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How Much Does a New Roof Cost?
Replacing an asphalt shingle roof costs about $7,500–$20,000 for most homes in 2026, or $4 to $7 per square foot installed. That covers tearing off the old roof, new underlayment and flashing, cleanup, and a permit. A typical 2,000 sq ft roof runs $8,000–$14,000. Metal, tile, and slate cost two to four times as much. After the material and the size of the roof, the biggest swing is what labor costs where you live, so enter your ZIP for your local price.
Updated October 2026
Get your local price
Roof replacement cost by material
The material matters more than anything else. These are 2026 national prices for a full replacement, installed, including tear-off of one layer of old roofing and a permit. The last column is a typical 2,000 sq ft roof, about the size on a 1,700 sq ft home.
| Material | Per sq ft, installed | Typical roof (2026) | Typical lifespan |
|---|---|---|---|
| Asphalt shingles, 3-tab | $3.50 – $5.50 | $7,000 – $11,000 | 15–20 years |
| Asphalt shingles, architectural | $4 – $7 | $8,000 – $14,000 | 25–30 years |
| Concrete tile | $8 – $13 | $16,000 – $26,000 | 30–50 years |
| Synthetic slate | $9 – $15 | $18,000 – $30,000 | About 50 years |
| Metal, standing seam | $10 – $16 | $20,000 – $32,000 | 40–70 years |
| Clay tile | $10 – $20 | $20,000 – $40,000 | 50–100 years |
| Natural slate | $15 – $30 | $30,000 – $60,000 | 75–150 years |
Ribbed metal panels with exposed screws cost less than standing seam, about $4 to $14 a square foot (Modernize). Tile and slate are heavy, so switching to them from shingles can mean reinforcing the roof framing first.
New roof cost by roof size
Roofers price by the square: 100 square feet of roof. Most homes have about 1.2 square feet of roof for every square foot of living space, so a 1,700 sq ft home has about 20 squares. A two-story home has less roof for its size; a steep roof, or one cut up by dormers and valleys, has more.
| Roof area | Usual home size | Architectural shingles | Standing seam metal |
|---|---|---|---|
| 1,000 sq ft (10 squares) | About 800 sq ft | $4,000 – $7,000 | $10,000 – $16,000 |
| 1,500 sq ft (15 squares) | About 1,300 sq ft | $6,000 – $10,500 | $15,000 – $24,000 |
| 2,000 sq ft (20 squares) | About 1,700 sq ft | $8,000 – $14,000 | $20,000 – $32,000 |
| 2,500 sq ft (25 squares) | About 2,100 sq ft | $10,000 – $17,500 | $25,000 – $40,000 |
| 3,000 sq ft (30 squares) | About 2,500 sq ft | $12,000 – $21,000 | $30,000 – $48,000 |
What adds to the cost to replace a roof
Some of the bill only shows up once the old roof comes off. Ask for a quote that lists these line by line, with a price per sheet of decking, so there are no surprises.
| Add-on | Typical added cost | When it comes up |
|---|---|---|
| A second layer of old shingles | $1,000 – $2,000 | The roof was redone over the original shingles once already |
| Rotted decking (plywood or OSB) | $2 – $8 per sq ft replaced | Old leaks and soft spots, found once the old roof is off |
| Steep roof | $1,000 – $3,000 | Roofs too steep to walk, which need harnesses and more labor |
| Ice and water shield | About $50 per square | Eaves and valleys, where cold-climate codes call for it |
| Chimney or skylight flashing rebuilt | $150 – $600 each | Old flashing that's rusted, bent, or sealed with tar |
| Fascia and soffit repair | $500 – $2,500 | Rot along the roof edge |
| Framing reinforcement | $1,000 – $10,000 | Switching to tile or slate, which weigh far more than shingles |
| New gutters | $1,200 – $4,000 | Often done while the roof is off |
| Permit | $100 – $500 | Most towns; usually already in the quote |
Labor cost to replace a roof
Labor is usually 40% to 60% of a roof replacement (Fixr), and This Old House puts it at 65%. HomeAdvisor lists roofing labor at $200 to $300 per square, before materials. Tear-off, steep pitches, and extra layers all add hours.
Labor is also why your ZIP matters. Shingles cost about the same everywhere, but pay for the trades doesn't: the national median for roofers is $55,440 a year, and construction pay varies widely from one area to another. That's why the price at the top of this page starts with your ZIP.
Repair or replace your roof?
Repair usually makes sense when the damage is in one area, the roof has more than half its life left, and the repair costs well under half of a new roof. Most leak repairs cost $350–$1,500, and a section repair runs $1,000–$3,000. See all roof repair costs.
Replacement starts to make sense when about a third or more of the roof is damaged, asphalt shingles are around 20 years old, or leaks keep coming back after repairs. If yours is close to that point, ask your roofer to price both. Not sure which you have? Send us a photo.
Can you put a new roof over the old one?
