How Much Does A New Roof Replacement Cost?
$4,707 – $10,460 ($450 Per Square)
The average cost to replace an asphalt roof is $7,211 for an average 2,000 square foot home. Most homeowners spend between $4,707 and $10,460, or $400 to $550 per square depending on the size and material of your roof. Get free estimates from roofing contractors near you.
Roof Replacement Cost
The national average cost to replace a roof is $7,211 with most homeowners spending between $4,707 and $10,460. Roof installation cost ranges from $400 to $550 per square depending on the roof size and materials used in reroofing. Expect to spend $1,500 to $3,000 to remove your current roof before installing a replacement.
|National Average Cost||$7,211|
|Average Range||$4,707 to $10,460|
If you're not sure you need a new roof and would like an evaluation first, hire a roof inspector to come out for around $200. In this guide, we cover all replacement and installation rates in-depth to help you in your home improvement process.
Table of Contents
Average New Roof Cost
The average cost of a new roof is between $4,707 and $10,460 depending on the roof size and materials used. A 2,000 sqft. asphalt roof costs from $3,600 to $10,800 on average, while a metal roof costs between $8,000 to $24,000.
Roofing material prices range from $360 to $2,185 per square (10x10 area), with asphalt being the cheapest option and solar being the most expensive. Asphalt material prices typically cost between $350 and $500 per square, while metal roofing costs $800 per square.
|Material||Cost (SF)||1,000 SF||1,500 SF||2,000 SF||2,500 SF||3,000 SF|
New Roofing Cost Factors
Cost factors that will affect your roofing project prices include:
- The roof’s size.
- The roof’s pitch.
- The roofing materials used.
- Where you live.
- The impact of local building codes.
- Additional features on the roof, like chimneys, skylights, and ventilation pipes.
Cost to Reroof a House
The total cost to reroof a house with new shingles is between $4,707 to $15,690 which includes old roof removal, new roofing materials, and professional installation. The cost of materials alone range from $3,240 to $10,800 depending on the size of your roof.
To remove the old shingles, expect to spend between $1,467 and $4,890 or from $125 and $500 per roofing square. Costs are adjusted based on the difficulty of removing and disposing of the existing type of roofing material. If your roofing professional discovers structural issues in the rafters after removing your old roof, you could have to pay an additional $1,000 to $10,000.
Roofing Labor Cost Per Square
With a few different variables at play, roofing labor is generally between $1.50 and $3.00 per square foot. If your roofing professional is using Per Square in the bid (10x10 area), their prices for labor will reflect this multiplied out by 100 to show between $150 and $300 per square. According to the United States Census, the average roof is 17 squares or about 1,700 square feet.
Roofing Cost Per Square Foot
When calculating roofing costs per square, asphalt shingles run from $350 and $500 per square, metal or tin roofs costs $600 to $1,200 per square, and concrete or clay costs between $1,200 and $1,800 per square. If you are replacing your current roof, add $125 to $500 per roofing square for old roof removal.
When looking at roofing materials prices, the term “per square” is used to describe a 10x10 area (100 square feet). The term Per Square in a bid is used as an all-inclusive phrase that covers all materials and labor.
Cost to Tear Off & Replace Roof
Below is a cost chart to tear off and replace an asphalt roof by materials, removal, and total installation cost.
|House by Square Foot||Asphalt||Removal||Total Cost|
Roof Shingles Cost Estimator
Shingles are the number one roofing material solution across the country, and while most people think of the composite product called asphalt shingles, this category also includes concrete shingles, clay shingles, slate shingles, wood shingles, and metal shingles.
Cost to Reshingle a Roof
The average cost to reshingle a roof is between $4,000 and $10,000 depending on the materials used for reshingling your home. Asphalt and metal reshingling is the most common, while more expensive options are clay and solar.
Cost to Replace Asphalt Shingle Roof
Replacing an asphalt roof with new shingles will cost between $5,400 and $9,000, or an average of $7,211 for a 2,000 square foot home not including old roof removal. The actual cost will vary depending on whether it is a composite asphalt shingle roof or a fiber cement (concrete) composite shingle installation.
