How much does a roof replacement cost?
How much does a roof replacement cost?
$3 – $6 average cost per square foot installed
$5,700 – $16,000 average total cost to replace
Roof replacement cost
Roof replacement costs $5,700 to $16,000 on average, depending on the size, pitch, and material. A new roof costs $300 to $600 per square (100 SF) on average, including materials and installation. Roofing labor costs $150 to $300 per square.
| House size (square feet) | Roof size* (square feet) | Average cost to reroof |
|---|---|---|
| 1,000 | 1,120 | $3,500 – $6,700 |
| 1,100 | 1,230 | $3,700 – $7,500 |
| 1,200 | 1,340 | $4,000 – $8,000 |
| 1,300 | 1,450 | $4,400 – $8,700 |
| 1,400 | 1,565 | $4,700 – $9,500 |
| 1,500 | 1,675 | $5,000 – $10,100 |
| 1,600 | 1,790 | $5,500 – $10,700 |
| 1,700 | 1,900 | $5,700 – $11,400 |
| 1,800 | 2,010 | $6,000 – $12,000 |
| 1,900 | 2,125 | $6,400 – $12,800 |
| 2,000 | 2,235 | $6,700 – $13,400 |
| 2,200 | 2,460 | $7,400 – $14,800 |
| 2,300 | 2,570 | $7,700 – $15,500 |
| 2,500 | 2,795 | $8,500 – $16,800 |
| 2,800 | 3,130 | $9,400 – $18,800 |
| 3,000 | 3,355 | $10,100 – $20,100 |
| 3,500 | 3,915 | $11,700 – $23,500 |
| 4,000 | 4,470 | $13,400 – $26,800 |
*Based on a single-story home with a 6:12 roof pitch.
Average cost of a new roof
The following table shows the average cost to replace an asphalt shingle roof.
| National average cost | $10,800 |
| Minimum cost | $2,700 |
| Maximum cost | $26,800 |
| Average range | $5,700 to $16,000 |
*Cost data is from research and project costs reported by HomeGuide members.
Roof replacement cost calculator
Roof estimates are often quoted by the square. One square covers 100 square feet.
| Factors | Cost per square |
|---|---|
| Old roof removal* | $100 – $300 |
| Roof materials | $100 – $250 |
| Replacement labor | $200 – $350 |
| Total cost to replace | $400 – $900 |
*Not required for roof-over or overlay installations.
Roofing labor cost per square
Roofing labor costs $1.50 to $3.00 per square foot or $150 to $300 per square on average to install shingles or flat roofs. Labor costs up to $4 to $17 per square foot for premium materials like tile and slate that require specialized installation skills.
Roofing material prices
Roofing material prices are $80 to $250 per square (100 SF) for asphalt shingles or $100 to $800 per square for metal. Premium materials like tile or slate cost up to $2,500 per square but are more durable and last longer than cheaper alternatives.
| Roof type | Material cost per square* | Lifespan (years) |
|---|---|---|
| Asphalt 3-tab shingles | $80 – $130 | 15 – 20 |
| Architectural / dimensional shingles | $100 – $250 | 20 – 30 |
| Wood shakes | $300 – $700 | 25 – 30 |
| Metal | $100 – $800 | 30 – 80+ |
| Tile | $300 – $2,500 | 30 – 100+ |
| Slate / stone | $600 – $1,600 | 50 – 200+ |
| Flat / rolled / built-up | $15 – $800 | 5 – 60 |
| Solar shingles / tiles | $1,000 – $2,500 | 25 – 30 |
*Not including installation.
Roof cost estimates by type
| Roof type | Cost per square foot installed | Average total cost |
|---|---|---|
| Asphalt shingles | $3 – $6 | $7,500 – $14,000 |
| Metal | $5 – $16 | $7,500 – $40,000 |
| Tile | $7 – $25 | $10,500 – $62,500 |
| Wood shakes | $7 – $15 | $12,900 – $28,200 |
| Slate / stone | $10 – $30 | $22,000 – $70,000 |
| Flat | $3 – $11 | $4,000 – $16,800 |
Cost to reshingle a roof
The cost to reshingle a roof is $5,700 to $16,000 on average, depending on the roof size and shingle type. Asphalt 3-tab shingles are the cheapest but also the least durable. Composite, metal, and natural slate shingles cost the most but last the longest.
