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How Much Does Roof Replacement Cost? (2024 Prices)

Replacing a roof costs homeowners an average of $10,000 but typically ranges from $8,500–$14,300. See which factors will impact your total cost.

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Default Author Icon Written by Angela Bunt + 1 other Reviewer Icon Reviewed by: Mark Howey Updated 06/19/2024

A new roof is a significant investment, with the U.S. Department of Energy estimating an average cost of around $10,000. However, this figure can vary widely, ranging from a few thousand to over $20,000, depending on your home’s specifics and location. Therefore, understanding that roof replacement is not a one-size-fits-all project is crucial for setting realistic expectations. Key factors influencing roof replacement costs include the size and complexity of your roof, the type of materials used, accessibility issues, and the removal and disposal of the existing roof.

We recommend asking potential contractors about their experience, licensing, warranties, and insurance coverage to ensure a quality roof replacement. These questions will help you choose the best professional for the job and aid you in getting the most back for your buck. Read our complete guide for more information about how much a roof replacement costs and how to find the ideal contractor.

Key Takeaways

A roof replacement typically costs between $8,500 and $14,300, depending on the size of your roof and the type of shingles that are used.
The most common types of roofs are asphalt shingle roofs and metal roofs.
Labor costs account for approximately 60% of the total cost of replacing a roof.

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Roof shingles with garret house on top of the house among a lot of trees. dark asphalt tiles on the roof background
Asphalt Shingles

The majority of asphalt shingle roofs cost $5,994–$9,791.

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House With a Metal Roof
Metal Roofing

A new metal roof costs an average of $9,150–$16,743.

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Ceramic Tiled Roof On House
Tile Roofing

Tile roofs cost an average of $8,202–$24,645.

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Should You Repair or Replace Your Roof?

Several factors come into play when deciding whether to repair or replace your roof, such as the age of your roof and how extensive the damage is. For example, if your roof is more than 15 years old and has missing or curling shingles, it may be time to replace it. However, if your roof is less than 10 years old and heavy rain or wind moved a few shingles, you’ll probably get away with repairing it.

Signs You Should Repair Your Roof

Below are four signs that indicate you should repair your roof instead of replacing it:
It’s a newer roof. If your roof is less than 10–15 years old and the damage is minimal, a repair can extend its lifespan and save you from the significant cost of a full replacement. Most roofing materials have a lifespan of 20–25 years, so contractors can effectively repair relatively newer roofs with minor issues.
Repair costs are what you can afford. In some cases, the cost of repairing a roof may be substantially lower than a full replacement, making it a more economical choice, especially if you plan to sell your home soon. It may also be more practical if the repair cost is a fraction of the replacement cost.
The damage is minor and in a small area. If the damage to your roof is in a small area, such as a few missing or cracked shingles, minor leaks, or isolated areas of wear and tear, a repair is often a more cost-effective solution.
The underlying structure is sound. If the underlying roof structure, such as the decking and framing, is in good condition, a repair may be sufficient to address any surface-level issues. However, a full replacement may be necessary if the underlying structure is compromised.

Signs You Should Replace Your Roof

Here are four signs that indicate a roof repair may not be sufficient and a full roof replacement may be necessary:
It’s an old roof. Most roofing materials have a limited lifespan, and if your roof is nearing the end of its expected service life, it’s usually more practical and cost-effective to replace it entirely.
Multiple leaks and moisture issues are present. If you’re experiencing numerous leaks throughout your roof or signs of widespread moisture damage, such as water stains on ceilings or walls, it could indicate a more systemic issue with the roofing materials or underlayment. Attempting to repair individual leaks may only provide temporary relief, and a full replacement may be necessary.
There are structural issues or deck damage. If the underlying roof structure, such as the decking or framing, has sustained significant damage or deterioration, a repair may not suffice. In such cases, a full replacement is necessary to address the structural issues and ensure the integrity and longevity of the new roof.
There is extensive damage. If your roof has sustained significant and widespread damage from severe weather events, such as hailstorms, high winds, or fallen trees, a repair may not be enough. A full replacement is often the most effective and long-lasting solution in such cases.

How Much Does a New Roof Cost by Square Foot?

You should budget between $4,500 and $8,000 for every 1,000 square feet of asphalt shingles. You can calculate the cost of a new roof by determining the square footage of your current roof and then deciding on the type of material you want to replace your roof with. A larger roof means more materials and work, so bigger homes cost more.