Asphalt is the least expensive solution, with a cost to remove the previous asphalt roof and install a new one coming to $7,850 for a 1,500 square foot home, while the same project undertaken and installing concrete shingles instead of asphalt will cost $24,950.
Metal Roof Costs
The average cost for a new metal roof is $11,000, with most homeowners spending between $7,858 and $14,412, depending on the size and slope or roof and the materials chosen. The average price range of metal roofing is $600 to $1,200 per square installed vs. an asphalt shingle roof, which costs $300 to $700 per square installed. The cost to install a metal roof will vary depending on which type of metal is selected, which manufacturer made it, and the size of your home.
|Material||Material Cost (SF)||Total Cost (SF)||Total Cost (1,200 SF)|
|Steel Standing Seam||$4.25||$10.25||$12,300|
Tin Roof Cost
The average cost to install a new tin roof is $10,500 with most homeowners paying $875 per square. New tin roofs are no longer just made of tin, but made of steel and then coated with tin, and these days they are referred to as Terne.
Steel Roof Cost
The national average cost to install a steel roof is $12,300, or $1,025 per square. For stainless steel, which can maintain its appearance for 60 years, you can expect to spend around $18,600 or $1,600 per square.
Copper Roof Cost
Copper roofing is generally the most expensive roofing solution with pricing around $30,600 or ranging from $1,500 to $2,000 per square. Since it's installed less often, not every roofer has significant experience in working with it, and the labor tends to cost a little more.
Roof Tile Replacement Cost
Roof tile replacement costs between $1,400 and $1,600 per square on average for concrete tile, Spanish tile, and clay tile. Tile roofing tends to weight a lot and will cost $1,000 more if your entire roof framing needs an upgrade to support the extra weight.
Clay Tile Roof Cost
Clay roof tiles are right up there with entry-level copper in regards to price, which averages around $1,500 per square. The average cost to install a new clay tile roof costs between $15,000 and $45,000 depending on your roof size.
Concrete Roof Tile Prices
Like clay tiles, concrete tiles also carry a $1,500 per square price, with the average installation costing $22,500 to $30,000. Depending on the current structural integrity of the roof framing, it is possible some repair or strengthening work will need to be done on the rafters to support the extra weight of these heavier products.
Spanish Tile Roof Cost
Spanish roof tiles generally have a little more design to them than entry-level clay or concrete, and you can expect to pay in the region of $1,500 to $1,600 per square for the install, and around $1,000 first if your entire roof framing needs work to support the added weight.
Slate Roof Cost
Slate roofing is one of the more expensive materials with a national average cost of between $22,200 to $37,000 with most homeowners spending from $14,800 to $44,400. Slate roofing costs $1,480 per square for materials and professional installation. Because it is a natural stone, outside of direct impact from severe storms causing damage from significantly large branches, etc., a slate roof is regarded to be something which will last anywhere from 70 to 200 years, as long as the roof framing underneath remains intact.
Wood or Cedar Shake Roof Cost
The national average for wood or cedar shake roofing is between $12,000 and $16,000, or $800 per square. The anticipated life span for most wood shake roof installations is between 30 and 40 years.
Wood shake is available in a range of thicknesses, which will affect the price as well as the protection they offer. Additional treatments are available for a class C fire rating at $0.85 per square foot, and a wood shake roof will require maintenance to clean off debris before the rainy season starts to prevent mold and moss accumulating. While they are most commonly made from cedar, followed by spruce and treated pine, you can also get synthetic cedar shake like Brava Cedar Shake from Brava which have a 50-year lifespan and requires no maintenance.
Flat Roof Replacement Cost
Flat roof replacement costs $50 to $400 per square depending on your choice of roofing materials. Instead of sheets of metal, shingles, or tiles, layers of plastic or rubber are laid down on a flat roof and sealed by melting with the flame from a blowtorch; or a compound is sprayed over the entire surface of the roof to create a weatherproof finish. Flat roofing solutions also have an impact on reducing heat loss through the roof.
