Pricing guide
How Much Does a Roof Replacement Cost?
Updated June 2026
Replacing a roof is one of the larger home expenses, and the price swings widely with the size of your roof, the material, and your region. Below are honest, typical U.S. ranges so you know what to expect, what drives the number up or down, and how to read a roofing estimate before you sign.
Average roof replacement
$6,000 to $30,000+
A typical asphalt-shingle replacement on an average home. Cost scales with roof size (measured in squares), pitch, material, and where you live.
Quick answer
Most homeowners pay $6,000 to $30,000 to replace a roof, or roughly $350 to $700 per square (100 sq ft) for asphalt shingles installed. The final price depends on your roof's size and pitch, the material, and your region.
Roof Replacement price list
| Service | Typical price |
|---|---|
| Asphalt shingles (per square) | $350 to $700 |
| Architectural shingles (per square) | $450 to $900 |
| Metal roof (per square) | $900 to $1,800 |
| Tear-off and disposal (per square) | $100 to $200 |
| Full replacement (avg 20 to 30 squares) | $6,000 to $30,000+ |
| Minor roof repair | $150 to $1,500 |
Prices are typical U.S. ranges and vary by region, scope, and condition. Always get a written quote.
Roof replacement cost by home size
| Home size | Approx. squares | Typical cost |
|---|---|---|
| 1,000 sq ft | 12 to 15 | $4,500 to $11,000 |
| 1,500 sq ft | 17 to 20 | $6,500 to $16,000 |
| 2,000 sq ft | 22 to 25 | $8,500 to $22,000 |
| 2,500 sq ft | 28 to 30 | $11,000 to $27,000 |
| 3,000 sq ft | 33 to 35 | $13,000 to $32,000+ |
Roof area is larger than floor area because of pitch and overhang. Squares are approximate (1 square = 100 sq ft).
Cost by roofing material (installed, per square)
| Material | Per square | Lifespan |
|---|---|---|
| 3-tab asphalt | $350 to $600 | 15 to 20 yrs |
| Architectural asphalt | $450 to $900 | 25 to 30 yrs |
| Metal | $900 to $1,800 | 40 to 70 yrs |
| Tile (clay/concrete) | $1,000 to $2,500 | 50+ yrs |
| Slate | $1,500 to $4,000 | 75 to 100 yrs |
What affects the cost
Roof size and pitch
Roofs are priced per square (100 sq ft). A bigger or steeper roof costs more in both material and labor because steep pitches slow the crew and need extra safety.
Material
Asphalt is the most affordable; architectural shingles, metal, tile, and slate climb from there. Material can double or triple the per-square price.
Tear-off and decking
Removing old layers and replacing rotten decking adds cost. A roof with multiple existing layers or hidden water damage runs higher.
Region and permits
Labor rates, permit fees, and code requirements vary by area, which is why the same roof can cost noticeably more in one state than another.
Where the money goes
On a typical roof, labor is roughly 40 to 60% of the total and material is most of the rest, with tear-off, disposal, underlayment, flashing, and permits on top. That is why a bid that looks cheap often skipped tear-off or used a thinner shingle. Always compare bids line by line.
Should you DIY or hire a pro?
Roofing is not a DIY job. It is dangerous work at height, mistakes cause leaks and structural damage, and most manufacturer warranties are void unless a licensed roofer installs the material. A permit and inspection are usually required. DIY should be limited to minor repairs like replacing a few shingles or resealing flashing. For a full replacement, hire a licensed, insured roofer.
How to save on roofing
- Get at least three itemized bids and compare them line by line, not just the bottom number.
- Schedule in the off-season (late fall or winter) when roofers are slower and may discount.
- Choose architectural shingles over 3-tab: a small upcharge buys 10+ more years of life.
- If a storm caused the damage, document it and file an insurance claim before paying out of pocket.
- Always tear off the old roof rather than overlaying; it lasts longer and avoids hidden rot.
Backed by our research
Roofing labor is the biggest cost driver, and roofer wages vary widely by state. Our research puts the national roofer median around $55,440, with some states paying far more.
Read the Roofer Salary by State studyRun a roofing business? Here is what to charge
If you run a roofing business, price per square (material plus labor), measure the roof accurately, and never leave tear-off, disposal, permits, and cleanup out of the bid. The contractors who win are the ones whose estimates are clear and fast.
Frequently asked questions
How much does it cost to replace a roof?+
A typical asphalt-shingle roof replacement runs about $6,000 to $30,000 or more depending on roof size, pitch, material, and region. Roofs are priced per square (100 sq ft), commonly $350 to $700 per square for asphalt.
How much does a roof cost per square?+
Asphalt shingles run roughly $350 to $700 per square installed, architectural shingles $450 to $900, and metal $900 to $1,800. Tear-off and disposal add about $100 to $200 per square.
Is a metal roof worth the extra cost?+
Metal costs roughly two to three times more than asphalt up front but lasts much longer (40 to 70 years vs 15 to 30) and can lower energy costs, so it can pay off if you plan to stay in the home.
Does insurance cover a roof replacement?+
Homeowners insurance often covers roof damage from a covered event like a storm, but not normal wear and age. Get an inspection and read your policy; many roofers help document storm claims.
How do I get an accurate roofing estimate?+
Ask for an itemized estimate that breaks out tear-off, disposal, material (by type and brand), labor, flashing, permits, and cleanup, plus the warranty. Compare bids line by line, not just the bottom number.
More pricing guides
How we research these prices
These figures are typical U.S. market ranges, cross-checked against our own industry research where we have it, and reviewed periodically. Prices vary by region, scope, condition, and the pro you hire, so treat them as a starting point and always get a written quote. Last updated June 2026.
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