About 80% of roof replacement jobs with basic asphalt shingles cost $4.25–$8.50 per square foot. Size is the largest cost determinant of your new roof, but our experience shadowing an Erie Home consultation revealed some other common, lesser-known cost considerations. We found that a home’s drip edge, sometimes called a drip lip, is a common cause of roof damage. Roofers often replace this in addition to the roof.

Roof Size (Sq Ft)Average CostCost Range
1,000$6,800$4,500–$8,000
1,100$7,650$4,950–$8,800
1,200$8,000$5,400–$9,600
1,500$10,400$6,750–$12,000
1,700*$11,800$7,650–$13,600
2,000$13,900$9,000–$16,000
2,500$17,300$11,250–$20,000
3,000$20,800$13,500–$24,000
*1,700 sq feet is the national average for a roof size according to the U.S. Census Bureau

The specific shape of your roof can also influence cost. If your roof is less accessible or the parts needing to be repaired or replaced are limited, a roofer typically charges more. Similarly, the project will be more expensive if the roof is steep or more than two stories. Below is a breakdown of the average cost of an asphalt shingle roof and the typical cost range by square footage of your roof.

A larger roof takes more time to replace. Contractors measure materials in roofing squares, which are 10-by-10-foot areas of 100 square feet. A 1,000-square-foot house with a 4/12 roof pitch typically has a roof of about 1,054 square feet, including the pitch and overhang. The costs given in this article take this into account.


What Is the Cost of a New Roof by Material?

A new roof will typically cost between $4 and $40 per square foot, depending on the roofing material you use. Asphalt or composite shingles are the most common because they’re inexpensive, lightweight, and easy to install. However, there are differences even among this type of shingle, with basic three-tab shingles on the lower end and 30-year or 50-year premium architectural shingles on the high end.

Tiles are another popular roofing material. They’re made from ceramic, clay, metal, wood, synthetic wood, slate, or concrete, and the cost of tile roofs will be largely dependent on the material that is chosen. If you’re switching from a lightweight to a heavier roofing material, have a structural engineer check that your house can carry the new load.

Below are some of the most common roofing materials and their average prices per square foot. Note that roofers usually set prices in squares, which are 100-square-foot increments.

MaterialAverage Cost (2,000 Square Foot Roof)*Cost per SquareCost per Square FootLifespan in Years
Laminated Architectural Asphalt Shingles$8,927$446$4.4630–35
26 Gauge Ribbed Galvanized Steel/0.032 Thick Natural Ribbed Aluminum$17,523$876$8.7630–50
16-inch Blue & Red Label Cedar Wood Shingle$21,769$1,088$10.8830–35
Glazed Red Mission Tile Roofing$29,417$1,471$14.7150–75
Unfading Grey/Black Metal Roofing$29,564$1,478$14.7850–75
*Our team sourced and verified this cost data by analyzing RSMeans construction estimates, national material and labor costs, and quotes obtained during our in-house consumer focus groups.

Your roof’s lifespan may vary depending on how well you maintain it and various weather conditions. If not maintained properly, your roof may need replacement sooner rather than later. Below, we provide a quick description of each type of roof material along with images.

Asphalt shingles
Basic, three-tab shingles are the cheapest and most common option. Asphalt shingles can be made from a variety of materials. Fiberglass shingles are less expensive, while composite shingles made from recycled material are costlier.
Aluminum shingles
Aluminum is a step up from asphalt but not as pricey as tile or other metal options and is seen as an inexpensive metal roofing option. It is fairly resistant to saltwater corrosion.
Cedar shingles or shakes
Cedar shingles and shakes are some of the most common types of wooden roofing material. Cedar shake roof cost is comparable to wood shingles and shakes that can also be made from spruce, redwood, pine, or other coniferous trees.
cedar roofing shingles
Clay and concrete tiles
Clay tile roofing is one of the oldest roofing materials. It’s eco-friendly, extremely durable, fire-resistant, and has great thermal properties, making it advantageous in hot climates or areas where wildfires are common.
Copper tiles
Copper roofing is extremely durable, lightweight, and is one of the most unique-looking roofing options.
Flat roofing materials
Ethylene propylene diene terpolyme (EPDM) roofing is a type of synthetic rubber. EPDM rubber roofing is cheaper than many materials, but the labor to replace them usually costs more. 
Slate tiles
Slate tiles are not as common as they once were but are considered one of the most durable and trustworthy roofing materials, with a lifespan that can stretch from 75 – 150 years. They are not for everyone though, witha high cost per square foot and can be too heavy for some roofs.
Standing seam metal panels
Standing seam panels are a metal roof option that will cost you considerably more than corrugated metal.
Steel shingles
Similar to aluminum, stainless steel shingles are more expensive than asphalt but mid-range for metal options.
Zinc tiles
Zinc tiles are the second-most expensive metal roofing option because they’re less available and one of the most corrosion-resistant roofing material.

