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Roof Replacement Cost: $5,727–$25,000 (Average $9,605) in 2026

Author: CostGuideHQ Editorial·✓ Fact-checked·Updated July 2026·7 min read·4 sources·US national averages, USD
Quick answerQuick answer: Roof replacement costs $5,727 to $25,000 nationally, averaging about $9,605, or $4 to $11 per square foot. Asphalt shingles are cheapest ($3-$7/sq ft); metal, tile, and slate cost more. Tear-off, decking repair, and permits are usually extra.
  • A whole-roof replacement typically costs $5,727 to $25,000 nationally, averaging around $9,605 (HomeAdvisor, Bob Vila).
  • Asphalt shingles are cheapest at $3 to $7 per sq ft installed; metal runs $7 to $13, and slate or stone tops the list at $15 to $30 per sq ft (HomeAdvisor).
  • Tear-off and disposal of the old roof usually cost extra — $50 to $150 per square (Fixr) or $1,000 to $3,000 plus hauling (HomeAdvisor).
  • Labor makes up 40% to 65% of the total project cost, depending on the source (Fixr, This Old House).

How much does roof replacement cost?

National average
$9,605
total project
Typical range
$5,727–$25,000
Most projects
Whole project
$7,400–$10,500
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Cost by material / type

TypeLowHigh
asphalt shingles (per sq ft)$3$7
architectural/dimensional shingles (per sq ft)$4$6
metal roofing (per sq ft)$7$13
wood shakes (per sq ft)$6$13
tile — clay or concrete (per sq ft)$10$20
slate or stone (per sq ft)$15$30
synthetic roofing (per sq ft)$5$12
rubber/flat membrane (per sq ft)$4$13
Estimate your cost
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Rough estimate only — get local quotes for exact pricing.

What affects the cost?

  • Roofing material is the single biggest cost driver — asphalt shingles run $3 to $7 per sq ft installed, while slate or stone runs $15 to $30 per sq ft (HomeAdvisor)
  • Total roof size — cost scales directly with square footage; This Old House prices a 1,000 sq ft asphalt roof at $5,117 versus a 3,000 sq ft asphalt roof at $14,966
  • Tear-off and disposal of the old roof — Fixr cites $50 to $150 per square (100 sq ft) for removal and disposal, while HomeAdvisor cites $1,000 to $3,000 for removal plus $500 to $1,500 for hauling (Fixr, HomeAdvisor)
  • Roof decking repair or replacement — rotten or damaged plywood decking adds $2 to $8 per sq ft on top of the base install (Fixr); Bob Vila cites $1,000 to $10,000 for broader structural repairs
  • Labor — estimates range from 40% to 65% of the total project cost depending on the source, or about $4,000 to $6,000 on an average job (Fixr, This Old House)
  • Permits — typically $100 to $1,400 depending on location and jurisdiction (HomeAdvisor); Fixr cites a narrower $100 to $500
  • Roof features and complexity — skylights, chimneys, and dormers add to the bill; HomeAdvisor cites $1,900 for skylight work, $9,300 for chimney replacement, and $15,000 for adding a dormer
  • Number of stories and roof pitch — steep or multi-story roofs slow down crews and require more safety equipment, adding to labor cost

How much does roof replacement cost?

A full roof replacement runs $5,727 to $25,000 nationally, averaging about $9,605 (HomeAdvisor). Bob Vila’s figures land close behind — average $9,072, typical range $5,727 to $12,418 — and Fixr’s average of $10,000 (range $7,500 to $14,000) sits in the same neighborhood. For a typical 2,000 sq ft home, Bob Vila prices the job at $7,400 to $10,500. Per square foot, HomeAdvisor puts the average at about $7, with a $4 to $11 range depending on material and labor rates. Most of that spread comes down to two things: what the roof is made of, and how many square feet of it there are. This Old House reports a notably higher average ($15,439) for a 2,000 sq ft roof, but that figure blends in pricier materials like metal and clay tile — its own asphalt-only number for the same size ($10,042) lines up much closer to the other three sources.

What roofing material should you budget for?

Material is the single biggest lever on the final bill. Asphalt shingles are cheapest at $3 to $7 per sq ft installed, and architectural (dimensional) shingles run $4 to $6 (HomeAdvisor). Dennis Wedlick, a residential architect in New York City, told This Old House, “A good asphalt shingle works fine,” for roofs that aren’t a visible architectural focal point. Step up to metal and expect $7 to $13 per sq ft, while wood shakes run $6 to $13. Tile — clay or concrete — costs $10 to $20 per sq ft, and slate or stone tops the material list at $15 to $30 per sq ft (HomeAdvisor). Synthetic roofing lands in between at $5 to $12, and rubber or flat membrane roofing runs $4 to $13 per sq ft. Sources disagree more sharply once you get past asphalt: This Old House prices metal at $18.64 per sq ft and clay tile at $21.37 per sq ft on a 2,000 sq ft roof — well above HomeAdvisor’s ranges for the same materials — and Fixr’s total-cost table for a 1,700 sq ft home shows a similar premium (metal $14,000-$38,000, slate $20,000-$60,000). Treat the per-square-foot figures above as a starting point for premium materials, not a ceiling.