| Roof type | Cost per square foot installed | Average total cost |
|---|---|---|
| Asphalt composition / 3-tab shingle roof cost | $3 – $5 | $5,700 – $12,000 |
| Architectural / dimensional shingle roof cost | $4 – $6 | $7,500 – $16,000 |
| Luxury / premium asphalt | $5 – $7 | $7,500 – $18,000 |
| Cedar / wood | $5 – $12 | $7,500 – $25,000 |
| Composite / rubber roof cost | $7 – $14 | $15,000 – $26,500 |
| Metal shingles | $6 – $14 | $9,000 – $35,000 |
| Natural slate | $10 – $30 | $22,000 – $70,000 |
| Solar shingle roof cost | $21 – $40 | $42,000 – $80,000 |
Asphalt roof replacement cost
Asphalt roof replacement costs $3 to $5 per square foot installed or $5,700 to $12,000 on average for standard 3-tab composition shingles. 3-tab shingles create a flat, uniform look but are less durable than most other roof materials.
An architectural shingle roof costs $4 to $6 per square foot installed or $7,500 to $16,000 on average. Architectural shingles—also called 3D, laminate, or dimensional shingles—are thicker and last longer than 3-tab shingles.
Metal roof cost
A metal roof costs $5 to $16 per square foot installed or $7,500 to $40,000 on average, depending on the metal type and gauge. Galvalume and galvanized steel are the most budget-friendly materials. Copper, zinc, and stainless steel cost the most but are more durable and typically last longer.
| Roof type | Cost per square foot installed | Average total cost |
|---|---|---|
| Corrugated / sheet metal roof cost | $5 – $12 | $6,000 – $22,000 |
| Standing seam metal roof cost | $9 – $16 | $13,500 – $40,000 |
| Metal shingle roof cost | $6 – $14 | $9,000 – $35,000 |
| Stone-coated steel roof cost | $7 – $13 | $12,200 – $25,900 |
| Stainless steel roof cost | $10 – $21 | $15,000 – $52,500 |
| Copper roof cost | $13 – $30 | $19,500 – $75,000 |
| Tin roof cost | $6 – $18 | $9,000 – $45,000 |
| Zinc roof cost | $10 – $20 | $15,000 – $50,000 |
Tile roof cost
A tile roof costs $7 to $25 per square foot or $10,500 to $62,500 installed on average. Concrete tile is the most budget-friendly option but may require sealing. Slate and Terracotta tile roofs cost the most but last the longest.
| Tile type | Cost per square foot installed | Average total cost |
|---|---|---|
| Concrete tile roof cost | $7 – $19 | $10,500 – $47,500 |
| Clay tile roof cost | $8 – $25 | $20,000 – $55,000 |
| Terracotta tile roof cost | $9 – $26 | $21,000 – $60,000 |
| Slate tile roof cost | $10 – $30 | $22,000 – $70,000 |
Wood shake roof prices
A wood shake roof costs $7 to $15 per square foot or $12,900 to $28,200 on average installed, depending on the wood type and grade. Shakes are natural wood shingles made from hand-split cedar, redwood, or pine logs and give the roof a rustic look.
Slate roofing prices
A natural slate roof costs $10 to $30 per square foot installed or $22,000 to $70,000 on average. Slate is one of the most durable and long-lasting roof materials, but installation may require structural reinforcement to support the added weight.
A synthetic slate roof costs $9 to $12 per square foot installed or $12,500 to $26,000 on average. Synthetic slate is made of composite plastic, rubber, or polymer. The material is lighter and more impact resistant than natural slate but doesn't last as long.
Flat roof replacement cost
The cost to replace a flat roof is $3 to $11 per square foot on average or $4,000 to $16,800, depending on the size and material. Rolled asphalt is the most affordable option but has the shortest lifespan. PVC, metal, and concrete roofing are the most durable but expensive options.
| Material | Cost per square foot installed |
|---|---|
| Built-up / tar & gravel roof cost | $3.50 – $7.50 |
| EPDM rubber membrane roof cost | $3.50 – $10.00 |
| TPO membrane roof cost | $4.00 – $10.00 |
| PVC membrane roof cost | $5.00 – $12.00 |
| Fiberglass (GRP) roof cost | $3.50 – $7.50 |
| Modified bitumen roof cost | $4.00 – $7.50 |
| Rolled asphalt roof cost | $2.00 – $5.00 |
| Spray foam roof cost | $3.50 – $7.00 |
| Metal roof cost | $5.00 – $16.00 |
| Concrete roof cost | $4.00 – $15.00 |
Cost factors to reroof a house
The following factors affect the cost of roof replacement:
Roof size and shape – Complex roofs, multiple stories, skylights, and chimneys increase the cost.
