What’s the average cost to tear off and replace a roof?
What’s the average cost to tear off and replace a roof?
$3 – $6 cost per square foot to replace a roof
$5,700 – $16,000 average total cost to replace a roof
Tear off and replace roof cost
The average cost to tear off and replace a roof is $5,700 to $16,000. Roofing labor costs $200 to $300 per square (100 SF) for asphalt shingle installation, plus $80 to $250 per square for materials. The cost to tear off shingles is $1 to $3 per square foot for removal alone.
| Roof square footage | Average cost to tear off and replace roof |
|---|---|
| 1,000 | $3,000 – $6,000 |
| 1,200 | $3,600 – $7,200 |
| 1,500 | $4,500 – $9,000 |
| 1,700 | $5,100 – $10,200 |
| 2,000 | $6,000 – $12,000 |
| 2,500 | $7,500 – $15,000 |
| 3,000 | $9,000 – $18,000 |
| 3,500 | $10,500 – $21,000 |
Average cost to tear off and replace a roof
The following table shows the average cost to tear off and replace a 1,800 to 2,500 square foot roof:
| Type | Average cost per square foot | Total cost to tear off and replace |
|---|---|---|
| Asphalt 3-tab shingles | $3 – $5 | $5,700 – $12,000 |
| Architectural / dimensional shingles | $4 – $6 | $9,000 – $16,000 |
| Metal | $5 – $16 | $7,500 – $40,000 |
| Clay / tiles | $7 – $25 | $10,500 – $62,500 |
| Composite | $7 – $14 | $15,000 – $26,500 |
| Wood shakes | $7 – $15 | $12,900 – $28,200 |
| Slate / stone | $10 – $30 | $22,000 – $70,000 |
| Flat | $3 – $11 | $4,000 – $16,800 |
The following factors affect the cost of a roof tear off and replacement:
Roof size and complexity – Multiple stories, chimneys, and complex roof shapes increase costs.
Roof slope and pitch – Roofs with steep pitches over 6:12 require more labor and extra safety precautions, increasing costs.
Roof material – High-quality or heavier roofing materials like slate, tile, or metal cost more.
Labor – Labor makes up 50% to 60% of the total roof replacement cost.
Roof underlayment – Roofing underlayment costs $0.10 to $0.80 per square foot, depending on the material. Roof replacement estimates typically include a new underlayment.
Roof decking / sheathing – Roof decking costs $2 to $5 per square foot to replace damaged or rotted areas.
Rafters or trusses – Roof truss replacement costs $5 to $14 per square foot installed or $60 to $500 per truss for materials.
Roof inspection – A roof inspection costs $100 to $400.
Roof repairs – Roof repairs cost $150 to $1,000 to patch small leaks or $3,000 to $6,000 for structural repairs to fix a sagging roof.
Roof ventilation – Roof vent installation costs $200 to $700.
Soffits and fascia – Fascia replacement costs $5 to $12 per linear foot. Replacing the soffits costs $4 to $22 per linear foot.
Gutter installation/replacement – Gutter installation costs $5 to $15 per linear foot. Gutter replacement costs $6 to $17 per linear foot.
Drip edge – Installing a drip edge costs $1.50 to $3.00 per linear foot and protects the roof edges.
Permits – Roof replacement permits cost $100 to $500.
Average cost to tear off and replace shingles
The cost to tear off and replace shingles depends on the type:
Tearing off and replacing an asphalt shingle roof costs $3 to $5 per square foot or $5,700 to $12,000 on average.
Removing and replacing an architectural shingle roof costs $4 to 6 per square foot or $9,000 to $16,000 for an average home.
Average cost to tear off and replace a metal roof
The average cost to tear off and replace a metal roof is $5 to $16 per square foot, depending on the metal used. Steel and aluminum are the cheapest, while copper and zinc cost the most.
Replacing a standing seam metal roof costs $9 to $16 per square foot or $13,500 to $40,000 on average.
Cost to tear off and replace a tile roof
Tearing off and replacing a tile roof costs $7 to $25 per square foot or $10,500 to $62,500 on average. Roof tiles may be clay, concrete, terracotta, or slate. Concrete and clay tiles are made of natural materials that can be easily recycled.
Cedar shake roof tear off and replacement cost
Cedar shake roof replacement costs $7 to $15 per square foot or $12,900 to $28,200 on average. Wood shakes are made from hand-split lumber logs and give the roof a rustic appearance.
