$5,700 – $16,000That is the typical roof replacement cost in 2026 for an asphalt shingle roof, with the old roof torn off and the new one installed. The national average is about $10,800 according to HomeGuide; Fixr puts the average at $10,000, with most jobs between $7,500 and $14,000. Metal, tile and slate cost more, and a large or complicated roof can pass $30,000 even in shingles.
Roofers price by the square, which is 100 square feet of roof surface. Once you know how many squares your roof has, what it is made of and how steep it is, you can check any quote against the numbers below in a few minutes.
Cost by house size
| House size | Roof size | Asphalt shingle reroof |
|---|---|---|
| 1,000 sq ft | 1,120 sq ft | $3,500 – $6,700 |
| 1,500 sq ft | 1,675 sq ft | $5,000 – $10,100 |
| 2,000 sq ft | 2,235 sq ft | $6,700 – $13,400 |
| 2,500 sq ft | 2,795 sq ft | $8,500 – $16,800 |
| 3,000 sq ft | 3,355 sq ft | $10,100 – $20,100 |
| 4,000 sq ft | 4,470 sq ft | $13,400 – $26,800 |
Fixr prices by roof area across all common materials, at $3.75 to $11 per square foot ($4.75 on average), so its ranges run higher at the top:
| Roof size | Typical cost range |
|---|---|
| 1,000 sq ft | $3,750 – $11,000 |
| 1,500 sq ft | $5,625 – $16,500 |
| 2,000 sq ft | $7,500 – $22,000 |
| 2,500 sq ft | $9,375 – $27,500 |
| 3,000 sq ft | $11,250 – $33,000 |
The low ends of both tables agree closely; the high ends differ because HomeGuide’s table covers asphalt shingles only, while Fixr’s includes pricier materials. For a basic asphalt shingle job, Homewyse‘s national calculator gives $5.21 to $6.82 per square foot in September 2026, including tear-off and disposal, for a small example roof of 125 square feet; fixed costs such as equipment make the per-foot price of a very small roof higher than a full-size one.
The roof is always bigger than the floor plan, because of the slope and the overhangs. A two-story house has a smaller roof than a single-story house with the same floor area, so size your quote by the roof, not by the house.
Cost by roofing material
| Material | Installed, per sq ft (HomeGuide) | Typical total (HomeGuide) | Total, 2,000 sq ft roof (Fixr) | Lifespan |
|---|---|---|---|---|
| 3-tab asphalt shingles | $3 – $5 | $5,700 – $12,000 | $6,000 – $10,000 | 15 – 20 years |
| Architectural shingles | $4 – $6 | $7,500 – $16,000 | $8,000 – $32,000 | 20 – 30 years |
| Flat roof (membrane, built-up) | $3 – $11 | $4,000 – $16,800 | $8,000 – $30,000 (rubber) | 5 – 60 years |
| Metal | $5 – $16 | $7,500 – $40,000 | $14,000 – $38,000 | 30 – 80+ years |
| Wood shakes | $7 – $15 | $12,900 – $28,200 | $10,000 – $30,000 (cedar) | 25 – 30 years |
| Tile | $7 – $25 | $10,500 – $62,500 | $14,000 – $28,000 (concrete, clay) | 30 – 100+ years |
| Natural slate | $10 – $30 | $22,000 – $70,000 | $20,000 – $60,000 | 50 – 200+ years |
The two guides disagree most on architectural shingles: HomeGuide tops out at $16,000, Fixr at $32,000. Treat the top of Fixr’s range as a large or complex roof, and check any quote against the per-square-foot price. Architectural shingles are the usual middle ground: they cost a little more than 3-tab shingles and last about ten years longer. Tile and natural slate are heavy enough that the roof structure may need reinforcing before they go on, which is a cost that does not show up in the per-square-foot price.
Estimate your roof replacement cost
Use the tables above to estimate your cost. The interactive calculator needs JavaScript.
What a roofing quote is made of
| Line | Cost per square (100 sq ft) |
|---|---|
| Tear-off of the old roof | $100 – $300 |
| Materials | $100 – $250 |
| Installation labor | $200 – $350 |
| Total | $400 – $900 |
Labor is the biggest line, and it climbs with the pitch: roofs steeper than 6:12 need extra safety equipment and slow the crew down. For comparison, the median roofer in the United States earned $26.65 an hour in May 2025, according to the Bureau of Labor Statistics. The gap between that wage and the labor line pays for the crew, the dumpster, insurance for a dangerous trade and the days lost to weather.
