Cost to Replace a Roof

The cost to replace a roof is $6,000 to $30,000, installed. For standard asphalt shingles that works out to about $4.50 to $12 per square foot, or $450 to $1,200 per roofing square, which is a 10-by-10-foot area.

Your price depends on the roof size, the pitch, the material, how many old layers come off, and what the crew finds under them. This guide breaks down each one.

What It Costs to Replace a Roof

Most homeowners with an average 1,700 to 2,000-square-foot roof pay $9,000 to $16,000 for a mid-grade architectural shingle replacement. That includes tear-off, new underlayment, flashing, and haul-away.

A small, simple, single-story roof can come in under $7,000. A large, steep, cut-up roof, or a switch to metal or tile, can pass $30,000.

Roofers price by the square, meaning a 100-square-foot area. Ask for the price per square and the total square count so you can compare bids on the same basis. The table below shows cost by material.

Roof Size, Pitch, and Complexity

Roof area is not the same as house footprint. A steep roof has more surface than the floor below it, and roofers measure the actual planes plus a waste factor for cuts.

Pitch drives labor and safety cost. A walkable roof up to about 6-in-12 is standard. A 9-in-12 or steeper roof needs staging, harnesses, and slower work, which adds 20 to 50 percent.

Complexity adds up too. Every valley, hip, dormer, skylight, and chimney is a detail that has to be cut, flashed, and sealed by hand. A plain gable roof is far cheaper per square than a cut-up one.

Cost by Roofing Material

Asphalt architectural shingles are the default, with a 20 to 30-year life. Three-tab shingles are cheaper and thinner but are fading from the market.

Standing-seam metal costs about twice as much as asphalt and lasts 40 to 70 years. Stone-coated steel and aluminum shingles sit in between.

Clay or concrete tile can last 50-plus years, but it is heavy and often needs a reinforced structure. Natural slate is the most expensive and lasts a century.

Where the Money Goes

Materials are 35 to 50 percent of a shingle job: the shingles, underlayment, ice-and-water shield, drip edge, flashing, vents, and fasteners.

Labor is 40 to 55 percent, including tear-off and cleanup. Dumpster and disposal fees are $400 to $1,000. A permit is $150 to $500.

See our Roofing cost guides for how the smaller jobs, like flashing and gutters, are priced separately.

Tear-Off vs. Roof-Over

A roof-over lays new shingles on top of one existing layer. It saves $1,000 to $3,000 in tear-off and disposal, and some codes allow it once.

The downside is real. You bury any hidden rot, you add weight, the new shingles telegraph every flaw below them, and they run hotter and fail sooner. Most roofers and inspectors recommend a full tear-off.

If the deck is already spongy or the roof has two layers, a tear-off is required, not optional.

What Drives the Price Up

Rotten or delaminated roof decking that shows up after tear-off is the classic surprise. Replacement runs $70 to $120 per sheet, and a quote should state a per-sheet rate for what they find.

Multiple old layers, a steep or complex roof, three-story access, and skylights that should be replaced while the roof is open all add cost.

Structural work for a heavier material, like tile on a frame built for shingles, can add $1,000 to $10,000 on its own.

What a Full Replacement Includes

Tear-off of the old roofing to the deck, an inspection of the decking, and replacement of any bad sheets. New synthetic underlayment across the field and ice-and-water shield in the valleys and at the eaves in cold climates.

New drip edge, step and counter flashing at walls and chimneys, valley metal, and new pipe boots and vents. New ridge and soffit ventilation if the old setup is inadequate.

The shingles themselves, ridge caps, and a full magnetic nail sweep of the yard. Our cost to replace roof flashing guide covers the flashing details.

Signs You Need a New Roof

Age is the first test. Asphalt shingles last 20 to 30 years; if yours are near that and showing wear, plan for replacement.

Curling, cupping, or cracked shingles across the field, bald spots where the granules have washed off, and shingle grit collecting in the gutters all point to end of life.

Daylight through the roof boards, sagging between rafters, or repeated leaks in different spots mean the roof is past patching. A single leak may just need our roof leak repair.

Permits, Warranties, and Insurance

A roof replacement needs a permit and at least a final inspection in most areas. The roofer pulls it; keep the closed permit for resale.

Two warranties apply: the manufacturer covers the materials, and the roofer covers the workmanship, usually 2 to 15 years. A registered system with matched components from one maker often unlocks a longer material warranty.

If a storm caused the failure, your homeowners policy may cover replacement minus depreciation and the deductible. Get an independent inspection before you file.

How Long a Roof Lasts

Architectural asphalt lasts 20 to 30 years, and three-tab closer to 15 to 20. That range assumes decent attic ventilation and a moderate climate; harsh sun and poor airflow shorten it.

Metal lasts 40 to 70 years, tile 50-plus, and slate a century or more. On those materials you are usually buying the last roof the house will need, which changes the payback math on the higher price.

A roof also fails at the details before the field. Flashing, pipe boots, and valleys wear out in 10 to 20 years, which is why our flashing guide matters even on a newer roof.

Roof Ventilation and Attic Heat

Balanced intake at the soffits and exhaust at the ridge lets hot, moist air leave the attic. Without it, summer heat bakes the shingles from below and winter moisture rots the decking.

A reroof is the cheapest time to fix ventilation, because the ridge and the eaves are already open. Adding a continuous ridge vent and clearing blocked soffits adds $300 to $1,200.

Good ventilation and a lighter-colored or reflective shingle together can drop attic temperatures noticeably, which eases the load on the AC and extends the roof life.

Regional Cost Differences

Labor rate is the main swing. A roofing crew in a coastal metro bills well above a rural one, and steep-roof and multi-story premiums stack on top.

Climate sets the details. Cold regions require ice-and-water shield at the eaves and in valleys; high-wind coastal zones require a specific nailing pattern and rated shingles. Both add to the baseline.

Local code and disposal fees vary widely. Some areas cap the number of allowed layers, mandate a licensed roofer for the permit, or charge steep landfill fees for tear-off debris.

How to Keep the Cost Down

First, get three itemized quotes with the square count, the price per square, the underlayment spec, and a per-sheet decking rate. Compare like for like.

Second, replace in the off-season, late fall through winter in warm regions, when crews are hungry for work. Third, choose architectural asphalt unless a longer-life material clearly pays back for your ownership timeline.

Fourth, do the tear-off right rather than a roof-over you will regret. Fifth, bundle new gutters or skylights while the crew and staging are already there. Our cost to install gutters guide has that pricing.

Bottom Line

Budget $9,000 to $16,000 to replace a roof with architectural asphalt shingles on an average home, and $6,000 to $30,000 across the range of sizes and materials. Steep, complex, or premium-material roofs run higher.

Insist on a full tear-off, a written per-sheet decking rate, and three like-for-like quotes. Replace in the slow season, and bundle the flashing and gutters into the same job. For efficiency, a lighter or reflective shingle can lower attic heat; see the Department of Energy cool roofs page.

Related Repairs Worth Knowing About

A few smaller, related jobs come up often alongside this one: roof vent boot, fascia and soffit, attic ventilation. Each has its own detailed cost breakdown if you are budgeting for more than one repair at a time.