult to install insulation in the attic reducing energy efficiency. 
• Not great in areas of heavy snowfall- Skillion roofs typically have a low pitch which may not be steep enough to ensure proper snow runoff. 
• Limited Space for Loft or Storage- The low pitch can result in limited attic space, making it less ideal for storing items or creating a loft.

What Is The Most Common Roof Type?

Have you ever considered what determines the style of home a person/builder builds? 

A lot of it comes down to personal preference. A homeowner will share their general vision with an architect or structural engineer. These professionals will take the client’s vision and select certain features for the home based upon the input. 

For example, if the client envisions a French chateau, the professional may choose a mansard roof. Or, if the home will be near a coastline, structurally, it may just make sense to utilize a hip roof. 

Typically, the client doesn’t flat out say, “I’d like a gable roof or I know I want a Saltbox roof line”. They usually describe an overall feel or express a certain number of rooms or storage they will need for their family. 

Beyond personal preference/design needs, the roof type chosen can come down to city regulations, neighborhood covenants, HOA or historical regulations. 

Typically, your city will have basic regulations listed on their website as the photo above shows. Sometimes, they will not. It’s always a good idea to call and speak with someone. 

It’s important to call your city and make sure there are no covenants or other regulations prior to building. 

Sometimes investors and developers will put covenants in place so that the neighborhood they established will have a cohesive appearance. For instance, they may have established a covenant that said homes can have no more than a 3 car garage. Or, all homes must feature a gable roof etc. It would be a shame to buy a property not knowing these regulations. 

Also, even if there are no regulations in place, how strange would it be to build a ranch style home in the middle of a colonial era neighborhood? However, without regulations in play, a person could do it. 

Now, back to the question at play…what is the most common roof type? 

Typically, you will see hip and gable roofs. That is because standard framing is always easier to get loans for when building. For example, getting funding for a dome house may prove to be challenging because it’s considered a “unique” building project. 

Roof Types And Life Expectancy-

The life expectancy of various roof types will depend upon materials used, climate and, of course, maintenance. 

Two things before we jump into this. 

The Actual Structure Of The Roof (Roof Type) Will Affect Life Expectancy-

• Steeper roofs (gable/hip) shed water and snow more efficiently which means there is less chance of water intrusion leading to material break-down. 

• Flat roofs are notorious for water intrusion issues and therefore typically have lesser lifespans (if regular maintenance was not in place).
• Complex designs (think mansard) can be harder and more expensive to maintain and therefore, don’t get what they need in order to reach their full life expectancy. 

• Good framing ensures a structure that can withstand the test of time. Poor framing can  mean sagging and/or leaks. 

• Proper ventilation and insulation matter. A LOT. Certain roof structures allow for better ventilation and insulation which will affect life expectancy. 

And the second thing that affects roofing life expectancy….

Construction Defect-

Remember, shingle or other roofing material warranties can be made void if the roof was improperly installed. Therefore, if your roof’s life is cut short, the warranty could be null & void due to incorrect installation. 

Examples of construction defects in roofing could be: 

• Improper staggering of shingles 
• Incorrect nailing pattern
• Incorrect flashing construction
• Improper underlayment installation 

Phew. 

We felt it was important to mention that. Let’s jump into the life expectancy of roof’s based upon the roof type. 

1. Gable Roof Life Expectancy: Typically 20-50 years. 

Factors involved: The type of materials used will affect the life expectancy. Routine maintenance will extend the roof life. 

2.  Hip Roof Life Expectancy: Typically 30-50 years. 

Factors involved: Hip roofs are wildly durable structures that usually last even longer than gable roofs. The materials used will make a difference. For example, if metal or clay tiles are used, the roof will last a very long time. 

3. Mansard Roof Life Expectancy: Typically 20-50 years.

Factors involved: Mansard roofs with long-lasting materials (slate, tile, metal) can last even longer but flat sections may require maintenance to prevent water damage. 

4. Flat Roof Life Expectancy: Typically 10-30 years.

Factors involved: Flat roofs are prone to water pooling which can cause leaks and structural damage. If routine maintenance occurs, these roofs can make it closer to the 30 year mark before needing to be replaced. Roofing materials for flat roofs can affect the lifespan as well (EPDM rubber, tar or TPO). 

5. Gambrel Roof Life Expectancy: Typically 30-50 years.

Factors involved: These roofs can last a very long time. Since they can be prone to wind damage, it’s important to keep up on maintenance to avoid missing a leak or other issue. 

6. Saltbox Roof Life Expectancy: Typically 30-50 years. 

Factors involved: These roofs can last a long time as long as proper maintenance is done. Materials used will affect lifespan. 

7. Skillion Roof Life Expectancy: Typically 20-40 years. 

Factors involved: Lifespan will definitely vary based upon materials used and, of course, maintenance. 