Steps to follow

What Affects Labor Costs for a New Roof?

Understanding the cost of installing a new roof is important. Labor costs comprise about 60% of the total expense, so it’s crucial to know what factors influence these costs. Factors such as the project’s complexity, including intricate roof designs, steep pitches, or architectural features such as dormers and skylights, can increase labor costs. These complexities require more skilled labor and can result in higher overall costs.

Contractor Experience and Reputation

Due to their scale of operation, experienced contractors with large teams and excellent reputations may charge higher prices than smaller, newer contractors. Regional differences in labor costs are also important to consider. Areas with higher living costs or a shortage of skilled roofers may have higher labor rates. Moreover, local building codes and regulations can impact labor requirements, affecting the overall cost.

Roof Pitch

Roofs with limited access, such as those with a high pitch, can present logistical challenges. In these situations, extra measures, such as using specialized equipment or implementing safety precautions, may be required, which can increase labor costs.

Roof Type

The type of roofing material selected affects labor costs. Materials such as asphalt shingles are easy to install, while others, such as slate or tile, require more expertise and labor. This can increase labor expenses due to the need for skilled workers and longer installation times. Additionally, the size of the project matters. Larger projects need more workers and time, leading to higher labor costs, while companies can complete smaller projects more quickly, resulting in lower labor expenses.


How Much Does a Roof Install Vary By State?

Generally, states such as California, New York, and Hawaii tend to have higher roofing installation costs. This difference is due to many factors, including high labor rates, strict building codes, and elevated material costs. On the other hand, states in the Midwest and Southeast regions often have lower roofing costs because of more moderate labor rates and material pricing.

While generalized state-by-state cost comparisons can provide a rough guideline, you must obtain detailed quotes from local, reputable roofing contractors to accurately assess the costs specific to their location and project requirements.

According to our data, here is the average roof installation cost for the 10 most populous states: 

StateAverage CostCost Range
California$8,925$5,435–$10,972
Florida$8,916$7,058–$9,212
Georgia$8,931$8,762–$11,617
Illinois$8,952$7,772–$9,983
Michigan$8,921$7,729–$10,998
New York$8,925$7,013–$10,735
North Carolina$8,935$7,864–$10,318
Ohio$8,937$7,830–$10,900
Pennsylvania$8,930$8,110–$9,347
Texas$8,930$7,427–$12,129

When embarking on a roof replacement project, be prepared for additional costs beyond installing new shingles. These add-ons and their related expenses ensure a robust and proper roofing system.

Below are all the additional components you may need to consider for your roof replacement.

Attachment of Gutters

If you must remove the existing gutters during the roof replacement, you’ll need to factor in the cost of reattaching or installing new ones.

Debris Pickup and Haul Away

The roofing contractor typically charges additional fees for removing and properly disposing of old roofing materials and any construction debris generated during the project.

Drip Edge Installation

A drip edge, a metal trim installed along the roof’s edges, helps prevent water from seeping under the roofing materials and damaging the fascia and soffits.

Ice and Water Barrier 

In regions prone to ice dams or heavy rainfall, you may need an additional ice and water barrier, which will increase material and labor costs.

Installing Felt Paper Over Wood Decking

A critical step in roof installation is laying down an underlayment, typically asphalt-saturated felt paper, over the wood decking. This material acts as a moisture barrier and provides a stable surface for shingle installation.

Installation of New Shingles

The cost of the shingles themselves, along with the labor required for their installation, is a significant portion of the overall roof replacement expense.

Permits

Depending on local building codes and regulations, you may need permits for your roof replacement project, which can add to the overall cost.

Renewal of Flashing, Pipes/Boots

Flashing, typically made of metal, seals and protects areas where the roof meets vertical surfaces, such as chimneys, walls, or dormers. Replacing worn or damaged flashing and pipe boots is essential to prevent water intrusion and leaks.

Replacement of Deteriorated Wood

Contractors must replace any damaged or deteriorated wood decking or framing. Depending on the extent of the required repairs, this additional carpentry work can add significant costs.

