Most homeowners pay $5,900–$14,000 to replace an asphalt shingle roof, or $3–$7 per sq. ft. ($300–$700 per square) installed with tear-off. Fixr's average for a 2,000 sq. ft. roof is about $12,000, while luxury designer shingles can reach $16 per sq. ft. (Fixr, HomeGuide and HomeAdvisor data, as of October 2026).
Updated October 8, 2026. Source: Fixr + 4 more. National US estimates.
Asphalt shingles cover most American homes because they are the cheapest roofing that still lasts decades. Replacement makes sense when shingles curl, crack, lose granules or blow off, or when leaks keep coming back after repairs.
Below are 2026 prices by shingle type and roof size, a line-item breakdown, and the extras that push bids up. For other materials and a full comparison, see our roof replacement cost guide, or plug your own roof size into the roof replacement cost calculator.
Average cost
Typical installed totals for a full shingle tear-off and replacement, national averages as of October 2026:
| Scenario | Typical range | Notes |
|---|---|---|
| Small roof (10–15 squares), 3-tab shingles | $3,000–$7,500 | Simple gable roof; one layer removed |
| Typical roof (20–25 squares), architectural shingles | $5,900–$14,000 | Most common project; Fixr's average is about $12,000 |
| Large or steep roof, designer/luxury shingles | $13,000–$32,000+ | Thick, slate- or shake-look shingles at $6.50–$16 per sq. ft. |
Cost by shingle type
| Shingle type | Per sq. ft. installed | Per square | Typical lifespan |
|---|---|---|---|
| 3-tab (strip) shingles | $3–$5 | $300–$500 | 15–20 years |
| Architectural (dimensional) shingles | $4–$8 | $400–$800 | 25–30 years |
| Luxury (designer) shingles | $6.50–$16 | $650–$1,600 | 30+ years |
Shingle roof cost by roof size
Totals for one layer of tear-off on a moderate pitch:
| Roof size | 3-tab ($3–$5/sq. ft.) | Architectural ($4–$7/sq. ft.) |
|---|---|---|
| 10 squares (1,000 sq. ft.) | $3,000–$5,000 | $4,000–$7,000 |
| 15 squares (1,500 sq. ft.) | $4,500–$7,500 | $6,000–$10,500 |
| 20 squares (2,000 sq. ft.) | $6,000–$10,000 | $8,000–$14,000 |
| 25 squares (2,500 sq. ft.) | $7,500–$12,500 | $10,000–$17,500 |
| 30 squares (3,000 sq. ft.) | $9,000–$15,000 | $12,000–$21,000 |
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 shingles. Ranges are national, as of October 8, 2026.
| Cost item | Typical range | What it covers |
|---|---|---|
| Shingles (materials) | $2,000–$5,000 | Field shingles plus starter, ridge caps and waste |
| Underlayment, flashing and ventilation | $300–$1,200 | Synthetic underlayment, ice and water shield, drip edge, pipe boots, vents |
| Installation labor | $3,000–$5,500 | About $150–$300 per square |
| Tear-off and disposal | $1,000–$2,500 | One layer; dumpster and dump fees |
| Permits & inspections | $100–$500 | Re-roof permit in most towns |
| Contingency: decking repairs | $150–$1,000 | Rotted sheathing found after tear-off |
| Estimated total | $6,600–$15,500 | Before any discounts or rebates |
Labor and tear-off together usually account for 50–60% of a shingle roof bill; the shingles themselves are often less than a third.
What affects the price
- Shingle type (3-tab or architectural). 3-tab shingles cost about $3–$5 per sq. ft. installed and last 15–20 years. Architectural shingles cost $4–$8 and last 25–30 years, which is why most roofers now quote them by default; luxury designer lines run $6.50–$16.
- Roof size and pitch. Price scales with the number of squares. Roofs steeper than about 8:12 typically cost 15–25% more because crews need harnesses, roof jacks and more time, and valleys, dormers and hips add cutting and flashing.
- Number of layers to tear off. Removing one layer is usually in the bid; if itemized, tear-off and disposal run $100–$200 per square ($1–$2 per sq. ft.). Each extra layer adds roughly $1–$2 per sq. ft., and most codes cap a roof at two layers.
- Underlayment and flashing. Basic felt is often included. Upgrading to synthetic underlayment runs about $0.50–$1 per sq. ft., and ice and water shield at eaves and valleys averages about $1,000 on a typical roof. New step and chimney flashing should be in any quality bid; see our roof flashing repair cost guide for repairs alone.
- Decking repairs. Spot decking repairs typically cost $150–$1,000, while replacing large areas of sheathing runs about $2–$5 per sq. ft. installed. You won't know the real number until the old shingles come off.
- Labor and disposal. Labor makes up about 50–60% of the total, or roughly $150–$300 per square. Disposal costs about $0.40–$0.90 per sq. ft. of roof when billed separately.
Ways to save
- Get at least three written quotes that name the same shingle brand and line, underlayment, flashing and ventilation, so you can compare like for like.
- Choose architectural shingles over designer lines: they deliver most of the curb appeal and wind rating at roughly half the cost per square.
- Ask for a fixed price per sheet of replacement decking in the contract so surprise rot doesn't blow up the budget.
- Book outside the busy storm-repair season if your roof isn't actively leaking; some contractors discount to fill their schedules.
- If hail or wind caused the damage, document it and call your insurer before signing; replacement due to age and wear isn't covered.
- Ask about manufacturer system warranties that require using matching underlayment and ridge products; they can be worth more than a small price difference.
How to get an accurate quote
Ask at least three licensed, insured roofers for written quotes after an on-site inspection. Give each the same details:
- The roof size in squares (or your home's floor area and number of stories) and the pitch if you know it.
- The shingle type and line you want, plus any upgrade to synthetic underlayment or ice and water shield.
- How many layers are on the roof now and any leaks, attic stains or soft spots.
- Ask what is included: tear-off, disposal, permits, new flashing and drip edge, the per-sheet price for decking, and the workmanship warranty length.
FAQ
How long do asphalt shingles last?
About 15–20 years for 3-tab shingles and 25–30 years for architectural shingles, depending on climate, ventilation and installation quality. Luxury shingles can last 30 years or more.
Is it worth upgrading from 3-tab to architectural shingles?
Usually yes. Architectural shingles cost roughly $1–$3 more per sq. ft. but last about 10 years longer, look better and generally carry higher wind ratings.
Can new shingles go over old ones?
Many codes allow one overlay, which saves about $1–$2 per sq. ft. in tear-off. It hides deck damage and adds weight, though, so most roofers recommend a full tear-off.
For the big picture, start with our complete roof replacement cost guide.
Related cost guides
Sources
- Fixr — How Much Does an Asphalt Shingle Roof Cost in 2026? (updated Jan 21, 2026). Checked October 8, 2026.
- HomeGuide — How Much Does a Roof Replacement Cost? (2026) (Nov 7, 2025). Checked October 8, 2026.
- HomeAdvisor — How Much Does Roof Replacement Cost? (updated Jun 17, 2026). Checked October 8, 2026.
- Fixr — How Much Does a Roof Replacement Cost in 2026? (updated Feb 4, 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.
Prices are estimates and vary by location and provider. See our methodology and editorial policy. Browse all exterior cost guides.