Sometimes. Most building codes allow two layers of asphalt shingles (This Old House), so a roof with one layer can often take a second, but a roof that already has two has to come off. A layover saves the tear-off, but the roofer can't see or fix rotted decking underneath, and the roof carries more weight. Ask your roofer to price both ways.
Storm damage and insurance
Wind, hail, and falling trees cause most sudden roof damage. Photograph everything before anything is repaired or removed, and keep receipts for emergency tarping. You can check hail and storm reports for your ZIP to see what's been reported nearby.
Damage like this is sometimes an insurance matter. A licensed public adjuster works for you, not the insurer, and can tell you whether it's worth filing.
Roof leaking right now?
- Stay off the roof, especially when it's wet. Falls are the main risk.
- Put a bucket under the drip and move furniture and valuables out of the way.
- If the ceiling is bulging or sagging, or water is near lights or outlets, keep everyone out of that room.
- Call a roofer about an emergency tarp, and take photos before anything is moved or repaired.
Protect your things from a roof leak
Stay off the roof, especially when it's wet or damaged. A licensed roofer should inspect it.
- Plastic sheeting(opens Amazon in a new tab)
Covers floors and furniture under a leak.
- Wet/dry vac(opens Amazon in a new tab)
Pulls up standing water fast.
- Moisture meter(opens Amazon in a new tab)
Shows whether a ceiling or wall is still wet.
- Binoculars(opens Amazon in a new tab)
Check your roof from the ground, never from a ladder.
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Common questions
How much does it cost to replace a roof?
Most asphalt shingle roof replacements cost $7,500–$20,000 in 2026, including tear-off of the old roof and a permit. A typical 2,000 sq ft roof runs $8,000–$14,000. Metal, tile, and slate cost two to four times as much. Enter your ZIP at the top of this page for your local range.
How much does a new roof cost per square foot?
Architectural asphalt shingles run about $4 to $7 per square foot installed, or $400 to $700 per square (100 sq ft), which is how roofers price. Standing seam metal runs $10 to $16, tile $8 to $20, and natural slate $15 to $30.
How much does a new roof cost for a 2,000 sq ft house?
A 2,000 sq ft home usually has about 2,400 sq ft of roof, so architectural shingles run about $9,600–$17,000 and standing seam metal $24,000–$38,500. A two-story home has less roof for its size, so it usually lands lower.
How long does a roof replacement take?
Most asphalt shingle roofs take one to three days. Tile and slate usually take about a week or more, and rain or a busy season can push the start date back.
How long does a new roof last?
About 15–20 years for 3-tab shingles and 25–30 years for architectural shingles. Metal lasts 40–70 years, clay tile 50–100 years, and natural slate 75–150 years or more.
Does homeowners insurance pay for a new roof?
It depends on what caused the damage and on your policy. Damage from wind, hail, or a falling tree is sometimes an insurance matter. A licensed public adjuster works for you, not the insurer, and can tell you whether it's worth filing.
Send a photo of your roof
Take it from the ground or a window; stay off the roof. You'll get a Damage Score, a typical cost range for your area, and the right next step.
Related costs
How we calculate your local price
We start with 2026 national installed prices per square foot for each roofing material, compiled from published cost guides and rounded. We multiply by a typical roof for your home's size, about 1.2 square feet of roof per square foot of living space, the rule of thumb cost guides use. Then we adjust for your area with a regional cost index built from U.S. Bureau of Labor Statistics construction wages (May 2025) for your state or metro area. Labor is a large part of the bill and pay varies by area, so the index moves your price up or down; materials cost about the same everywhere.
The same index sets the cost ranges in your Damage Score, so the two agree. The same ZIP always gets the same number, no AI sets the price, and it's an estimate, not a quote. Your roof's pitch, layers, and decking can move a real quote either way.
Sources
- Fixr, How Much Does a Roof Replacement Cost in 2026? (prices by material and roof size, tear-off, decking, permits, labor share), with Fixr's metal roof and slate roof guides (per square foot by type, framing reinforcement).
- HomeAdvisor, How Much Does Roof Replacement Cost? (per square foot by material, roof area, labor per square, steep roofs).
- This Old House, How Much Does a New Roof Cost? (labor share, layers allowed by code).
- Modernize, Shingle Roof Installation Cost and Metal Roof Costs (3-tab and architectural shingles, standing seam and ribbed metal).
- U.S. Bureau of Labor Statistics, Occupational Outlook Handbook: Roofers (national median pay, May 2025).
- U.S. Bureau of Labor Statistics, Occupational Employment and Wage Statistics (construction wages by state and metro area, May 2025).
- Tile prices, lifespans, and install times: compiled from 2025–2026 cost guides, including Angi, HomeGuide, and Today's Homeowner, and rounded.
AI estimate, not an inspection. This score comes from a photo, and a photo can't show everything. Whatever the score, always have a licensed professional inspect the damage before you make repair, safety, or insurance decisions. Cost ranges are typical figures for your area, not quotes. We never tell you whether to file an insurance claim.
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