Roof slope and pitch – Roofs with steep pitches over 6:12 require extra safety precautions and more labor, increasing costs.
Material – Asphalt shingles cost the least, while slate and solar shingles are the most expensive to install.
Roof over / reroofing – Installing new shingles or metal on top of the old roof material saves on removal costs but reduces the roof's lifespan. Most cities limit roofs to a maximum of two roof layers.
Roof underlayment – Roofing underlayment costs $0.10 to $0.80 per square foot
for materials, depending on the type. Roof replacement estimates typically include new underlayment.
Flashing – Roof flashing is a thin piece of sheet metal installed in areas prone to leaks, such as roof valleys and chimneys. Most installers include new flashing in the estimate.
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 penetrations / ventilation – Roof vent installation costs $200 to $700.
Soffits and fascia – Soffit replacement costs $4 to $22 per linear foot. Fascia replacement costs $5 to $12 per linear foot.
Drip edge – Installing a drip edge costs $1.50 to $3.00 per linear foot and redirects water away from the fascia into the gutters to prevent water damage.
Gutter installation/replacement – Gutter replacement costs $6 to $17 per linear foot. New gutter installation costs $5 to $15 per linear foot.
Skylights – Skylight installation costs $1,600 to $4,200 on average, while skylight replacement costs $800 to $2,400.
Permits – Roof replacement permits cost $100 to $500, depending on location.
Roof inspection – A roof inspection costs $100 to $400 to detect problems and gauge the remaining life of the roof.
Cost to tear off and rebuild a roof
The cost to tear off a roof is $1 to $5 per square foot for labor to remove the old material, depending on the type and number of layers:
Tearing off shingles or metal costs $1 to $3 per square foot on average.
Removing heavier materials like slate or tile costs $2 to $5+ per square foot.
Full roof replacement cost
A full roof replacement may require replacing the underlying support structure, including the decking and trusses. Replacing the entire roof is often necessary after severe water or storm damage.
Roof decking replacement costs $2 to $5 per square foot installed. Roof decking, also called sheathing, is a plywood layer that supports the underlayment and roof material.
Roof truss replacement costs $5 to $14 per square foot installed. Roof replacement may require additional trusses for structural support if installing a heavier material like slate or tile.
Framing a roof costs $6 to $15 per square foot installed. Replacing a flat roof with a pitched roof requires new framing.
Roof installation cost by location
| State | Average new roof cost |
|---|---|
| California | $6,200 – $17,400 |
| Colorado | $5,800 – $16,200 |
| Connecticut | $6,200 – $17,300 |
| Florida | $5,400 – $15,200 |
| Illinois | $5,500 – $15,400 |
| Indiana | $5,900 – $16,600 |
| Iowa | $5,500 – $15,500 |
| Louisiana | $5,500 – $15,500 |
| Maryland | $5,800 – $16,300 |
| Massachusetts | $5,800 – $16,300 |
| Michigan | $6,400 – $17,900 |
| Minnesota | $5,800 – $16,200 |
| Missouri | $5,600 – $15,800 |
| New Jersey | $5,500 – $15,500 |
| New York | $6,200 – $17,400 |
| North Carolina | $6,000 – $17,000 |
| Ohio | $5,500 – $15,400 |
| Oregon | $5,700 – $16,000 |
| Pennsylvania | $5,500 – $15,500 |
| Texas | $5,600 – $15,800 |
| Virginia | $6,000 – $16,800 |
| Washington State | $5,500 – $15,400 |
New residential roofing prices by home type
Garage roof replacement cost
Garage roof replacement costs $1,000 to $4,000 on average, depending on the size, pitch, and materials. Installing a new roof on a 280 square foot 1-car garage costs $1,000 to $3,600, and a 400 square foot 2-car garage roof runs $1,200 to $5,200, depending on if it's asphalt or metal.
