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How much does roof replacement cost?
Cost insights
$6,750 to $24,000- Most US homeowners pay $6,750 to $11,250 for an asphalt shingle roof on a 1,500 sq ft roof area.
- Material is the biggest driver. Metal runs about double asphalt, tile about two and a half times.
- Budget extra for tear-off, decking repairs and permits. Those three add $1,000 to $3,500 on a typical job.
- Steep pitch, multiple stories and complex rooflines raise labor more than size alone does.
A full roof replacement in the US typically costs $4.50 to $7.50 per sq ft for asphalt shingles, including materials, labor, tear-off and disposal. Metal and tile cost more up front and last far longer, so the right comparison is cost per year of service, not just the invoice. This guide shows the range by size and material, what the money pays for, and where quotes usually hide their surprises.
Roof cost calculator
Enter your roof area and material. Pitch and complexity are handled in the notes below the table.
Roof replacement cost by size
Roof area is larger than floor area because of pitch and overhangs. A 1,500 sq ft house often has about 1,700 sq ft of roof. Measure the roof, not the house, before you compare quotes.
| Roof area | Asphalt shingle | Metal | Tile |
|---|---|---|---|
| 1,000 sq ft | $4,500 to $7,500 | $9,000 to $16,000 | $10,000 to $18,000 |
| 1,500 sq ft | $6,750 to $11,250 | $13,500 to $24,000 | $15,000 to $27,000 |
| 2,000 sq ft | $9,000 to $15,000 | $18,000 to $32,000 | $20,000 to $36,000 |
| 2,500 sq ft | $11,250 to $18,750 | $22,500 to $40,000 | $25,000 to $45,000 |
| 3,000 sq ft | $13,500 to $22,500 | $27,000 to $48,000 | $30,000 to $54,000 |
Cost by material
| Material | Cost per sq ft | Typical lifespan | Good to know |
|---|---|---|---|
| Asphalt shingle | $4.50 to $7.50 | 20 to 30 years | Lowest first cost, widest contractor availability |
| Metal | $9 to $16 | 40 to 70 years | Strong in snow and high wind, louder in heavy rain without solid decking |
| Tile | $10 to $18 | 50+ years | Heavy. Many homes need structural checks before tile is approved |
What determines the price?
Size and pitch
Labor follows roof area and steepness. A steep roof needs more safety equipment, more staging and slower work, and crews price that in. Expect a steep or cut-up roof to sit at the top of its range.
Tear-off and decking
Removing one old layer is standard in most quotes. A second layer, or rotted decking found underneath, is the most common reason a final bill beats the estimate. Ask for the per-sheet decking price in writing before work starts.
Underlayment, flashing and ventilation
These parts decide whether the new roof leaks in year three or year twenty. Ice and water shield in valleys and at eaves, new flashing at chimneys and walls, and proper ridge ventilation should be line items, not assumptions.
Permits and disposal
Most US cities require a roofing permit, and dump fees for old shingles are real weight-based costs. Together they usually add $500 to $1,500.
Cost breakdown
| Item | Share of a typical asphalt job |
|---|---|
| Materials (shingles, underlayment, flashing) | About 40% |
| Labor | About 40% |
| Tear-off and disposal | About 10% |
| Permits, equipment and overhead | About 10% |
DIY vs hiring a pro
DIY replacement
You save the labor share, roughly 40% of the bill. You take on fall risk, a multi-day weather window, tool rental, disposal, and a roof with no workmanship warranty. Manufacturers can also limit material warranties on self-installed roofs.
Hiring a pro
A crew finishes most homes in one to three days, carries insurance, pulls the permit and warranties the workmanship. For a full replacement, this is the route we recommend for almost every homeowner.
A middle path exists for small, low, simple roofs like sheds and garages. Practice there, not on the house.
Repair or replace?
Replace when the roof is near the end of its material lifespan, when leaks appear in more than one area, or when a repair quote passes about half the cost of a new roof. Repair when the roof is young, the damage is local, and the decking is sound. Our roof leak repair cost guide covers the repair side in detail.
Ways to reduce the cost
- Get three written quotes with the same scope, including tear-off, underlayment and flashing.
- Schedule in late fall or winter in mild regions, when crews are less booked.
- Keep the existing roofline. Moving vents, skylights and rooflines adds labor fast.
- Ask about manufacturer rebates and insurer discounts for impact-rated shingles.
How we get this cost data
Our ranges are built from published US material pricing, labor rate data including US Bureau of Labor Statistics figures, and homeowner project reports. We update this page when material prices move, and we show the updated date at the top. Ranges are national planning numbers. Your city, pitch and roof condition will move your quote inside, or occasionally outside, the range.
Questions homeowners ask
How long does a replacement take?
One to three days for most single-family homes once materials are on site. Tile and complex metal roofs take longer.
Can a new roof go over the old one?
Sometimes one overlay is allowed by code, but it hides decking damage and shortens the new roof life. Tear-off is the safer default.
Does a new roof raise home value?
It removes a major buyer objection and is one of the few exterior projects that regularly returns a large share of its cost at resale.