- Modified Bitumen Roof Cost – Modified bitumen is an asphalt product fortified with either a polyester or fiberglass matting to add strength and increase its useable lifespan. Using Bitumen on a flat or low slope roof and costs between $150 and $400 per square.
- PVC Roof Cost – PVC as a membrane roof solution is installed in widths of 6’ to 18’ wide and usually laid on top of an insulation board, and sometimes requires additional edge fastening which causes a minor spike in the labor costs—making the range of roll roofing cost go from $70 to $110 per square installed.
- Built-Up Roof – In a built-up roof, after a few layers of sheet ply are laid down, they are fused together with melted asphalt, leaving the top layer the option to be a brighter color to reflect heat instead of absorbing it. Costs range between $50 to $80 per square
- Spray-On Roof – With a spray-on roof, polyurethane solution is evenly applied for as little as $30 per square, acrylic for $60 per square, or the premium option of silicon spray averages $85 per square or more.
Rubber Roofing Cost
- TPO Roofing – TPO roofing costs between $550 and $950 per square or between $5.50 and $9.50 per square foot installed. Thermoplastic polyolefin roofing, which is not plastic but a rubber, is sold in rolls of either 6’ or 6’6” wide and 100’ long as well as rolls of 3’ wide for edging and 12’ wide for commercial or large roofs.
- EPDM Roofing – The national average cost for EPDM roofing is $760 per square for materials and $1,110 per square installed. For the 0.45 loose membrane, and for the 0.60 adhered membrane it is $970 per square and $1,450 installed, with another $510 per square for the adhesive or $650 per square for the adhesive applied.
Solar Roof Cost
At $21.85 per square foot, the cost of a Tesla solar roof is between $52,000 and $70,600 with an additional $17,100 for 2 Powerwall batteries. Over 30 years, solar tiles will generate approx. $49,000 worth of free energy and homeowners can take advantage of government tax credits of 30% of the install cost.
- -$70,600 Cost of roof
- -$17,100 Cost of 2 Powerwall batteries
- +$49,000 Value of energy generated over 30 years
- +$21,400 Tax credit
- $17,300 Net cost over 30 years
With the Tesla solar roofing tiles, you have to request a consultation regarding the installation and labor costs, which are estimated to be around an additional $8,000 to $10,000. Calculations are based on an estimated 2,160 square foot roof. Data provided by Google Project Sunroof.
Calculating Roofing Cost
Any calculations for your new roofing system could include the need to replace flashing, soffits, sheathing, repairs around skylights, mold removal, framing strengthening, or repairs you won’t know about until the roof is exposed or inspected by a professional.
One of the essential elements in working out the cost for your new roof is factoring in the pitch of the roof. The angle of your roof will most likely have a pitch between 4/12 and 9/12 (18.4 degrees and 36.9 degrees).
- Slope - Slope is the incline of the roof expressed as a ratio of the vertical rise to the horizontal run, where the run is some portion of the span. This ratio is always shown as inches per foot.
- Pitch – Pitch is the incline of the roof expressed as a fraction derived by dividing the rise by the span, where the roof span is the distance between the outside of one wall's top plate to another.
If you want to measure the pitch of your roof before you engage with roofing contractors to get quotes, you can check this article from InterNACHI on how to calculate the pitch and slope of a roof.
When considering your roofing options, try using the following formula:
Garage Roof Replacement Cost
Garage roof replacement costs $1,000 to $2,500 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 $2,000, and a 400 square foot 2-car garage runs $1,500 to $3,200, depending if it's asphalt or metal.
|Install Only||Removal & Install|
|Material||280 SF||400 SF||864 SF||280 SF||400 SF||864 SF|
The garage sizes used for the table above are:
- 1 car - 12’ by 12’ (280 square feet)
- 2 car – 20’ by 20’ (400 square feet)
- 3 car – 36’ by 24’ (840 square feet)
The prices you see locally will be more or less depending on where you live, time of year, and the pitch of the roof. These prices would be the same if you were looking for the cost of a new roof for a detached house or workshop of a similar size.
