Roof Replacement Cost: Price by Size and Material
Most homeowners pay $5,700 to $16,000 for a new roof. National averages are $9,072 (Bob Vila), $9,609 (HomeAdvisor) and $10,800 (HomeGuide), or about $3 to $11 per square foot installed.
What roof replacement costs
Roof replacement cost for a typical asphalt shingle roof falls between $5,700 and $16,000 according to HomeGuide, which reports a national average of $10,800. HomeAdvisor shows $5,902 to $13,376 with an average of $9,609, and Bob Vila reports $5,727 to $12,418 with an average of $9,072. That is roughly $3 to $11 per square foot installed, or $300 to $900 per roofing square (100 square feet).
The price moves with roof size, pitch, material and how much old roofing must come off. HomeGuide splits a typical square into removal ($100 to $300), materials ($100 to $250) and labor ($200 to $350).
Cost by house size
| House size | HomeGuide | Bob Vila |
|---|---|---|
| 1,000 sq ft | $3,500 – $6,700 | $4,000 – $5,500 |
| 1,500 sq ft | $5,000 – $10,100 | $5,500 – $8,000 |
| 2,000 sq ft | $6,700 – $13,400 | $7,400 – $10,500 |
| 2,500 sq ft | $8,500 – $16,800 | $9,000 – $13,000 |
| 3,000 sq ft | $10,100 – $20,100 | $11,200 – $16,000 |
HomeGuide figures assume a single-story home with a 6:12 pitch. Steeper roofs, extra stories and many valleys or dormers cost more.
Cost by roofing material
| Roof type | Installed cost per sq ft | Typical total | Lifespan |
|---|---|---|---|
| Asphalt shingles | $3 – $6 | $7,500 – $14,000 | 15 – 30 years |
| Flat | $3 – $11 | $4,000 – $16,800 | 5 – 60 years |
| Metal | $5 – $16 | $7,500 – $40,000 | 30 – 80+ years |
| Wood shakes | $7 – $15 | $12,900 – $28,200 | 25 – 30 years |
| Tile | $7 – $25 | $10,500 – $62,500 | 30 – 100+ years |
| Slate | $10 – $30 | $22,000 – $70,000 | 50 – 200+ years |
Extra costs to plan for
- Removal and disposal: HomeAdvisor says $1,500 to $4,500, plus permits.
- Decking repairs: rotted plywood found after tear-off is billed on top, usually per sheet.
- Gutters and drainage: many owners replace them together, see our gutter replacement cost guide.
- Specialty materials: premium products can reach $40 per square foot or more, according to HomeAdvisor.
Cost by state
Location moves the total more than most homeowners expect. Bob Vila lists these state ranges for a full replacement:
| State | Typical roof replacement cost |
|---|---|
| Arkansas | $2,500 – $9,000 |
| Massachusetts | $5,400 – $10,700 |
| New Jersey | $5,800 – $10,000 |
| Illinois | $6,000 – $13,000 |
| Colorado | $6,300 – $12,300 |
| Florida | $8,000 – $16,500 |
| Arizona | $10,000 – $20,000 |
| California | $12,000 – $28,000 |
Florida costs more because materials must withstand heat and hurricanes, and the Pacific Northwest costs more because roofs there have to stay watertight through heavy rain. Roofers in high-cost urban areas also charge more, and remote properties can add transport costs.
Pitch, stories and roof features
Steep slopes of 9 inches of rise per 12 inches or more can add $1,000 to $3,000 to a standard replacement, according to HomeAdvisor, because crews need scaffolding and extra safety gear. Each additional story adds time and labor, and a house hemmed in by walls or large plantings is slower to work around.
Roof features add flashing and waterproofing work. HomeAdvisor lists average costs for common features of about $1,900 for a skylight, $1,200 for gutters and $9,300 for chimney replacement. If the chimney is already leaking, see our chimney repair cost guide before the new roof goes on.
Tear-off, overlay and permits
- Tear-off: Bob Vila suggests adding $1,000 to $1,500 for removing and disposing of the old roof. HomeAdvisor gives $1,000 to $3,000 for removal plus $500 to $1,500 for hauling, higher when several layers must come off.
- Overlay: a new layer over the old one costs less up front, but it hides rot and leaks, adds weight, and is not an option when the roof is badly damaged or already layered.
- Permits: most municipalities require one for a roof replacement. HomeAdvisor reports permits from $100 to $1,400, and some areas also require an inspection.
Labor versus materials
Bob Vila estimates labor at about 60 percent of the total, with materials making up the other 40 percent. HomeGuide puts roofing labor at $150 to $300 per square, or $1.50 to $3 per square foot, for shingles and flat roofs. Tile and slate need specialized crews and can run $4 to $17 per square foot for labor alone.
When to replace instead of repair
Bob Vila says replacement is worth considering when the roof is over 20 years old, sagging, showing significant weather damage or growing mold. A few torn shingles after a storm are a cheap repair, and partial reroofing is an option when only one section is badly damaged. HomeAdvisor adds that a new roof can lift home value and may return 20 to 50 percent of its cost at sale.
Is your quote reasonable?
Multiply your roof area by $4 to $7 per square foot for standard architectural shingles and compare it with the quote. Measure the roof, not the floor plan; a 2,000 square foot house often has about 2,235 square feet of roof. A quote far under $3 per square foot may skip tear-off, underlayment or flashing. A quote far over $11 per square foot for ordinary shingles deserves an itemized breakdown.
Ask every roofer to state the shingle line, the underlayment, whether the old roof is removed, the decking repair price per sheet, and the workmanship warranty in writing.
Dot marks each source's reported national average. Sources disagree because they sample different projects and scopes.
Roof replacement cost calculator
Enter your house size and roof material to see a price range based on HomeGuide and HomeAdvisor data.
Roof area is estimated at about 1.12 times the house footprint, the ratio used in HomeGuide's size table. This is a planning range, not a quote. Get at least three written quotes.
Last updated: October 2026