Most homeowners pay $5,900–$14,000 to replace a roof, with national averages of about $9,600–$10,000; asphalt shingles are the most common and least expensive option. Across common materials, expect $4–$11 per sq. ft. installed ($400–$1,100 per roofing square). Metal roofs typically run $10,000–$32,000, and tile or slate $14,000–$60,000 (Angi, HomeAdvisor, HomeGuide and Fixr data, as of October 2026).
Updated October 8, 2026. Source: Angi + 7 more. National US estimates.
Most asphalt roofs need replacing after 15–30 years, sooner after hail or wind damage. Curling or missing shingles, granules in the gutters, soft spots in the deck and repeated leaks are the usual signs that patching no longer makes sense. If the damage is limited to one area, compare the numbers in our roof repair cost guide first.
This guide covers what a full tear-off and replacement costs in 2026: totals by material, by roof size in squares (one square = 100 sq. ft. of roof), by pitch, plus a line-item breakdown and ways to lower the bill. To run your own numbers, use our roof replacement cost calculator.
Want a number for your project? Try our free roof replacement cost calculator — enter your size and options for an instant range.
Average cost
Typical installed totals for a full replacement, including removal of one layer of old roofing, national averages as of October 2026:
| Scenario | Typical range | Notes |
|---|---|---|
| Small, simple roof (10–15 squares), asphalt shingles | $3,500–$10,000 | Ranch or small two-story home of 1,000–1,500 sq. ft. |
| Typical home (20–25 squares), architectural asphalt shingles | $5,900–$14,000 | Most common project; averages land near $9,600–$10,800 |
| Typical home, metal roofing (steel panels or standing seam) | $10,000–$32,000 | About 2,000 sq. ft. of roof; standing seam sits at the top of the range |
| Tile or slate roof | $14,000–$60,000 | Heavy materials, specialist crews, sometimes structural reinforcement |
Roof replacement cost by material
Installed prices (materials and labor) per sq. ft. and per roofing square, with typical lifespans:
| Material | Per sq. ft. installed | Per square (100 sq. ft.) | Typical lifespan |
|---|---|---|---|
| 3-tab asphalt shingles | $3–$5 | $300–$500 | 15–20 years |
| Architectural (dimensional) shingles | $4–$7 | $400–$700 | 25–30 years |
| Synthetic or composite shingles | $5–$12 | $500–$1,200 | 25–50 years |
| Metal (exposed-fastener panels to standing seam) | $5–$16 | $500–$1,600 | 40–70 years |
| Wood shakes | $6–$15 | $600–$1,500 | 30–50 years |
| Concrete or clay tile | $10–$20 | $1,000–$2,000 | 50–100 years |
| Slate | $15–$30 | $1,500–$3,000 | 75–200 years |
Roof replacement cost by roof size (squares)
Roof area is usually 1.1–1.2 times the home's floor area on a moderate pitch. Asphalt column uses $3–$7 per sq. ft.; the second column covers all common non-premium materials at $4–$11 per sq. ft.