Calculating Patio Roof Costs
The average cost to install a new patio roof ranges from $1,037 to $2,445 depending on the size and materials used. A small living room patio with asphalt roofing installed will cost $605 while a large outdoor dining patio with a metal roof costs $3,712. Of the four most common patio styles, the two that are generally considered large enough to warrant a roof include:
- Living room patio - Average size is 16’ by 18’ – 288 sq. ft
- Outdoor dining patio - Average size is 12’ by 14’ – 168 sq. ft
|Install Only||Removal & Install|
|Material||168 SF||288 SF||168 SF||288 SF|
Cost to Replace a Shed Roof
The average garden shed is 10’ by 12’ which is 120 square feet, and the cost for installation alone would be $430 or $3.60 per square foot. Add another $200 to remove the old roof, and you have a total cost of $630 to replace a shed roof.
Townhouse Roof Replacement
The cost to replace a 1,000 square foot townhouse roof is between $4,320 to $7,608 on average. For metal townhome roofing replacement, pricing ranges from $9,600 to $13,944.
|Install Only||Removal & Install|
|Material||750 SF||1000 SF||750 SF||1000 SF|
Mobile Home Roof Replacement Cost
Mobile home roof replacement costs $1,500 to $5,000 for asphalt and $2,000 to $10,000 for metal on average for a single-wide home that's 600 to 1,300 square feet. A mobile home roof-over costs $1,000 to $2,000 for a single-wide home. Using higher-end materials costs more.
|Mobile Home Size||Asphalt Cost||Metal Cost|
|600 SF||$1,200 – $3,000||$1,600 – $5,000|
|1300 SF||$2,600 – $6,500||$3,500 – $11,000|
|2300 SF||$4,600 – $11,500||$6,000 – $19,500|
A roof over adds a new roof over the existing roofing matieral. Roof-overs are not possible on all manufactured homes due to weight restrictions.
|Single-Wide (up to 1,300 SF)||$1,000 – $2,000|
|Double-Wide (up to 2,300 SF)||$1,500 – $4,000|
RV and Travel Trailer Roof Replacement Cost
According to the Coach Specialists website, RV or travel trailer owners can expect to pay around $300 per linear foot to replace the roof. To replace the roof in a Class A RV will cost between $6,300 and $9,900. RVs come in a range of sizes, and they are organized into different classes, as noted below.
|Class A||$6,300 – $9,900|
|Class B||$4,800 – $6,000|
|Class C||$6,000 – $10,500|
- Class A – 21 to 45 feet long
- Class B – 16 to 25 feet long
- Class C – 20 to 35 feet long
Bay Window Roof Replacement Cost
To replace a bay window roof with architectural asphalt, you can expect to spend $398 for a 12 square foot perch. A typical bay window is 7 feet (84 inches) wide, and your bay window roof will extend 2’4” from your wall. Add another 6 inches for the roof to extend over the front of the window. The chart below shows the price for architectural asphalt shingles, clay tile, and copper roofing.
|Material||Size (SF)||Average Cost|
Additional Costs To Replace A Roof
In addition to installing a new roof, you might need to
- Remove the old roof
- Install flashing
- Install plywood sheathing
- Replace roof decking
- Pay for permits
Cost to Install Flashing on Roof
If leaks are occurring around your chimney or skylights because of age or physical damage, the cost to install flashing on your roof ranges between $200 to $500 for each chimney or skylight. In the case of a roof being replaced, depending on the age and the condition of the original flashing, the roofer will either replace the flashing completely or reuse the original metal.
Cost to Install Plywood Sheathing or Replace Roof Decking
The average cost to replace roof decking in a 2,400 square foot home is between $1,050 and $1,575. It will take approximately 75 sheets of plywood sheathing at an average cost of $14 to $21 per sheet. A smaller 1,100 square foot home will only need around 34 sheets for an average price of $600. For roof sheathing, plywood typically comes in sheets of 4’ by 8’ that measure either 11/32” or 3/8” thick.
|Home Size (SF)||Sheathing Needed||Average Cost|
|1,100||34 sheets||$481 – $722|
|2,400||75 Sheets||$1,050 – $1,575|
|3,400||106 Sheets||$1,488 – $2,231|
Cost to Replace Tile Roof Underlayment
The average cost to replace tile roof underlayment is between $0.33 and $0.71 for both materials and installation. For a 2,400 square foot roof, you can expect to spend $792 to $1,704.
