How much does a new roof cost?
Most homeowners pay $8,000–$15,000 for a full roof replacement on a typical 1,500–2,500 sq ft home with architectural shingles. The actual number for your home depends on the material you choose, your roof's size and pitch, where you live, and what the contractor finds underneath when they tear the old one off. This guide breaks down what you can expect to pay across every common roofing material, and what pushes the price higher than the baseline.
Reviewed by a licensed roofing contractor. Last updated: .
New roof cost by material
These are installed costs, meaning material plus labour, tear-off of the existing roof, and disposal. They don't include structural repairs or decking replacement, which get priced separately once a contractor can see what's underneath. Prices reflect national averages for 2026; labour rates in high-cost metros like New York, San Francisco, or Boston run 20–40% above these figures.
| Material | Cost per sq ft (installed) | 1,500 sq ft home | 2,500 sq ft home | Lifespan |
|---|---|---|---|---|
| Asphalt 3-tab shingles | $3.50 – $5.50 | $5,300 – $8,300 | $8,800 – $13,800 | 15 – 20 yrs |
| Architectural shingles | $4.50 – $7.50 | $6,800 – $11,300 | $11,300 – $18,800 | 25 – 30 yrs |
| Metal (standing seam) | $10 – $17 | $15,000 – $25,500 | $25,000 – $42,500 | 40 – 70 yrs |
| Metal (corrugated / ribbed) | $5 – $10 | $7,500 – $15,000 | $12,500 – $25,000 | 25 – 40 yrs |
| Tile / clay / concrete | $10 – $20 | $15,000 – $30,000 | $25,000 – $50,000 | 40 – 60 yrs |
| Flat (TPO / EPDM) | $5 – $9 | $7,500 – $13,500 | $12,500 – $22,500 | 20 – 30 yrs |
| Wood shake | $6 – $11 | $9,000 – $16,500 | $15,000 – $27,500 | 20 – 30 yrs |
| Slate (natural) | $15 – $30 | $22,500 – $45,000 | $37,500 – $75,000 | 75 – 100 yrs |
Home square footage and roof square footage are not the same number. A 2,000 sq ft single-storey home with a moderately pitched roof has around 2,200–2,400 sq ft of actual roof surface. Steeper pitches add more. Contractors price by roofing square (100 sq ft), so they measure the roof itself, not the floor plan. For a full material-by-material lifespan breakdown, see our guide to how long a roof lasts.
What a roof replacement quote should include
A legitimate, complete replacement quote covers more than just the shingles. When you're comparing quotes from multiple contractors, make sure each one is pricing the same scope of work, because one contractor's "low" price might just be a shorter list of inclusions.
A full replacement quote should cover: tear-off and disposal of the existing roofing material, new synthetic underlayment, drip edge along all eaves and rakes, new step and pipe flashing, ridge cap, and all the labour for installation. Most contractors also include a basic inspection of the decking surface during tear-off, with any damaged boards priced separately once they can see them.
What's usually not included in the base price: replacement of rotted or damaged roof decking (typically $70–$100 per sheet of plywood), gutter replacement or repair, skylight resealing or replacement, chimney repointing, and structural repairs to rafters or fascia. These get identified during tear-off and quoted as additions. A good contractor will flag them upfront as potential add-ons rather than surprises.
If a quote doesn't itemise materials, labour, tear-off, and disposal separately, ask for a breakdown before signing anything. It makes comparing three quotes much easier and protects you if there's a dispute later.
What drives the cost of a new roof higher
The material cost per square foot is just the baseline. These six factors account for most of the variation between a $9,000 and a $16,000 quote on otherwise similar homes.
Roof size and complexity
More square footage means more materials and more labour hours. Complexity adds cost on top of size: each valley, hip, dormer, and penetration requires custom cutting and flashing work that takes time. A simple gable roof costs less per square than a hip roof of the same area.
Pitch and stories
Steeper roofs are harder and slower to work on safely. Contractors factor in extra time and often specialised equipment. A 12/12 pitch (45 degrees) can add 20–30% to labour costs compared to a walkable 4/12 slope. Two-storey homes also add cost due to the extra setup and safety requirements.
Decking condition
Nobody knows what's under the old shingles until tear-off. Rotten or soft decking boards have to be replaced before new roofing can go down. A small area of damage is a few hundred dollars. Widespread rot, particularly in older homes with board sheathing rather than plywood, can add $1,500–$4,000 to the job.
Your location
Labour rates vary significantly by state and city. A roof replacement that costs $11,000 in Kansas City might run $16,000 in Seattle and $19,000 in New York. Material costs vary less than labour. This is one of the main reasons online calculators give ranges rather than exact figures.
Time of year
Summer is peak roofing season. Contractors in high-demand markets can charge 10–15% more from June through September simply because they have more work than capacity. Late winter and early spring are typically the best time to get competitive pricing, though weather can create scheduling complications.
Existing layers
Building codes in most states allow a maximum of two shingle layers on a roof. If your home already has two layers, both have to come off before new shingles can go down, which adds to tear-off labour and disposal costs. Expect $1,000–$2,000 more for a two-layer tear-off on an average-size home.
See what local contractors would charge for your roof
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Rough cost by home size
These ranges are for architectural asphalt shingles, which cover the majority of US homes and represent the most common replacement scenario. Add 80–150% for metal, and 120–300% for tile or slate.
Small home (under 1,200 sq ft)
Architectural shingles: $5,500–$9,000. Smaller footprint but per-square costs can run slightly higher on small jobs since mobilisation and setup costs are spread across fewer squares.
Mid-size home (1,500–2,000 sq ft)
Architectural shingles: $8,000–$14,000. This is where most residential replacements land. The range reflects pitch, complexity, and regional labour differences more than anything else.
Larger home (2,500+ sq ft)
Architectural shingles: $13,000–$22,000+. Larger homes with complex rooflines (multiple gables, dormers, skylights) push toward the top of this range and beyond.
How to get an accurate quote for your roof
Online calculators, including ours, give you a useful planning range. But your actual quote will land somewhere specific based on factors no calculator can see: the exact pitch of your roof, how many layers are coming off, what the decking looks like once the old shingles are pulled, and what local contractors are charging this month.
The only way to get a real number is to have a contractor physically measure and inspect your roof. Most reputable contractors do this for free. The inspection takes 20–30 minutes and gives them what they need to price the job accurately rather than generically.
Getting three quotes is the most reliable way to know whether a price is fair for your area. If two quotes are close and one is significantly lower, find out why before assuming it's the better deal. It might be a newer contractor building a client base, or it might be a quote that's missing scope. A detailed written quote that lists materials, labour, tear-off, disposal, and warranty terms makes that comparison straightforward. For more on this, see our guide to how many roofing quotes you should get.
Questions about roof replacement costs
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