| Roof size | Approx. home size | Asphalt shingles | Common materials ($4–$11/sq. ft.) |
|---|---|---|---|
| 10 squares (1,000 sq. ft.) | 850–900 sq. ft. | $3,000–$7,000 | $4,000–$11,000 |
| 15 squares (1,500 sq. ft.) | about 1,300 sq. ft. | $4,500–$10,500 | $6,000–$16,500 |
| 20 squares (2,000 sq. ft.) | about 1,750 sq. ft. | $6,000–$14,000 | $8,000–$22,000 |
| 25 squares (2,500 sq. ft.) | about 2,200 sq. ft. | $7,500–$17,500 | $10,000–$27,500 |
| 30 squares (3,000 sq. ft.) | about 2,600 sq. ft. | $9,000–$21,000 | $12,000–$33,000 |
| 35 squares (3,500 sq. ft.) | about 3,050 sq. ft. | $10,500–$24,500 | $14,000–$38,500 |
Roof replacement cost by pitch
Pitch is the rise in inches per 12 inches of run. Steeper roofs need harnesses, roof jacks and slower work, so labor goes up:
| Pitch | What it means | Typical effect on price |
|---|---|---|
| Under 4:12 (low slope) | Walkable; shingles need extra underlayment, flatter areas need a membrane | Base price, up to about $1 more per sq. ft. for low-slope sections |
| 4:12–8:12 (standard) | Most suburban homes; walkable with care | Base price to about 5–10% more |
| 8:12–12:12 (steep) | Not walkable; safety gear and staging required | About 15–25% more |
| Very steep or complex (12:12+, many valleys and dormers) | Specialist crew, more flashing and waste | Up to about 30% more; often $1,000–$3,000 extra on a typical house |
Cost breakdown: materials, labor, permits and extras
Line-item estimate for a full tear-off and replacement of a 20-square (2,000 sq. ft.) single-story roof with architectural asphalt shingles. Ranges are national, as of October 8, 2026.
| Cost item | Typical range | What it covers |
|---|---|---|
| Shingles (materials) | $2,000–$5,000 | About 20 squares plus waste, ridge caps and starter strips |
| Underlayment, flashing and ventilation | $300–$1,200 | Synthetic underlayment, ice and water shield at eaves and valleys, drip edge, vents |
| Installation labor | $3,000–$5,500 | $150–$300 per square for a crew of several roofers |
| Tear-off and disposal | $1,000–$2,500 | Removing one layer, dumpster and dump fees |
| Permits & inspections | $100–$500 | Required for re-roofing in most areas |
| Contingency: decking repairs | $150–$1,000 | Replacing rotted or soft sheathing found during tear-off |
| Estimated total | $6,600–$15,500 | Before any discounts or rebates |
Labor and tear-off usually make up 50–60% of the bill, which is why the same roof can cost thousands more in a high-wage metro area.
What affects the price
- Material (asphalt, metal, tile, slate). Material is the biggest lever. Asphalt shingles cost $3–$7 per sq. ft. installed, metal $5–$16, tile $10–$20 and slate $15–$30, so moving from shingles to slate can multiply the price four or five times.
- Roof size in squares. Roofers price by the square (100 sq. ft.). A 20-square roof costs roughly twice as much as a 10-square roof, and your roof is typically 10–20% larger than your home's floor area because of overhangs and slope.
- Pitch and complexity. Steep roofs (above about 8:12) add roughly 15–25%, and hips, valleys, dormers and skylights add flashing and cutting time. An unusually steep roof can add $1,000–$3,000 to a typical project.
- Layers to tear off. Removing one layer of old roofing usually costs $50–$150 per square if billed separately. A second layer adds about $1–$2 per sq. ft., and most codes allow no more than two layers before a full tear-off is mandatory.
- Underlayment and flashing. Felt underlayment is often included, but synthetic underlayment runs about $0.50–$1 per sq. ft. and ice and water shield about $0.50 per sq. ft. where it is needed. New flashing around chimneys and walls is normally part of a quality bid; for chimney-specific work see our chimney flashing repair cost guide.
- Permits and disposal. Re-roofing permits usually cost $100–$500, though some cities charge up to about $1,400. Disposal runs about $0.40–$0.90 per sq. ft. of roof, or $500–$1,500 for a typical house if it isn't already in the bid.
- Region. Labor rates differ widely by market. HomeGuide's state averages run from about $5,400–$15,200 in Florida to $6,400–$17,900 in Michigan, and big coastal metros and storm-prone areas with strict codes sit at the top of the national range.
Ways to save
- Get at least three written, itemized bids that specify the same shingle line, underlayment, flashing and tear-off scope, so you are comparing like for like.
- Choose architectural asphalt shingles unless you plan to stay for decades: they cost a fraction of metal or tile and last 25–30 years.