Price to tear off and replace a slate roof
Replacing a natural slate roof costs $10 to $30 per square foot or $22,000 to $70,000 for an average home. Consider selling the old slate tiles to a salvage company. Reclaimed slate roof tiles are often used for roof repairs and additions.
Tearing off and replacing synthetic slate roofing costs $9 to $12 per square foot or $12,500 to $26,000 on average.
Cost to tear off a composite roof and replace
Tearing off and replacing a composite roof costs $7 to $14 per square foot or $15,000 to $26,000 on average. Composite roofing is made from synthetic materials like recycled plastic or rubber and can be molded to look like natural slate, wood shake, or tile.
Price to tear off and replace a flat roof
Removing and replacing a flat roof costs $3 to $11 per square foot or $4,000 to $16,800 on average. Popular flat roof materials include EPDM rubber, TPO, asphalt, and PVC. A complete tear-off and replacement is recommended when the roof is 10 to 15 years old or needs extensive repairs.
Roof tear off cost
A roof tear off costs $1 to $5 per square foot for labor to remove the old material, depending on the type and weight. Tearing off shingles costs $1 to $3 per square foot on average. Removing heavier materials like slate or tile costs $2 to $5 per square foot.
| Type | Cost to tear off roof only (per square foot) |
|---|---|
| Asphalt shingles | $1 – $3 |
| Architectural shingles | $1 – $3 |
| Metal | $1 – $3 |
| Tile | $2 – $5 |
| Composite | $1 – $3 |
| Wood shakes | $1 – $2 |
| Slate / stone | $2 – $5 |
| Flat | $1 – $2 |
The following factors also affect the cost to tear off a roof:
Material – Wood shakes and flat roof materials are the lightest and easiest to remove, while slate and tile are heavier and require more labor.
Number of layers – Tear off costs are higher for roofs with two layers of shingles, metal, or rolled roofing.
Dumpster rental – The cost to rent a dumpster is $220 to $580 per week for a 10-yard container, including drop off, pick up, and disposal fees. Renting a 20-yard dumpster to handle a large roof replacement project costs $280 to $699 per week.
Tearing off and replacing vs. roofing over costs
Tearing off and replacing a roof costs more but increases the roof’s durability, weather resistance, and lifespan. An overlay or roof over – installing the new roof material on top of the existing roof – is cheaper and faster but reduces the roof’s lifespan and adds extra weight.
| Roof replacement type | Advantages | Disadvantages |
|---|---|---|
| Tear off and replace |
|
|
| Overlay |
|
|
Most states allow a maximum of two roof layers.
What is a roof tear-off?
During a roof tear-off, the roofing contractor removes the existing roof, repairs or replaces any damaged decking, and installs a new roof. Roofers use a "tear-off fork" that slides easily under the shingles to lift them off the surface.
When should I tear off and replace my roof?
Consider tearing off and replacing your roof if:
The shingles are brittle, cracking, or losing most of their granules.
The roof is leaking in multiple locations.
The shingles are more than 20 years old.
The roof is sagging or has structural damage.
The damage affects more than 25% of the roof’s surface.
The cost of repairs is more than 30% of the cost of a new roof.
A total roof replacement allows contractors to inspect the roof decking for damage.
How long does it take to tear off a roof?
Tearing off and replacing a shingle roof takes 1 to 3 days. Removing and replacing tile, slate, or shakes takes 6 to 8 days. Rain or snow, heavy winds, or temperatures below 40° F will delay the installation.
What size dumpster do I need for roof tear off?
Tearing off a roof requires a 10- to 20-yard dumpster. Shingles and other roofing materials are heavy, and dumpsters with a capacity of less than 10 cubic yards cannot accommodate the weight.
Getting estimates from roofing contractors
Before hiring a roofing contractor near you, be sure to:
Get at least three in-person estimates to compare.
Choose a contractor who is a member of the National Roofing Contractors Association (NRCA).
Check out their reviews on HomeGuide and Google.
Choose licensed, insured, and bonded companies with 5+ years of experience.
Get a detailed estimate, contract, and warranty in writing before work begins.
Avoid companies with the cheapest quotes as quality may suffer.
Don’t pay in full upfront. Follow a payment plan instead.
Questions to ask
How long have you been in business?
Are you licensed, insured, and bonded?
How many roofs have you installed in the past year?
Can you provide references from past work?
Are you NCRA-certified?
Do you provide a free estimate?
How long will the project take?
What will you do in the event of unexpected bad weather?
How will you access my roof? What safety precautions will you take?
Will you obtain the necessary permits?
How long is the warranty, and what does it include?