What else adds to the bill besides materials?

Tear-off, decking, and permits are the three line items homeowners most often get surprised by. Removing and disposing of the old roof typically isn’t included in the base install — Fixr cites $50 to $150 per square (100 sq ft), while HomeAdvisor cites $1,000 to $3,000 for removal plus $500 to $1,500 for hauling. If the tear-off reveals rotten plywood decking underneath, Fixr prices decking replacement at $2 to $8 per sq ft, and Bob Vila’s broader structural-repair estimate runs $1,000 to $10,000. Permits typically add $100 to $1,400 depending on your jurisdiction (HomeAdvisor), though Fixr cites a narrower $100 to $500. Labor itself is a big chunk of the total — estimates range from 40% to 65% of the project cost across sources, or roughly $4,000 to $6,000 on an average job (Fixr, This Old House). Extras like skylights, chimney work, or adding a dormer can add $1,900 to $15,000 on top (HomeAdvisor). If your roof doesn’t already have one, it’s also worth pricing out a ridge vent installation while the roof is already open — adding one during a reroof is typically cheaper than retrofitting it later.

How can you lower the cost of your roof replacement?

  • Choose asphalt or architectural shingles over metal, tile, or slate unless you specifically want the durability or look — material alone swings the per-square-foot rate from $3 to as much as $30 (HomeAdvisor).
  • Ask whether tear-off is included before comparing quotes. One contractor’s bid might fold in the $1,000-$3,000 removal cost (HomeAdvisor) while another bills it separately, making otherwise-similar quotes look further apart than they are.
  • Get the deck inspected before you sign. Rotten decking adds $2 to $8 per sq ft (Fixr) — better to know that number going in than as a change order mid-project.
  • Bundle features you’re already planning, like skylights or gutters, into the same job rather than hiring separately; one crew on-site is typically more efficient than splitting the work across contractors.
  • Get multiple quotes, especially for larger or multi-story homes — labor estimates alone span 40% to 65% of total cost across sources (Fixr, This Old House), so contractor-to-contractor variation can be significant.

Prices vary by region, roof size, and material, so treat the figures above as a planning budget. Confirm whether tear-off, decking repair, and permits are included before committing to a final number.

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Frequently asked questions

How much does it cost to replace a roof?
Most homeowners pay $5,727 to $25,000 for a full roof replacement, averaging around $9,605 nationally (HomeAdvisor). A typical 2,000 sq ft home runs $7,400 to $10,500 (Bob Vila), with the final number driven mostly by material and roof size.
What's the cheapest roofing material?
Asphalt shingles are the least expensive option at $3 to $7 per sq ft installed (HomeAdvisor), and Fixr's total-cost figures for a 1,700 sq ft home put asphalt at $6,000 to $10,000 — well below metal, tile, or slate.
How much does a metal roof cost compared to asphalt?
Metal runs $7 to $13 per sq ft installed versus $3 to $7 for asphalt shingles (HomeAdvisor). This Old House reports an even wider gap on a 2,000 sq ft roof — $37,285 for metal versus $10,042 for asphalt — reflecting a higher-spec panel assumption.
Does the roof replacement price include tearing off my old roof?
Usually not — it's typically billed separately. Fixr cites $50 to $150 per square (100 sq ft) for removal and disposal, while HomeAdvisor cites $1,000 to $3,000 for removal plus $500 to $1,500 for hauling.
How much does it cost to replace rotten roof decking?
Fixr prices decking replacement at $2 to $8 per sq ft on top of the base install. Bob Vila's broader structural-repair figure runs $1,000 to $10,000 depending on how much of the deck needs replacing.
How does roof size affect the price?
Cost scales almost directly with square footage. This Old House prices a 1,000 sq ft asphalt roof at $5,117 versus a 3,000 sq ft asphalt roof at $14,966 — nearly triple for triple the area.
Why do roof replacement cost estimates vary so much between sources?
HomeAdvisor ($9,605 average), Fixr ($10,000 average), and Bob Vila ($9,072 average) cluster closely for a typical asphalt job, but This Old House reports a higher average ($15,439) and wider range ($6,885-$23,993) because its figure blends in pricier materials like metal and clay tile alongside asphalt rather than isolating asphalt-only jobs.
Do permits add to the cost?
Yes — HomeAdvisor cites $100 to $1,400 depending on location and jurisdiction, while Fixr cites a narrower $100 to $500.