There is a range of different solutions for roofing underlay—some are tacked or stapled while others are self-adhesive—ranging in price from $0.18 to $0.49 per square foot for materials only. Labor costs vary based on the type of underlay, at $0.15 to $0.22 per square foot.
|Roof Size (SF)||Average Cost|
|1,100||$363 – $781|
|2,400||$792 – $1,704|
|3,400||$1,122 – $2,414|
Roofing Permit Cost
A roofing permit costs $150 to $500 depending on where you live and the scale of your roofing replacement project or repair work. Local governing authorities like building departments typically require a permit for replacing a roof, and in some cases for roofing repairs that go beyond an area of 60 to 80 square feet.
Roof Removal Costs
Roof removal costs $1.63 per square foot for a single-story home and as much as $1.96 per square foot for a 3-story townhome. Most homeowners spend between $1,500 and $3,000 total when hiring a professional and the cost goes up from there for high-end materials like slate or other stone tiles which are heavier.
On older homes, or homes that have been impacted by severe storms, additional roofing structure issues may be discovered by your roofing professional, which could result in an additional cost for the project in the range of between $1,000 to $10,000. You may not see this as a separate cost in the bid for your roof replacement; it may say that it's included.
Average Price of Replacing Your Roof vs. Repairing
The national average cost to repair a roof ranges from $200 to $3,000, with most people paying between $225 and $1,150 depending on the extent of the damage, and the type of roofing materials on the roof that needs repairing. If there is either extensive damage or your roof is about 20 years old, and it needs replacing, the average price to replace your roof is around $7,211.
|Roof Repair Extent||Average Cost|
|Small Roof Repairs||$200–$500|
|Medium Roof Repairs||$500–$1,500|
|Big Roof Repairs||$1,000–$3,000|
Roof Repair vs. Replacement
Your roof could still be in good condition, and not show any signs of leaking, but if it is 20 years old or older, you can prevent an extensive amount of damage to the interior of your home and its contents by having someone come out to assess the situation. According to building supplies manufacturer Owens Corning, the following is a list of signs you're roof needs to be replaced:
- Shingle edges are curled, or shingle tabs are cupped or cracked.
- Bald spots where granules are missing
- Your roof is at least 20 years old.
- The roof looks old and worn.
- Dark streaks from airborne algae
Cost to Redo a Roof with a Different Type
If you are replacing your existing asphalt roof with a roof type that is heavier, like slate or stone tiles, the potential exists where you may need some structural reinforcement for the rafters and joists in the roof framing structure to support the additional weight. The reinforcement alone will average between $500 and $1,500 depending on the size of the home and the amount of reinforcement needed. Add the cost for your chosen roofing material plus labor on top of that.
Many roofing warranties are 25-years, but a small subset of roofing material manufacturers provides a lifetime warranty which typically applies to high-end products. Some insurance companies offer discounts if you install impact-resistant shingles because of the reduced likelihood of damage causing claims. Check with your insurance broker before beginning your project to see if they offer any discounts and if they are restricted to specific brands.
Roofing Insurance Considerations
After high winds or severe hailstorms rip off or damage tiles in your area, you’ll find inexperienced roofers going door-to-door trying to talk you into letting them replace the roof over your home. They’ll take care of working with the insurance company. Most of these companies will have disappeared within a year or two of doing the work, and you can forget about the warranty.
Always check online reviews, reputation, plus longevity before you choose your roofer, no matter what price is offered at your door. All roofing contractors are happy to inspect your roof and show you photos of any damage they find, and also to work with your insurance company.
Another thing to consider is the amount your home insurance will increase per month after a claim. If your roof can be replaced with asphalt tiles and the entire job costs a few thousand, it might be worth paying for it yourself vs. paying a deductible and higher payments over the next five years.