Roof/Ridge Vent Installation

Proper attic ventilation is crucial for a roof’s longevity. Installing roof or ridge vents may be necessary to maintain adequate airflow and prevent moisture buildup.

Shingle Removal

Before installing a new roof, the contractors must remove the existing shingles and underlying materials. This labor-intensive process contributes to the overall cost, requiring careful handling and disposal of the old roofing materials.


What Should You Look for in a Contractor When Buying a New Roof?

Choosing a contractor can be difficult, as many might not do an adequate job. Knowing how to find a good contractor ensures a successful and long-lasting installation when investing in a new roof. You should look for a contractor with a good reputation, more than a decade of experience, and the ability to provide referrals when you ask. 

Brand of Shingle/Roof Material

The brand and quality of the roofing materials used can significantly impact the longevity and performance of your new roof. Research the materials and brands a contractor uses and their respective reputations for durability, energy efficiency, and weather resistance. A reliable contractor should offer a range of high-quality options from reputable manufacturers.

Customer Reviews

Online reviews and testimonials from previous customers can provide valuable insights into a contractor’s professionalism, communication skills, and overall quality of work. Pay attention to positive and negative reviews, and look for patterns indicating strengths or areas of concern.

Referrals From People You Trust

Word-of-mouth recommendations from friends, family, neighbors, or past customers who’ve recently had their roofs replaced can be invaluable. Personal referrals offer firsthand accounts of a contractor’s reliability, responsiveness, and work results.

Warranty

A reputable roofing contractor should offer warranties covering materials and labor. Inquire about the specifics of a warranty, including the duration, scope of coverage, and any transferability options. A strong warranty demonstrates a contractor’s confidence in their workmanship and the quality of the materials.

Years in Business

Experience matters in the roofing industry. Look for a contractor with a proven track record spanning several years or even decades. Longevity in the business often indicates a stable company with a reputation for quality workmanship and customer satisfaction.


How To Get Your Money’s Worth on Roof Replacement

Replacing a roof is a significant investment, and it’s crucial to ensure you get the most value for your money. Consider the points below to learn how to get your money’s worth for your next roof replacement.

Explore Homeowners Insurance Claim Options

Your homeowners insurance policy might cover repair or replacement costs if your roof’s damage was due to severe weather or fallen trees. Before getting your roof replaced, looking into your insurance claim options is a good idea. Contact your insurance provider to learn about the process for filing a claim for roof damage. Many insurers will send an adjuster to assess the damage and determine if your policy covers it. If approved, your insurance provider may pay for part or all of the roof replacement expenses, which could save you a significant amount of money. 

Remember to meet specific requirements and deadlines, take photos of the damage, and provide detailed information promptly to strengthen your claim. If your claim is approved, your insurance provider may give you a list of preferred or approved roofing contractors. Even if your insurance claim is approved, you may still need to pay the deductible stated in your policy and consider the potential long-term impact on your insurance premiums. By exploring your homeowners insurance claim options, you may be able to reduce the out-of-pocket costs for your roof replacement and ensure that any covered damages are properly taken care of.

Get Three to Five Quotes

To ensure a fair price for your roof replacement, get quotes from three to five reputable roofing contractors. Provide detailed project information for accurate quotes. Consider warranties, material quality, and contractor expertise when reviewing the quotes. This will help you choose the best value for your investment.

Is DIY an Option?

The allure of cost-savings may tempt you to consider a do-it-yourself (DIY) approach to roof replacement, but it’s essential to recognize that you need specialized knowledge, experience, and equipment to do the job correctly. Attempting a DIY roof replacement is rarely a good option for the following reasons:

  • There are safety risks. Roofing is a hazardous task that involves working at high heights, handling heavy materials, and navigating steep slopes. Without proper training and safety equipment, you risk severe injuries.
  • You lack the proper expertise and experience. Professional roofing contractors have extensive training, specialized tools, and years of experience in handling various roofing systems, materials, and project complexities. Attempting a DIY roof replacement without this expertise can lead to costly mistakes and subpar results.
  • You may compromise the roof’s integrity. Improper DIY installation techniques or the use of substandard materials can compromise the roof’s structural integrity, leading to potential leaks, moisture damage, and premature failure.
  • You may not do it up to code. Building codes and regulations governing roof installations are complex and vary by location. Failure to comply with these codes can result in costly fines, legal issues, and potential issues when selling the property.
  • You may void your roof’s warranty. Most reputable roofing material manufacturers require installation by licensed and certified contractors to honor their warranties. A DIY installation may void these warranties, leaving you without recourse in case of premature material failure.