Sources

Figures synthesized and cross-checked across these sources (retrieved 2026-07-28):

  • HomeAdvisor — National average $9,605; typical range $5,901-$13,371. Cost per square foot $4-$11, averaging about $7 per square foot; labor about $200-$300 per square (100 sq ft) not including materials. By material per sq ft for a 1,500-2,000 sq ft roof: asphalt shingles $3-$7 (total $5,800-$20,000), architectural shingles $4-$6 (total $6,000-$12,000), metal $7-$13 (total $5,700-$25,000), wood shakes $6-$13 (total $16,000-$27,000), tiles $10-$20 (total $8,500-$26,400), slate/stone $15-$30 (total $5,800-$30,000), synthetic $5-$12 (total $7,500-$24,000), green roof $10-$35 (total $15,000-$70,000), standing seam metal $4-$30 (total $6,000-$60,000), composite $4-$8 (total $6,000-$16,000), rubber $4-$13 (total $6,000-$26,000), solar shingles $21-$25 (total $31,500-$50,000). Removal $1,000-$3,000 plus hauling $500-$1,500. Permits $100-$1,400. Roof sealing $500-$2,400, averaging about $1,450. Labor is 15%-25% of project cost. Skylights $1,900; chimney replacement $9,300; dormer $15,000; gutters $1,200.
  • Fixr — National average $10,000; typical range $7,500-$14,000. Cost per sq ft averages $4.75, range $3.75-$11. By material for a 1,700 sq ft home: asphalt shingles $6,000-$10,000, plastic $8,000-$16,000, rubber $8,000-$30,000, architectural shingles $8,000-$32,000, cedar shake $10,000-$30,000, concrete tile $14,000-$24,000, clay tile $14,000-$28,000, metal $14,000-$38,000, slate $20,000-$60,000, copper $30,000-$60,000. Labor is 40%-60% of total cost, averaging $4,000-$6,000. Roof removal/disposal $50-$150 per square. Ice and water shield $0.50 per sq ft (about $50 per square). Roof decking replacement $2-$8 per sq ft. Fascia/soffit repairs $500-$2,500. Permits $100-$500. Solar panel removal/reinstallation $500-$2,000.
  • This Old House — Average cost about $15,439 for a 2,000 sq ft roof; typical range $6,885-$23,993 across all roofing materials. Asphalt shingles: $5.02 per sq ft, $10,042 total for a 2,000 sq ft roof. By size (asphalt): 1,000 sq ft $5,117; 1,500 sq ft $7,570; 2,000 sq ft $10,042; 2,500 sq ft $12,504; 3,000 sq ft $14,966. By material for a 2,000 sq ft roof: asphalt shingles $10,042 ($5.02/sq ft), wood shake $25,376 ($12.69/sq ft), metal $37,285 ($18.64/sq ft), clay tile $42,743 ($21.37/sq ft). Labor roughly $75 per hour; labor is about 65% of total project cost per surveyed homeowners; 24% of respondents reported paying for hidden or unexpected roof damage. Asphalt shingle roof offers 68% ROI at resale; metal roof 50% ROI.
  • Bob Vila — National average $9,072; typical range $5,727-$12,418. By house size: 1,000 sq ft $4,000-$5,500; 1,500 sq ft $5,500-$8,000; 2,000 sq ft $7,400-$10,500; 2,500 sq ft $9,000-$13,000; 3,000 sq ft $11,200-$16,000. By material: asphalt $5,800-$12,700, metal $5,600-$16,400, stone/slate $5,500-$22,700, tile $8,400-$25,000, wood shake $16,000-$27,000. Labor is approximately 60% of total cost at $150-$300 per roofing square ($1.50-$3 per square foot). Tearoff/removal $1,000-$1,500. Structural repairs $1,000-$10,000. Individual leak repair about $360-$1,550. Roof inspection $120-$321.

Four sources converge on roughly $9,000-$10,000 as the national average for a whole-roof replacement, predominantly reflecting asphalt shingle jobs: HomeAdvisor ($9,605 average, typical range $5,901-$13,371), Fixr ($10,000 average, range $7,500-$14,000), and Bob Vila ($9,072 average, range $5,727-$12,418) cluster tightly together. This Old House reports a notably higher average ($15,439) and wider range ($6,885-$23,993) for a 2,000 sq ft roof, because its figure blends in pricier materials (metal, clay tile) alongside asphalt rather than isolating asphalt-only jobs — its own asphalt-specific figure for 2,000 sq ft ($10,042) lines up much closer to the other three sources. national_average_usd uses HomeAdvisor's stated figure ($9,605), which sits almost exactly at the three-source cluster's center. range_low_usd ($5,727) is Bob Vila's typical-range floor; range_high_usd ($25,000) is HomeAdvisor's stated total-cost ceiling for a metal roof, chosen so the headline range reflects the realistic spread once pricier materials (metal, tile, slate) are factored in, not just an asphalt-only figure. project_low_usd/project_high_usd ($7,400-$10,500) is Bob Vila's cost for a typical 2,000 sq ft home. by_type figures (per sq ft, installed) come from HomeAdvisor's material breakdown table for a 1,500-2,000 sq ft roof. Sources diverge more sharply on premium materials than on asphalt: This Old House's per-sq-ft figures for metal ($18.64) and clay tile ($21.37) on a 2,000 sq ft roof run well above HomeAdvisor's ranges for the same materials ($7-$13 and $10-$20), and Fixr's total-cost-by-material table for a 1,700 sq ft home (metal $14,000-$38,000, slate $20,000-$60,000) implies similarly higher per-sq-ft rates for premium materials. Treat by_type as a starting comparison point rather than a hard ceiling for metal, tile, slate, and wood shake. Figures generally include materials and standard installation labor; tear-off, decking repair, and permits are commonly quoted as separate line items on top of the base installed price.