How Much Does a Roof Replacement Cost?

What you'll actually pay

A full roof replacement costs $9,609 on national average, and two independent datasets (Angi and HomeAdvisor) landed on the exact same number, which is rare in this business. HomeAdvisor built it from 64,281 member-reported projects, with a typical range of $5,903 to $13,377 (HomeAdvisor).

Plan $4 to $11 per square foot for a standard installation, or $400 to $900 per roofing square (100 sq ft), which is how roofers actually price your job (HomeGuide). Most homeowners pay somewhere in the $8,000 to $16,000 band for an asphalt shingle roof on a 2,000 sq ft home.

If a quote comes in under $5,000 for a full replacement, ask what's being skipped. And if one tops $30,000, you're probably looking at premium materials like standing-seam metal or tile, not an ordinary shingle job.

For perspective, roof replacement ranks #4 of 33 common projects by typical installed cost in our 2026 Home Improvement Cost Index.

Sources: Angi: How Much Does Roof Replacement Cost? (2026), HomeAdvisor: How Much Does It Cost to Install a Roof?, HomeGuide: How Much Does a Roof Replacement Cost? (2026), 5estimates: Roofing Cost: Average New Roof Prices 2026

How much does roof replacement cost?

Roof replacement costs $9,609 on national average in 2026, confirmed by both Angi and HomeAdvisor, with HomeAdvisor building the number from 64,281 member-reported projects. Most projects land between $5,903 and $13,377, and roofers price the job at $4 to $11 per square foot installed, or $400 to $900 per roofing square (100 square feet), per HomeGuide.

Material choice is the biggest lever after roof size. Installed per square foot, the guide's verified table runs: 3-tab asphalt $3 to $5, architectural asphalt $4 to $7, metal $7 to $16, tile $10 to $18, and slate $15 to $30 (HomeGuide, Fixr). By roof size, asphalt shingles run $4,000 to $11,000 for 1,000 square feet, $8,000 to $22,000 for 2,000, and $12,000 to $33,000 for 3,000 (HomeGuide, Angi).

Your install scenario sets the price more than the shingle brand. An overlay skips the tear-off, which runs $1 to $3 per square foot, but most cities cap roofs at two layers. A standard full tear-off and replacement of asphalt 3-tab runs $5,700 to $12,000 for a typical 1,800 to 2,500 square foot roof. The surprise is bad decking: rotted plywood found after tear-off costs $2 to $5 per square foot to replace, which is how a standard shingle quote climbs past $16,000.

Sources: Angi: How Much Does Roof Replacement Cost? (2026), HomeAdvisor: How Much Does It Cost to Install a Roof?, HomeGuide: How Much Does a Roof Replacement Cost? (2026), Fixr: Roof Shingle Installation Cost (2026), 5estimates: Roofing Cost: Average New Roof Prices 2026

Cost by material

Your material choice is the biggest cost lever after roof size. Here's what each option runs installed, per square foot (HomeGuide, Fixr):

3-tab asphalt shingles: $3 to $5, lasting 15 to 20 years. This is the budget workhorse and what most American roofs are made of. Architectural asphalt: $4 to $7, lasting 25 to 30 years. Thicker, better looking, and the sweet spot for most homeowners. Metal: $7 to $16, lasting 30 to 80 years depending on the profile. Standing-seam metal runs $9 to $18. Wood shakes: $7 to $15, 25 to 40 years. Clay or concrete tile: $10 to $18, 50 to 100 years, but heavy enough that some structures need reinforcement. Natural slate: $15 to $30, 100+ years. Solar shingles: $21 to $25.

The 5x spread from 3-tab asphalt to slate is real. For most homes, architectural shingles are where value and longevity meet.

Sources: HomeGuide: How Much Does It Cost to Tear Off and Replace a Roof?, Fixr: Roof Shingle Installation Cost (2026)

Cost by roof size

Roofers price by roof surface area, not home floor area. A pitched roof is bigger than the footprint below it, so multiply your home's footprint by 1.3 to 1.5 for pitch. A 2,000 sq ft house typically carries 2,600 to 3,000 sq ft of roof.

Here is what asphalt shingles run by roof size, installed (HomeGuide, Angi): 1,000 sq ft: $4,000 to $11,000. 1,500 sq ft: $6,000 to $16,500. 2,000 sq ft: $8,000 to $22,000. 3,000 sq ft: $12,000 to $33,000. Angi's home-size examples put a 2,000 sq ft home at $4,500 to $18,000 and a 2,500 sq ft home at $5,600 to $22,500 for standard-pitch gables.

One roofing square equals 100 sq ft. At $400 to $900 per square installed, a 20-square roof (2,000 sq ft) runs $8,000 to $18,000, which lines up with the national numbers (HomeGuide).

Sources: Angi: How Much Does Roof Replacement Cost? (2026), HomeGuide: How Much Does a Roof Replacement Cost? (2026), HomeGuide: How Much Does It Cost to Tear Off and Replace a Roof?