Pick the Right Season

The timing of your roof replacement can greatly impact the project’s cost and quality. Roofing contractors may charge higher prices and have longer wait times during spring and summer, their peak seasons. Lower demand in the fall and winter can lead to better deals and pricing for homeowners. Winter is often a good time for roof replacement, as contractors tend to have the least amount of projects.

Scheduling your roof replacement during off-peak times could help you get more competitive quotes and receive priority scheduling from contractors looking to keep busy.


How To Analyze a Quote and Negotiate a Lower Cost

Obtaining multiple quotes for your roof replacement project is crucial, but it’s equally important to analyze each quote thoroughly and negotiate effectively to secure the best possible price. 

Analyzing a Quote

When reviewing a roofing contractor’s quote, carefully examine the details beyond the total cost. Pay attention to the fine print for potential hidden costs or exclusions. Ensure the quote clearly outlines the scope of work, materials, labor costs, and additional fees. Compare quotes side by side to identify significant differences. Reputable contractors provide detailed, transparent quotes aligning with industry standards.

3 Ways to Negotiate a Better Price

Once you’ve thoroughly analyzed the quotes and identified your preferred contractors, it’s time to negotiate for the best possible price. Here are three effective strategies:

  • Bundle services: If you have additional home improvement projects in mind, such as gutter replacement or exterior painting, consider bundling these services with a roof replacement. Contractors may be more inclined to offer discounts or package deals when presented with a larger scope of work. Ensure the bundled services are clearly outlined in the revised quote and the pricing remains competitive.
  • Leverage competition: Present the competing quotes to your top contractors and express your willingness to work with them if they match or beat the lowest quote from another company. Reputable contractors may be willing to sharpen their pencils and offer more competitive pricing to secure the job. Avoid revealing the specific contractor names, as this could strain relationships or lead to accusations of undercutting.
  • Negotiate payment terms: Explore payment options that may benefit the contractor, such as offering a larger upfront deposit or agreeing to pay in full upon completion. Some contractors may be willing to provide a discount in exchange for more favorable payment terms that improve their cash flow. Ensure that any agreed-upon payment terms are documented in the contract to avoid misunderstandings or disputes.
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How We Gathered Our Roofing Cost Data and Why You Should Trust It

We have a dedicated team that combines national cost data from RSMeans, a quote generation software for contractors, with local labor cost data from the Bureau of Labor Statistics and local materials cost data from major home supply retailers, such as Lowe’s and The Home Depot. We then verified that combined cost data by speaking with homeowners from around the country who’d had their roofs replaced within the last 18 months. 


FAQ About Roof Replacement Costs

How much does it cost to replace 1,000 square feet of roof?

We find that a roof replacement costs around $4–$40 per square foot, so a 1,000-square-foot roof would cost between $4,000 and $40,000, depending on the material and additional repairs.

Is $30,000 too much for a roof?

The cost of a roof depends on factors such as size, materials, accessibility, location, and additional repairs. Prices can range from $4,000–$40,000, depending on the complexity of the project and the materials used. We advise getting multiple quotes to gauge fair pricing for your specific project.

How much does it cost to replace a roof on a 1,500-square-foot house?

A 1,500-square-foot roof replacement would cost around $6,000–$60,000, given that roof replacement costs around $4–$40 per square foot. 

What is the typical cost per square foot for a roof replacement?

Our research indicates that the average cost of roof replacement per square foot is $4–$40.

How do I estimate the cost of a new roof?

When planning a roof replacement project, follow these steps to get a rough idea of what the project will cost:

  1. Measure the roof area by calculating the total square footage.
  2. Determine the roof pitch, which can affect labor costs.
  3. Choose roofing materials, considering their impact on cost.
  4. Consider underlayment and components in addition to the exterior material.
  5. Get written quotes from three to four reputable roofing contractors.
  6. Calculate the cost per square foot.
  7. Account for labor and overhead, typically 40%–50% of the total cost.
  8. Add potential repair costs for the roof deck or structure.

We advise getting multiple written quotes to find a fair price for your roof replacement project.

What are the most expensive parts of a roof?

The most expensive parts of a roof replacement typically include roofing materials, labor, underlayment, flashing, removal and disposal of the old roof, supporting materials, and structural work. While roofing shingles are expensive, the supporting underlayment, flashing, and labor make up a significant portion of the total roofing expense.


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