| Garage size | Asphalt shingles | Metal |
|---|---|---|
| 1-car (280 SF) | $1,000 – $1,700 | $1,400 – $3,600 |
| 2-car (400 SF) | $1,200 – $2,400 | $2,000 – $5,200 |
| 3-car (840 SF) | $2,500 – $5,000 | $4,200 – $10,900 |
Townhouse roof replacement cost
The cost to replace a roof on a townhouse is $4,500 to $10,600 for shingles or $7,000 to $28,300 for a metal roof. A typical townhouse is 18 to 25 feet wide, 35 to 60+ feet deep, and two to three stories tall.
| Roof material | Installed cost (1,000 SF) | Installed cost (1,500 SF) |
|---|---|---|
| Asphalt shingles | $4,500 – $6,700 | $5,300 – $10,600 |
| Metal | $7,000 – $17,900 | $8,900 – $28,300 |
Cost of new roof for a small house or mobile home
Mobile home roof replacement costs $3 to $8 per square foot on average or $1,500 to $9,600 for a single-wide and $3,000 to $16,000 for a double-wide, depending on the material. Asphalt shingles are the cheapest option for a small house. Metal roofing costs the most but lasts the longest.
| Type | Single-wide roof (500 – 1,200 SF) | Double-wide roof (1,000 – 2,000 SF) |
|---|---|---|
| Metal roof | $2,500 – $19,200 | $5,000 – $32,000 |
| Asphalt shingles | $1,500 – $6,000 | $3,000 – $10,000 |
| TPO roofing membrane | $2,000 – $12,000 | $4,000 – $20,000 |
| Rubber roofing (EPDM) | $2,000 – $12,000 | $4,000 – $20,000 |
| Roof coating & sealing | $250 – $5,400 | $500 – $9,000 |
A mobile home roof-over costs $1,000 to $4,500 on average. Contractors install the new roof material on top of the existing roof, which saves money but may decrease the roof’s lifespan.
Roof replacement prices vs. repair
Consider repairing a roof instead of replacing it if less than 25% of the roof is damaged, the cost of repairs is less than 30% of the cost of a new roof, and the roof is less than 20 years old.
Roof repairs cost $150 to $3,000 for minor to moderate repairs or $3,000 to $6,000 to fix extensive damage or structural problems.
Roof leak repair costs $150 to $1,000+.
Asphalt shingle roof repair costs $350 to $1,500.
Flat roof repair costs $300 to $1,100.
Metal roof repair costs $300 to $1,500.
Slate roof repair costs $500 to $2,100.
Fascia and soffit repair costs $500 to $2,600.
Flashing repair costs $200 to $500, while completely replacing the flashing costs $400 to $1,000.
Roofing replacement FAQs
How often to replace a roof?
A new asphalt shingle roof lasts 15 to 30 years, while metal roofs last 30 to 80+ years. Slate and tile roofs last the longest at up to 100 to 200+ years.
| Type | Lifespan (years) |
|---|---|
| Asphalt 3-tab | 15 – 20 |
| Architectural | 20 – 30 |
| Wood / cedar | 25 – 30 |
| Metal | 30 – 80+ |
| Tile | 30 – 100+ |
| Slate | 50 – 200+ |
How long does it take to replace a roof?
Replacing a roof takes 1 to 8 days, depending on the material, roof size, pitch, and complexity.
Asphalt shingle roof replacement takes 1 to 3 days.
Metal roof replacement takes 1 to 5 days.
Replacing wooden shakes or slate takes 6 to 8 days.
Rain or snow, heavy winds, or temperatures below 40° F will delay the installation process.
When does homeowners insurance cover roof replacement?
Most homeowners insurance policies cover roof replacement for damage resulting from an accident or natural disaster. Homeowners insurance does not cover normal wear and tear due to age. Check your policy for coverage details.
Does a new roof increase home value?
A new roof increases home value and provides a 60% to 85% return on investment (ROI), depending on the material. Asphalt shingles have a 60% to 70% ROI, while a metal roof provides up to an 85% ROI.
Getting estimates and quotes from roofing contractors
Before hiring a roofing contractor near you, be sure to:
Get at least three estimates from licensed roofing contractors 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 insured and bonded companies with 5+ years of experience.
Get a detailed written estimate, contract, and warranty before work begins.
Avoid companies with the cheapest quotes as quality may suffer.
Don’t pay in full upfront. Follow a payment plan instead and request receipts for each payment.
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?
Does the estimate include tearing off the old roof?
Will you obtain the necessary permits?
How long will the project take?
How will you access my roof? What safety precautions will you take?
What will you do in the event of unexpected bad weather?
How long is the warranty, and what does it include?