$10,000. That’s roughly what the average homeowner spends on a full roof replacement in the U.S. right now. But “average” doesn’t mean much when your roof could cost $5,000 or $45,000 depending on size, material, pitch, and where you live.
I’ve estimated and managed roofing projects across the Pacific Northwest for over 20 years. The price swings are real, and the biggest reason homeowners get blindsided is they don’t understand what actually drives the cost. This guide breaks it all down with real numbers so you know exactly what to expect before a single shingle gets torn off.
Use our Roof Replacement Cost Guide to get a quick estimate for your specific project. Or Try EstimationPro free to build a full roofing estimate with materials, labor, and profit margin in minutes.
Quick Answer: How Much Does a Roof Replacement Cost?
A full roof replacement costs between $5,000 and $45,000 for most homes. The typical project lands around $8,000 to $15,000 for a standard 1,500 to 2,500 sq ft home with architectural asphalt shingles. Material choice is the single biggest cost driver, followed by roof size, pitch, and local labor rates.
Here’s the quick breakdown by material:
| Material | Cost Per Sq Ft (Installed) | Typical Project Cost (2,000 sq ft roof) |
|---|---|---|
| 3-Tab Asphalt Shingles | $3.00 - $5.00 | $6,000 - $10,000 |
| Architectural Shingles | $4.00 - $7.00 | $8,000 - $14,000 |
| Metal Roofing | $4.00 - $30.00 | $8,000 - $60,000 |
Prices include materials, labor, and basic tear-off. Regional variations apply, especially in high cost-of-living areas (Source: HomeAdvisor 2025, Angi 2026).
What Drives Roof Replacement Cost?
Not all roofs are created equal. Two houses on the same street can have wildly different replacement costs. Here’s what moves the needle:
1. Roof Size (Measured in Squares)
Roofing is priced by the “square,” which equals 100 square feet. A 2,000 sq ft roof is 20 squares. More squares, more material, more labor, higher cost. Simple math.
Most residential roofs fall between 15 and 35 squares. If you’re not sure about your roof size, use a roofing calculator or measure the footprint and multiply by a pitch factor.
2. Material Type
This is where the biggest price swings happen. Here’s what each option actually costs:
3-Tab Asphalt Shingles
- Material only: $70 - $200 per square
- Installed: $3.00 - $5.00 per sq ft
- Lifespan: 15-25 years
- Best for: budget-conscious projects, rental properties, basic replacements
Architectural (Dimensional) Shingles
- Material only: $100 - $250 per square
- Installed: $4.00 - $7.00 per sq ft
- Lifespan: 25-40 years
- Best for: most residential homes, curb appeal upgrades, insurance requirements
Metal Roofing
- Material only: $120 - $900 per square
- Installed: $4.00 - $30.00 per sq ft
- Lifespan: 40-70 years
- Best for: long-term value, extreme weather regions, energy efficiency
(Source: Angi 2026, HomeAdvisor 2025)
3. Labor Costs
Roofing labor runs $150 - $500 per square, depending on complexity, pitch, and your local market. In the Pacific Northwest, I typically see labor at $200 - $350 per square for standard asphalt work. Steep-pitch roofs (8/12 and above) cost more because crews need additional safety equipment and work slower (Source: BLS Occupational Data 47-2181, HomeAdvisor 2025).
4. Tear-Off and Disposal
Most jurisdictions only allow two layers of shingles. If you’re re-roofing over existing shingles, you save on tear-off. But if you need a full tear-off (and you usually should for a quality job), expect to add:
- Tear-off labor: $25 - $75 per square
- Dumpster and disposal: $300 - $600 per project
5. Roof Pitch and Complexity
A simple gable roof is the cheapest to replace. Every hip, valley, dormer, and skylight adds labor time and waste. Steep pitches (above 6/12) require roof jacks and harnesses, which slows production rates significantly.
| Pitch | Difficulty | Cost Impact |
|---|---|---|
| 4/12 or less | Walkable | Baseline pricing |
| 5/12 - 7/12 | Moderate | +10% to 15% |
| 8/12 - 10/12 | Steep | +20% to 30% |
| 11/12+ | Very steep | +30% to 50%+ |
6. Geographic Location
Roofing costs vary by region due to labor markets, material availability, and building code requirements. High cost-of-living metros (Seattle, Portland, Bay Area) typically run 15-25% higher than rural areas. Hurricane and hail-prone regions require specific wind ratings that add to material costs.