- Ask for the price per sheet of replacement decking in the contract. Decking runs about $2–$5 per sq. ft. installed, and a fixed unit price keeps surprises in check.
- If your policy covers storm damage, have the roof inspected and file the claim before signing a contract; standard homeowners insurance doesn't pay for age-related wear.
- Schedule outside peak storm season if your roof isn't leaking; contractors with open calendars are more willing to sharpen their price.
- Don't count on federal tax credits: the 25C credit for ENERGY STAR roofing ended for projects placed in service after December 31, 2025. Check your utility and state for rebates instead.
Related questions people ask
What is the average cost of roof replacement?
The average roof replacement costs about $9,600, according to Angi and HomeAdvisor, while HomeGuide puts the average asphalt shingle roof at $10,800 and Fixr at about $10,000. Most homeowners pay between $5,900 and $14,000.
What is the cost for roof replacement per square and per sq. ft.?
Expect $400–$1,100 per square ($4–$11 per sq. ft.) for common materials, including labor and removal of one layer. Asphalt shingles are the cheapest at $300–$700 per square; slate can reach $3,000 per square.
How much does roof replacement cost for a typical house?
For a typical 1,700–1,800 sq. ft. home with about 20 squares of roof, an asphalt shingle replacement runs roughly $6,000–$14,000. The same roof in metal costs about $10,000–$32,000, and in tile or slate $20,000 or more.
How to get an accurate quote
Ask at least three licensed, insured roofing contractors for written quotes after an on-site inspection. Give each the same information:
- Your home's floor area and number of stories, or the roof size in squares if you have a past estimate or aerial measurement report.
- The material and product line you want (for example, architectural shingles from a named brand), plus underlayment and ventilation expectations.
- How many layers are on the roof now, and any known leaks, soft spots or attic water stains.
- Ask what is included: tear-off, disposal, permits, new flashing, drip edge, the price per sheet of decking, cleanup, and both the workmanship and manufacturer warranties.
FAQ
How long does a roof replacement take?
Many single-story asphalt roofs are replaced in one day, while large, steep or complex roofs take 3–5 days. Tile, slate and standing-seam metal take longer, and weather delays are common.
Can I put new shingles over the old ones?
Some codes allow one overlay if only one layer exists, which saves tear-off costs of about $1–$2 per sq. ft. But an overlay hides deck damage, adds weight and can shorten the new roof's life, so most roofers recommend a full tear-off.
Does homeowners insurance pay for a new roof?
Usually only when the damage comes from a covered event such as hail, wind or a fallen tree. Age and normal wear aren't covered, and your deductible applies before the insurer pays.
Is a metal roof worth the extra cost?
It can be if you plan to stay. Metal costs two to three times more than asphalt but lasts 40–70 years versus 15–30. Compare options in our metal roof replacement cost guide.
More Roof & Chimney costs
Sources
- Angi — How Much Does Roof Replacement Cost? [2026 Data] (updated Mar 5, 2026). Checked October 8, 2026.
- HomeAdvisor — How Much Does Roof Replacement Cost? (updated Jun 17, 2026). Checked October 8, 2026.
- HomeGuide — How Much Does a Roof Replacement Cost? (2026) (Nov 7, 2025). Checked October 8, 2026.
- Fixr — How Much Does a Roof Replacement Cost in 2026? (updated Feb 4, 2026). Checked October 8, 2026.
- This Old House — How Much Does a New Roof Cost? (2026) (updated Sep 10, 2026). Checked October 8, 2026.
- RoofingCalc — Average Cost to Tear Off & Replace a Roof of Any Size in the US (updated Mar 31, 2025). Checked October 8, 2026.
- Roofing Observations — Roof Replacement Cost Guide: 2026 Average Prices (updated Jan 7, 2026). Checked October 8, 2026.
- Bankrate — How much does it cost to replace a roof? (accessed Oct 2026). Checked October 8, 2026.
Prices are estimates and vary by location and provider. See our methodology and editorial policy. Browse all exterior cost guides.