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Roof Replacement Cost Guide
Updated 2026 · National averages
National Average
$8,000 – $25,000
per project
Roof replacement costs $8,000–$25,000 for a typical home, with most homeowners paying around $14,000.
Overview
The average cost to replace a roof in the US is $8,000–$25,000, with most homeowners spending around $14,000 for a standard 2,000 sq ft home with architectural asphalt shingles. Material choice is the biggest variable — asphalt is the most affordable, while metal roofing can last 50+ years at 2–3× the upfront cost. Labor typically accounts for 60% of the total.
Cost by Scope
Small roof (1,000–1,500 sq ft)
Typical for ranch homes or bungalows. Most common re-roof scope.
$5,000–$12,000
Medium roof (1,500–2,500 sq ft)
Most common residential roof size in the US.
$10,000–$20,000
Large / complex roof (2,500+ sq ft)
Large homes with complex roof lines, multiple peaks, or premium materials.
$18,000–$35,000+
What Affects the Cost
High
Roof size
Measured in 'squares' (100 sq ft). Expect $350–$700 per square installed for asphalt.
High
Roofing material
Asphalt shingle ($1.50–$5.50/sq ft), metal ($5–$16/sq ft), tile ($10–$25/sq ft), slate ($15–$30/sq ft).
Medium
Roof pitch & complexity
Steep or complex roofs (many valleys, hips, dormers) cost 20–40% more in labor.
Medium
Layers to remove
Tearing off existing shingles adds $1,000–$3,000. Some areas allow one re-roof over existing shingles.
Medium
Decking repairs
Rotted or damaged plywood decking adds $70–$100 per sheet to fix.
Medium
Local labor market
Labor costs vary 30–50% between rural and metro areas.
Low
Storm damage / insurance
Hail or wind damage may be covered. Always get a free inspection after major storms.
What's Typically Included
- Tear-off of existing single layer
- Underlayment
- Drip edge
- Flashing
- Shingles / material
- Ridge cap
- Cleanup & haul-away
- Manufacturer's warranty
Common Add-Ons (Not Included)
- Chimney flashing repairs
- Skylight replacement
- Gutter replacement
- Second layer tear-off (if applicable)
- Structural repairs
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Frequently Asked Questions
How long does a roof replacement take?
Most residential re-roofs take 1–3 days. Large or complex roofs may take up to a week.
How long does an asphalt shingle roof last?
3-tab shingles last 20–25 years. Architectural (dimensional) shingles last 25–30 years. Premium shingles can last 30–50 years.
Does homeowners insurance cover roof replacement?
Insurance covers sudden damage from storms, hail, and wind. It typically does not cover wear-and-tear or age-related deterioration. Get a storm damage inspection after any major weather event.
What's the best time of year to replace a roof?
Late summer through early fall offers ideal weather conditions and contractor availability. However, most roofing can be done year-round — winter installs are common in mild climates.
Do I need permits for a roof replacement?
Most localities require a permit for full replacement. A reputable contractor handles permits as part of the job. Re-roofing over existing shingles may not require permits in some areas.