Worked Example #1: Mid-Range Home with Architectural Shingles
Scenario: 1,800 sq ft home, 6/12 pitch, existing single layer of shingles, architectural shingle replacement.
Roof area with pitch factor: 1,800 x 1.12 = 2,016 sq ft (about 20 squares)
| Line Item | Calculation | Cost |
|---|---|---|
| Architectural shingles (material) | 20 squares x $150/sq | $3,000 |
| Underlayment + ice/water shield | 20 squares x $25/sq | $500 |
| Ridge cap, flashing, vents | Lump sum | $450 |
| Tear-off labor | 20 squares x $40/sq | $800 |
| Installation labor | 20 squares x $250/sq | $5,000 |
| Dumpster + disposal | 1 dumpster | $450 |
| Permits and inspection | Varies | $200 |
| Total | $10,400 |
Add 10-15% for waste factor and contingency, and this job comes in around $11,400 - $12,000. That’s right in line with the national average for this size and material.
Worked Example #2: Large Home with Metal Roofing
Scenario: 3,000 sq ft home, 4/12 pitch, tear-off required, standing seam metal roof.
Roof area with pitch factor: 3,000 x 1.05 = 3,150 sq ft (about 32 squares)
| Line Item | Calculation | Cost |
|---|---|---|
| Standing seam metal panels | 32 squares x $400/sq | $12,800 |
| Underlayment (synthetic) | 32 squares x $30/sq | $960 |
| Ridge cap, flashing, trim | Lump sum | $1,200 |
| Tear-off labor | 32 squares x $50/sq | $1,600 |
| Installation labor | 32 squares x $450/sq | $14,400 |
| Dumpster + disposal | 2 dumpsters | $700 |
| Permits and inspection | Varies | $250 |
| Total | $31,910 |
With waste factor: approximately $35,000 - $37,000. Metal is significantly more upfront, but the 50+ year lifespan means you may never replace this roof again.
Asphalt vs. Metal: Which Is the Better Value?
This is the question I get the most. The honest answer: it depends on how long you’re staying in the house.
| Factor | Asphalt Shingles | Metal Roofing |
|---|---|---|
| Upfront cost (20 sq) | $8,000 - $14,000 | $15,000 - $40,000+ |
| Lifespan | 20-30 years | 40-70 years |
| Cost per year of life | $400 - $500/year | $350 - $570/year |
| Energy savings | Minimal | 10-25% cooling reduction |
| Insurance discount | Varies | Often 5-35% discount |
| Resale value impact | Standard | Adds 1-6% to home value |
| Maintenance | Moderate | Very low |
If you’re staying 20+ years, metal often wins on total cost of ownership. If you’re selling within 10 years, asphalt gives you the best return because buyers care more about “new roof” than “metal roof.”
Hidden Costs Most Homeowners Miss
These line items don’t always show up in the initial estimate. Ask about them before signing a contract:
- Decking repair: Rot or damaged plywood underneath costs $75 - $150 per sheet to replace. You won’t know until the old shingles come off.
- Code upgrades: New ventilation requirements, drip edge, ice and water shield in valleys and eaves. If your roof was last done 20+ years ago, code has changed.
- Chimney and skylight flashing: Roofers will flash around them, but if the chimney cap is cracked or the skylight is old, that’s extra work.
- Gutter replacement: Old gutters often get damaged during tear-off. Budget $1,000 - $2,500 for replacement if yours are aging.
- Plywood upgrades: Some older homes have skip sheathing (spaced boards instead of plywood). Converting to full sheathing adds material and labor.
Pro Tips for Getting the Best Price
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Get 3-4 bids and compare scope, not just price. The cheapest bid usually leaves something out. Look at what’s included line by line. Are they covering ice and water shield? Drip edge? New flashing? If another contractor includes those and the cheap bid doesn’t, you’re not comparing the same job.