Frequently Asked Questions
How Much Roofing Do I Need?
The amount of roofing materials it takes to cover an incline is more than if the area was completely flat. If you have a flat roof, then the square footage of the uppermost floor of your house is the total for materials needed plus 10% more for waste. Traditional roofs that have an angle on most surfaces need to have the angled area factored into the total square footage.
What Is The Cost Of A New Roof And Gutters?
The total cost to get your roof and gutters replaced is $9,540 on a 1,500 square foot home. The average cost of new gutters is going to be close to $1,060 for 160 feet of gutters, or $3.60 to $28 per foot. Installing an asphalt roof on the same 1,500 square foot house with an average pitch of 6/12 will average $8,480, including the cost to remove the old roof.
How Much Do 3-Tab Shingles Cost?
The average cost for standard 3-tab shingles is $150 to $200 per square which last about 25 years. Many 3-tab shingle variations include ice and water shields, roof flashing, and a ridge vent.
Will A Roofer Replace The Fascia And Soffit During My Roofing Project?
You may or may not need the roof framing repaired and strengthened, sheathing replaced, or soffits, facia, flashing, etc. replaced at the same time as your roof. In most cases, it is unlikely that you will need an entirely new roof with everything replaced, but certain parts of your roofing system might need repairs made to prevent leaks after the new roof has been installed.
How Much Does Foam Roofing Cost?
Foam roofing costs $4.50 per square foot installed and an additional $1.63/SF to remove the original roof, bringing it to $6.85 per square foot to account for roof pitch. The costs for foam roofing on a 1,100, 1,500, 2,400 and 3,000 square foot home are $7,535, $10,275, $16,440, and $20,550.
How Much Does It Cost To Install A Green Roof?
A green roof is where either all useable space on a roof or a portion of the useable roof is covered in live vegetation. According to the Renewable Energy hub website, a green roof will typically cost between $25 and $41 per square foot. Green roof installation costs per square foot decrease as size increases.
How Much Does Home Depot Roofing Cost Per Square?
A recent quote from Home Depot for replacing a 2,000 square foot roof with a new asphalt roof was $21,481 which is $1,074 per square, or $10.74 per square foot. Another quote from Lowe’s for a 1,650 square foot home was $16,800, which is $1,018 per square or $10.18 per square foot. Both houses had a pitch in the region of 5/12.
How Long Does A Roof Last?
Asphalt shingle roofs last 10 to 30 years on average, metal roofs last 30 to 75 years, and clay tiles, copper, or slate roofing lasts 50 to 100 years.
|Basic Asphalt Shingles||10 – 25|
|Architectural Asphalt Shingles||20 – 30|
|Composite Shingles||25 – 50|
|Wood Shakes or Shingles||20 – 45|
|Metal, Steel, or Aluminum||30 – 75|
|Zinc / Stainless Steel / Copper||50 – 100+|
|Clay Tiles||50 – 100|
|Concrete Tiles||40 – 75|
|Slate / Stone||50 – 100+|
*Roof lifespan depends on the quality of material and installation.
DIY Roof Replacement vs. Hiring a Roofer
For homeowners looking at replacing their roof instead of hiring a professional, an asphalt roof will cost $3,000 less (for 3-tab shingles) to $6,000 less (for architectural shingles). However, while small roof repairs are cheap and relatively easy to carry out by the homeowner, as long as safety precautions are taken, roofing a home is better done by professional roofers. The downsides of completing the work as a DIY project are:
- In removing the original roof, you may cause issues that will lead to leaks.
- Once the old roof is off, you could miss structural issues or things that will contribute to more leaks.
- You might not create a perfect weather seal to protect your home from the rain when installing the new roof.
- You could introduce issues that translate to increased utility costs from heating or cooling.
- You could fall from your roof.
- You could negatively impact the resale value of your home.
Your roof is the single biggest surface barrier between you and the elements. Given the importance of the roof, and the potential for significant problems, we suggest looking for bids from the roofing professionals we have on HomeGuide before making a final decision to do the work yourself.
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