How much does a roof replacement cost?
Most US homeowners pay roughly $7,500 to $14,000 to replace an asphalt shingle roof, and national averages sit around $9,500 to $10,000. Premium materials and large or steep roofs push the total much higher; slate and tile roofs on big homes can pass $40,000.
The biggest drivers are your roof's surface area, the material you choose, how steep the roof is, and how much old roofing and damaged wood has to come off first.
Roof replacement cost by material
| Material | Installed per sq ft | 2,000 sq ft roof | Typical lifespan |
|---|---|---|---|
| 3-tab asphalt shingles | $3.50 – $6.00 | $7,000 – $12,000 | 10–20 yrs |
| Architectural shingles | $4.50 – $8.00 | $9,000 – $16,000 | 15–30 yrs |
| Metal (steel panels) | $7.00 – $14.00 | $14,000 – $28,000 | 50–75 yrs |
| Wood / cedar shake | $6.00 – $14.00 | $12,000 – $28,000 | 30–50 yrs |
| Concrete tile | $7.00 – $12.00 | $14,000 – $24,000 | 50–100 yrs |
| Clay tile | $7.00 – $14.00 | $14,000 – $28,000 | 50–100 yrs |
| Natural slate | $10.00 – $25.00 | $20,000 – $50,000 | 125–200 yrs |
Installed prices include materials and labor but not tear-off, decking repairs or permits.
Roof replacement cost by roof size
For architectural shingles on a medium-pitch roof, including one layer of tear-off and a permit:
| Roof area | Squares | Low | Typical | High |
|---|---|---|---|---|
| 1,000 sq ft | 10 | $5,100 | $7,550 | $10,000 |
| 1,500 sq ft | 15 | $7,600 | $11,200 | $14,750 |
| 2,000 sq ft | 20 | $10,100 | $14,800 | $19,500 |
| 2,500 sq ft | 25 | $12,600 | $18,450 | $24,250 |
| 3,000 sq ft | 30 | $15,100 | $22,050 | $29,000 |
What affects the cost of a new roof
- Roof size. Contractors price by the square (100 sq ft), so every extra square adds material and labor.
- Material. Asphalt is the budget choice; metal, tile and slate cost more up front but can last several times longer.
- Pitch. Steep roofs need harnesses, staging and slower work. A steep roof can add roughly $1,000 to $3,000.
- Tear-off and layers. Removing old roofing costs about $50 to $150 per square for each layer. Many building codes limit how many layers a roof can have, so check locally before choosing an overlay.
- Decking damage. Rotted plywood or boards found during tear-off cost about $2 to $8 per sq ft to replace.
- Chimneys, skylights and valleys. Each one needs extra flashing and labor.
- Location and season. Higher cost-of-living areas pay more, and spring and fall are the busiest seasons for roofers.
- Permits and warranties. Permits run about $100 to $500. Extended warranties can add $500 to $5,000.
Worked example
A 2,000 sq ft two-story home with a medium-pitch roof, architectural shingles, one layer of tear-off and average local prices:
- Footprint: 2,000 ÷ 2 stories = 1,000 sq ft.
- Roof area: 1,000 × 1.12 (medium pitch) × 1.10 (overhangs) ≈ 1,232 sq ft, or about 12.3 squares.
- Shingles installed: 1,232 × $4.50 to $8.00 = $5,544 to $9,856.
- Tear-off: 12.3 squares × $50 to $150 = $616 to $1,848.
- Permit: $100 to $500.
- Total: about $6,250 to $12,200, with a typical price near $9,250.
How to save on a roof replacement
- Get at least three written quotes and compare them line by line: material brand, underlayment, tear-off, decking allowance and warranty.
- Ask how decking repairs are priced before signing, since rotted wood is the most common surprise cost.
- Book outside peak season if your climate allows; roofers are busiest in spring and fall.
- Check your insurance if the roof was damaged by a storm or hail, and file before work starts.
- Compare cost per year, not just price. The comparison table above shows how a pricier material can cost less over the life of the roof.
Repair or replace?
Repairs make sense for a few missing shingles or a single leak on a roof with plenty of life left. Replacement usually makes more sense when the roof is near the end of its lifespan, leaks in several places, or has widespread curling, cracking or sagging.
Frequently asked questions
How much does a new roof cost in 2026?
National averages cluster around $9,500 to $10,000 for a full replacement, with most projects between about $7,500 and $14,000. Large roofs and premium materials such as slate or tile can cost $40,000 or more.
How do I calculate roofing squares?
One roofing square equals 100 square feet of roof surface. Divide your roof area in square feet by 100. A 2,000 sq ft roof is 20 squares.
How do I estimate my roof area from my house size?
Divide your living area by the number of stories to get the footprint, multiply by a pitch factor (about 1.05 for low slopes up to 1.40 for very steep roofs), then add about 10% for overhangs. The "House size" option in the calculator does this for you.
How much does it cost to remove an old roof?
Tear-off and disposal usually costs about $50 to $150 per square for each layer removed. Two layers cost roughly double.
Does homeowners insurance pay for a roof replacement?
Policies typically cover sudden damage from covered events such as storms or hail, not wear and tear or old age. Coverage depends on your policy, so check with your insurer before work begins.
How much of a roof replacement is labor?
Labor is typically 40% to 60% of the total cost of a roof replacement.
How we calculate
Installed prices per square foot blend published 2025–2026 cost data from the sources below. Tear-off ($50–$150 per square per layer), decking ($2–$8 per sq ft), ice and water shield (about $0.50 per sq ft) and permits ($100–$500) come from the same sources. Steep-roof surcharges split the commonly reported $1,000–$3,000 range between our two steep options.
Some inputs are our own planning assumptions, stated here so you can judge them: the cost-of-living setting moves labor and material costs by −10% or +15%; ice and water shield covers 30% of the roof; overhangs add 10%; and architectural shingle lifespan (15–30 years) is our estimate for higher-grade asphalt. The "typical" price is the midpoint of the range.
This is an estimate, not a quote. Real prices depend on your roof's condition, local labor rates and the contractor. Always get written quotes before you hire.
Sources
- Fixr: How much does a roof replacement cost? (updated February 2026)
- NerdWallet: Roof replacement cost, citing Angi data (updated September 2025)
- Inch Calculator: Cost to replace a roof