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Schedule in the off-season. Fall and late winter are slower for roofers in most markets. You’ll often get better pricing and faster scheduling.
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Don’t skip the tear-off to save money. Roofing over existing shingles hides problems and voids many manufacturer warranties. The tear-off cost is worth it for a job that lasts.
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Ask about manufacturer warranties vs. workmanship warranties. Material warranties cover defects. Workmanship warranties cover installation errors. You want both. A 30-year shingle warranty means nothing if the flashing fails in year 3 because of bad installation.
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Check for insurance credits. Impact-resistant shingles (Class 4) can earn significant insurance premium reductions in hail-prone areas. The upgraded material might pay for itself within a few years.
Common Mistakes That Drive Up Roof Replacement Costs
- Waiting too long. A small leak becomes rot, becomes structural damage, becomes a $5,000 problem that started as a $500 repair. Address roof issues early.
- Choosing the lowest bid. I’ve seen homeowners pick the cheapest roofer and end up paying twice, once for the bad job and again to fix it. You get what you pay for.
- Not checking permits. Unpermitted work can haunt you when you sell. The buyer’s inspector will flag it, and you’ll either fix it or reduce the sale price.
- Ignoring ventilation. Proper attic ventilation extends shingle life by 20-30%. If your roofer isn’t talking about ventilation, ask why.
- Skipping the contract details. What happens when they find rot? Is there a per-sheet price in the contract, or do they hit you with an open-ended change order?
How to Use a Roof Pitch Calculator
Your roof’s pitch directly affects total cost because it determines actual roof area. A roof pitch calculator converts your footprint measurement into true roof area using the pitch multiplier.
For example:
- 4/12 pitch: multiply footprint by 1.054
- 6/12 pitch: multiply footprint by 1.118
- 8/12 pitch: multiply footprint by 1.202
- 12/12 pitch: multiply footprint by 1.414
This matters because a 2,000 sq ft footprint at 8/12 pitch is actually 2,404 sq ft of roof area, roughly 4 extra squares of material and labor versus a flat calculation.
FAQ
How long does a roof replacement take?
Most residential roof replacements take 1-3 days for asphalt shingles on a standard home. Metal roofing typically takes 3-7 days. Weather delays, complex roof geometry, and unexpected repairs (rot, structural issues) can extend the timeline.
Can I roof over existing shingles to save money?
You can in many jurisdictions if there’s only one existing layer, but it’s generally not recommended. Roofing over hides underlying problems, adds weight to the structure, and can void manufacturer warranties. The tear-off cost ($25-$75 per square) is a small investment compared to the risk.
How do I know if my roof needs replacement vs. repair?
If the damage is limited to a small area (a few missing shingles, a localized leak), repair is usually fine. If you’re seeing widespread curling, granule loss in the gutters, multiple leaks, or the roof is over 20 years old, replacement is likely more cost-effective than ongoing repairs.
Does a new roof increase home value?
According to the National Association of Realtors (NAR), a new roof recoups approximately 60-70% of its cost at resale. Beyond the dollar amount, a new roof removes a major negotiation point for buyers and makes the home easier to sell.
What time of year is cheapest for roof replacement?
Late fall through early spring is typically the cheapest season for roofing in most markets. Demand drops, and contractors are more willing to negotiate on pricing. Avoid scheduling during peak storm-repair season if you’re not in an emergency situation.
Get Your Roof Replacement Estimate
Every roofing project is different, and ballpark numbers only get you so far. The real cost depends on your specific roof size, material choice, pitch, and local labor market.
EstimationPro doesn’t just help you build the estimate. It generates a professional proposal you can send to the homeowner, then automatically follows up so you win more of the bids you already send. From estimate to proposal to follow-up to invoice, the whole workflow is covered. Try EstimationPro free and build your first roofing estimate in minutes.
Pricing data in this guide reflects 2026 national averages. Actual costs vary by region, contractor, and project specifics. Always get multiple bids for your specific project.
Roof Replacement Cost Breakdown ($10,400)
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