The extras that show up on the bill
| Item | Typical cost | When it applies |
|---|---|---|
| Replacing rotten decking | $2 – $5 per sq ft | Found once the old roof is off |
| Permit | $100 – $500 | Most full replacements |
| Roof vents | $200 – $700 | New or added ventilation |
| Replacing all flashing | $400 – $1,000 | Chimneys, walls, valleys |
| Drip edge | $1.50 – $3.00 per linear ft | Roof edges, if missing or damaged |
| Gutter replacement | $12 – $25 per linear ft | If gutters come off with the old roof |
| Roof inspection | $100 – $400 | Before deciding, or for a sale |
Decking is the one to watch. Nobody can see its condition until the shingles are off, so a fair contract names a price per sheet of plywood in advance instead of leaving it open.
Tear-off or roof-over?
Tearing off shingles or metal costs about $1 to $3 per square foot; heavier tile or slate costs $2 to $5 or more. Laying new shingles over the old ones skips that cost, but it shortens the life of the new roof and hides whatever is wrong with the decking underneath. Most cities allow two layers at most (HomeGuide). If your roof already has two, a roof-over is not an option.
Why other surveys show $30,000 or more
The 2025 Cost vs Value report prices an asphalt shingle replacement at $31,871 on average, and a metal roof at $51,865 (Journal of Light Construction). That is not a contradiction with the ranges above. The report’s standard project is a 30-square hip roof, about 3,000 square feet, with full tear-off, two skylights to flash and a vented ridge. It describes a larger, more complicated roof than the typical house.
The same report estimates how much of the cost comes back when the house is sold: 68% for asphalt shingles and 50% for metal. In other words, a new roof rarely pays for itself when you sell: replace it because the roof needs it, not as an investment.
Repair or replace?
A common rule of thumb: repair when less than 25% of the roof is damaged, the repair costs less than 30% of a new roof and the roof is under 20 years old (HomeGuide). Minor to moderate repairs typically cost $150 to $3,000; a small leak is often $150 to $1,000.
Replacement makes more sense when shingles are curling or missing across whole slopes, the decking is soft, leaks keep coming back in different places, or the roof is near the end of its expected life for its material.
Will insurance pay for it?
Most homeowners policies cover a roof damaged suddenly by a storm, hail, fire or a falling tree. They do not pay to replace a roof that is simply old and worn out (HomeGuide). Read the roof section of your policy before a storm, not after one.
Why this is not a DIY job
Falls are the leading cause of death in construction. In 2024, 389 of the 1,034 construction workers who died on the job fell to a lower level (OSHA, from BLS data). Those were trained workers. A tear-off also produces tons of debris that has to be hauled away. Labor is the largest part of the bill for a reason.
How long it takes
An asphalt shingle roof usually takes 1 to 3 days, metal 1 to 5 days, and wood shakes or slate 6 to 8 days. Rain, snow, strong wind or temperatures below 40°F push the schedule back (HomeGuide).
How to keep the bill down
- Get at least three written quotes priced per square, so you can compare them line by line.
- Ask for a fixed price per sheet of replacement decking before work starts.
- Schedule outside storm season if the roof can wait, when roofers have more room in their calendar to negotiate.
- Replace gutters, vents and flashing in the same job if they are near the end of their life. A second visit costs more.
- Choose the material for how long you will own the house. A 50-year roof is money you may never get back if you sell in five.
Questions to ask before you sign
- How many squares are you pricing, and does that include waste?
- Is the old roof torn off completely, and how many layers are there now?
- What is the price per sheet if decking has to be replaced?
- Is new underlayment, drip edge, flashing and ventilation included?
- Who pulls the permit, and what does your workmanship warranty cover, separate from the shingle manufacturer’s warranty?
More roofing cost guides
- Asphalt Shingle Roof Cost in 2026: 3-Tab vs Architectural
- How Long Does a Roof Last? Lifespan by Material in 2026
- Metal Roof vs Shingles Cost in 2026: Upfront Price and Cost per Year
- Roof Leak Repair Cost in 2026: Prices by Leak Source
Sources
- U.S. Bureau of Labor Statistics, Occupational Outlook Handbook: Roofers, pay data for May 2025.
- Occupational Safety and Health Administration, Fall Prevention Campaign, with BLS fatality data for 2024.
- Journal of Light Construction, Cost vs Value Report 2025, national averages.
- Fixr, How Much Does a Roof Replacement Cost?, updated February 4, 2026.
- Homewyse, Cost to Install Asphalt Shingle Roof, September 2026.
- HomeGuide, Roof Replacement Cost, November 2025.