Your install scenario sets the price more than the shingle brand

Three scenarios cover nearly every roof replacement. The cheapest is an overlay, a second layer of shingles over the existing roof where local code allows it. An overlay skips the tear-off, which runs $1 to $3 per square foot, but most cities cap roofs at two layers and an overlay only works when the deck underneath is sound. That is why the cheapest legitimate quotes sit well under the $5,000 full-replacement floor this guide flags.

The standard scenario is a full tear-off and replacement. Asphalt 3-tab runs $3 to $5 per square foot, or $5,700 to $12,000 for a typical 1,800 to 2,500 square foot roof, which is where most homeowners land. This is the number to budget against unless you already know you are in one of the other two scenarios.

The expensive scenario is a tear-off that finds bad decking. Rotted plywood discovered after tear-off is the most common surprise on this job, and replacing decking runs $2 to $5 per square foot, which is how a standard shingle quote climbs past $16,000. If a contractor quotes without checking the deck from the attic, the biggest variable is still unknown.

Sources: HomeGuide: How Much Does It Cost to Tear Off and Replace a Roof?, HomeGuide: How Much Does a Roof Replacement Cost? (2026), Angi: How Much Does Roof Replacement Cost? (2026)

What drives the price up

Tear-off and disposal adds $100 to $300 per square, or $1 to $3 per sq ft (HomeGuide). Some cities allow a second shingle layer over the first, which skips this cost, but most cap you at two layers and a full tear-off lets the crew inspect the deck. Roofers often quote new gutters in the same visit; our gutter installation cost guide prices that add-on.

Decking repair is the most common surprise. Rotted plywood found after tear-off costs $2 to $5 per sq ft, or $200 to $500 per square (HomeGuide). No quote can promise a decking number until the old roof is off.

Labor is 40 to 65% of the total job (HomeAdvisor). That means your zip code matters enormously. Urban coastal markets run well above the national average. Steep pitches over 6:12, complex rooflines with dormers and valleys, and skylight or chimney rework all add labor hours.

Don't forget the small stuff: roof vents run $200 to $700 to install, underlayment $0.10 to $0.80 per sq ft, and permits $150 to $500 in most jurisdictions (HomeGuide).

Sources: HomeGuide: How Much Does a Roof Replacement Cost? (2026), HomeGuide: How Much Does It Cost to Tear Off and Replace a Roof?, HomeAdvisor: How Much Does It Cost to Install a Roof?

Repair vs replacement

A roof repair averages $1,150 to $1,174 nationally, with a typical range of $400 to $2,000. Minor fixes run $150 to $600, moderate work $400 to $1,500, and major repairs start at $3,000 (HomeAdvisor, 5estimates). Our roof repair cost guide covers the repair-only numbers in detail.

The rule roofers actually use: if a single repair costs more than 50% of a full replacement, replace. Some insurers use a stricter 30% threshold as a sign the damage is widespread.

Age settles most debates. A roof under 15 years with isolated damage is a repair. A roof past 20 years with repeat leaks is a replacement. Repairs carry a 1 to 5 year warranty on the patched area; a new roof carries 25 to 50 years on the whole system.

Sources: HomeAdvisor: How Much Does It Cost to Install a Roof?, 5estimates: Roofing Cost: Average New Roof Prices 2026

Is $15,000 too much for a roof?

Not for a typical 2,000 sq ft home with architectural shingles. At $4 to $7 per sq ft installed, a 2,200 sq ft roof surface lands between $8,800 and $15,400. A $15,000 quote sits at the upper edge of normal for that spec (HomeGuide).

It would be too much for a basic 3-tab shingle job on a small, simple roof. It would be cheap for standing-seam metal, which runs $30,000 to $50,000 on the same house. Always compare quotes by material and roof squares, not just the bottom line.

Get three quotes. If one is 30% cheaper than the other two, something is missing: usually tear-off, decking allowance, or a full underlayment.

Sources: HomeGuide: How Much Does It Cost to Tear Off and Replace a Roof?, HomeGuide: How Much Does a Roof Replacement Cost? (2026)

How much does a roof cost per square?

Expect $400 to $900 per roofing square installed for standard materials (HomeGuide). A square is 100 sq ft, so a 20-square roof costs $8,000 to $18,000.

That breaks down roughly as: tear-off $100 to $300 per square, materials $100 to $250 per square, and labor $200 to $350 per square (HomeGuide). Premium materials push the per-square figure well past $1,000.

When a roofer says your job is '24 squares,' that means 2,400 sq ft of roof surface. Multiply 24 by your material's per-square rate and you can sanity-check any quote in seconds.

Sources: HomeGuide: How Much Does a Roof Replacement Cost? (2026)

When is the cheapest time to replace a roof?

Late fall through early spring can run 8 to 12% cheaper than peak summer, because contractors have fewer jobs booked. On a $10,000 roof, that is $800 to $1,200 back in your pocket.

The tradeoff is weather. Shingles need temperatures above roughly 40 degrees to seal properly, and winter installs in cold climates carry delay risk. Early fall and late spring hit the sweet spot in most regions.

Emergency replacements don't wait for a sale. If your roof is actively leaking, the water damage will cost more than any seasonal discount.

Sources: 5estimates: Roofing Cost: Average New Roof Prices 2026