Now, what about the actual roofing materials? Clearly, these materials matter when it comes to life expectancy. 

Let’s discuss this below. 

Roofing Material Life Expectancy- 

The estimated life expectancy for various roofing materials (if installed correctly) are as follow: 

• Asphalt Shingles: 15-30 years
• Wood Shingles/Shakes: 20-40 years
• Metal Roofing: 40-70 years
• Clay Tiles: 50-100 years
• Concrete Tiles: 50-100 years
• Slate: 75-200 years
• Synthetic Slate: 50-75 years
• EPDM (Rubber): 20-30 years
• TPO: 20-30 years
• PVC: 30-50 years
• Green Roofs: 30-50 years
• Bitumen: 20-30 years

Roof Types For Insurance-

We do get asked if certain roof types can affect insurance premiums and the answer is… they can. 

In general, durable and simple roofing structures are easier and more affordable to ensure. More complex and intricate designs (think steep slopes, complex structures etc) can be more expensive to ensure. 

Gable roofs- This is a standard roof type that usually results in a moderate insurance premium. Remember, gable roofs are more susceptible to wind damage so in a hurricane-prone area, premiums may be higher. 

Hip roofs- These roofs are incredibly durable and wind resistant which tends to lend them lower premiums especially in areas with severe winds. 

Mansard roofs- These roofs are more complex and intricate with flat sections being prone to water intrusion which leads to higher premiums. 

Flat roofs- Inevitably, these roofs have a higher chance of water intrusion than a sloped roof does. Because of the risk for water intrusion, insurance premiums may be more costly. 

Gambrel roofs- These may have slightly higher premiums compared to gable roofs due to the unique design and repair complexities. 

Saltbox roofs- Usually these roof types result in moderate insurance premiums. Occasionally, they can cost more due to the asymmetry. 

Skillion (shed) roofs- Moderate premiums are to be expected. 

Note- Insurance premiums can often be lowered when a new roof is installed and if certain durable materials like metal or slate are used. 

Roof Replacement Costs- 

Roof replacement costs will vary based upon the roof type and the materials used. The more complex the roof design, the more expensive the installation will be due to additional labor and materials costs. 

Below we will give you a rough idea of roof replacement costs based up on roof type and materials: 

1. Asphalt Shingles (most common)

• Flat Roof: $2 – $4 per sq. ft.
• Gable Roof: $3 – $5 per sq. ft.
• Hip Roof: $4 – $6 per sq. ft.
• Mansard Roof: $5 – $7 per sq. ft.
• Gambrel Roof: $4 – $6 per sq. ft.
• Shed Roof: $3 – $5 per sq. ft.
• Saltbox Roof: $4 – $6 per sq. ft.

2. Metal Roofing

• Flat Roof: $5 – $7 per sq. ft.
• Gable Roof: $6 – $8 per sq. ft.
• Hip Roof: $7 – $9 per sq. ft.
• Mansard Roof: $8 – $10 per sq. ft.
• Gambrel Roof: $7 – $9 per sq. ft.
• Shed Roof: $6 – $8 per sq. ft.
• Saltbox Roof: $7 – $9 per sq. ft.

3. Clay or Concrete Tiles

• Flat Roof: $7 – $9 per sq. ft.
• Gable Roof: $8 – $10 per sq. ft.
• Hip Roof: $9 – $11 per sq. ft.
• Mansard Roof: $10 – $12 per sq. ft.
• Gambrel Roof: $9 – $11 per sq. ft.
• Shed Roof: $8 – $10 per sq. ft.
• Saltbox Roof: $9 – $11 per sq. ft.

4. Wood Shingles or Shakes

• Flat Roof: $4 – $6 per sq. ft.
• Gable Roof: $5 – $7 per sq. ft.
• Hip Roof: $6 – $8 per sq. ft.
• Mansard Roof: $7 – $9 per sq. ft.
• Gambrel Roof: $6 – $8 per sq. ft.
• Shed Roof: $5 – $7 per sq. ft.
• Saltbox Roof: $6 – $8 per sq. ft.

5. Slate Roofing

• Flat Roof: $10 – $15 per sq. ft.
• Gable Roof: $12 – $18 per sq. ft.
• Hip Roof: $14 – $20 per sq. ft.
• Mansard Roof: $15 – $22 per sq. ft.
• Gambrel Roof: $14 – $20 per sq. ft.
• Shed Roof: $12 – $18 per sq. ft.
• Saltbox Roof: $14 – $20 per sq. ft.

Well, there you have it. You have made it to the end of Roof Types and Roof Replacement Costs. We hope to have answered any and all of your questions about roofs. If you still have questions, be sure to reach out to us at 763-544-3355.