A good roof can last several decades, but no roof lasts forever. If your roof is aging, sagging, drooping, or leaking, it may be time to contact a roofing company.
The average cost of a new roof is $10,000, with projects typically ranging from $8,500–$14,300. The exact price depends on the roof material, labor cost, your location, and more. This guide covers the factors that affect roof cost, compares repair and replacement costs, and breaks down do-it-yourself (DIY) versus professional installation.
*Cost figures according to the United States Office of Energy Efficiency and Renewable Energy.
Roof Replacement Cost
The cost of a new roof depends significantly on where you live, your home’s square footage, and the roofing material you choose.
| National Average | $10,000 |
| National Minimum | $8,500 |
| National Maximum | $14,300 |
Factors That Affect Roof Replacement Costs
How much a new roof costs depends on several variables:
- Shingle type: Certain shingle materials, such as slate, are more expensive to install than typical asphalt shingles.
- Labor: Labor costs vary based on project complexity, season, and risk of danger.
- Location: Local weather conditions can have a big impact on the type of roof and installation you’ll need, which can change the price.
- Roof size: The more footage there is to cover, the higher the cost will be.
- Dump fees: All the materials torn off your old roof have to go somewhere. Many roof installers charge an additional fee to haul it away.
Cost by Shingle or Material Type
Your selected roofing material is one of the biggest cost factors. 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, and may be made from ceramic, clay, metal, wood, synthetic wood, slate, or concrete.
Below are some of the most common roofing materials and their average prices per square foot.
- Asphalt shingles: Basic, three-tab shingles are the cheapest option, beginning at $4.25 per square foot. Premium asphalt shingles can cost up to $8.25.
- Aluminum shingles: Aluminum is a step up from asphalt but not as pricey as tile or other metal options.
- Cedar shingles or shakes: Because wood shakes are hand-split, they’re more mid-range.
- Clay and concrete tiles: The cost of tile roofing is higher than most other materials.
- Copper tiles: Copper tiles are the most expensive option on this list.
- Flat roofing materials (rubber, PVC): Ethylene propylene diene terpolyme (EPDM) roofing is a type of synthetic rubber. It’s cheaper than many materials at $5.50–$7.50, but the labor to replace them usually costs more.
- Slate tiles: Slate tiles are mid-range, though they’re heavy enough that your roof may need extra reinforcement.
- 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, steel shingles are more expensive than asphalt but mid-range for metal options.
- Zinc tiles: Zinc tiles are the second-most expensive option because they’re less available.
| Roofing Material | Cost per Square Foot (Including Installation) |
|---|---|
| Aluminum shingles | $8.50–$13.75 |
| Architectural/premium asphalt shingles | $4.50–$8.25 |
| Basic asphalt shingles | $4.25–$4.95 |
| Cedar shingles or shakes | $8–$14.30 |
| Clay tiles | $12–$24.75 |
| Concrete tiles | $11–$19.80 |
| Copper tiles | $21–$39.70 |
| Corrugated metal | $5.50–$11.50 |
| Flat roofing materials (rubber, PVC, etc.) | $5.50–$7.50 |
| Slate tiles | $12–$22 |
| Standing seam metal panels | $10–$17.05 |
| Steel shingles | $8–$12.65 |
| Zinc tiles | $18–$28 |
Labor Costs
The typical breakdown of roofing costs is 40% for materials and 60% for labor, though the roofing materials you choose can also affect labor costs. Asphalt shingles can save you money on labor since they’re the most popular and quickest material to install.
Nearly all roofing contractors have extensive experience with asphalt shingles. You may incur additional installation costs if your home has three or more stories or the roof is steep or difficult to access. The more time-consuming or hazardous the job, the more it costs.
Location
Your geographic location and the cost of living also affect your roofing costs. For example, if you live in an area that experiences severe weather, re-roofing will cost more because the job requires better materials and more precision. Since basic asphalt and composite shingles don’t stand up to high winds, homeowners in these areas may need metal panels. Similarly, places that experience a great deal of rain or snowfall will require heavy-duty waterproof roofing.
| State | Average Roof Cost |
|---|---|
| Arizona (Phoenix) | $6,305–$8,047 |
| California (Los Angeles) | $6,558–$8,476 |
| Colorado (Denver) | $6,106–$7,799 |
| Florida (Orlando) | $5,805–$7,384 |
| Maryland (Baltimore) | $6,330–$8,107 |
| Michigan (Detroit) | $6,442–$8,286 |
| New Jersey (Newark) | $6,675–$8,691 |
| Texas (Dallas) | $6,336–$8,057 |
| Washington (Seattle) | $6,089–$7,874 |
Roof Cost by House Size
A larger roof means more materials and more work, so large homes cost more. About 80% of roof replacement jobs with basic asphalt shingles cost $4.50–$6 per square foot. Here’s how that works out for various home sizes.
| House Size by Square Foot | Roof Cost |
|---|---|
| 1,000 | $4,500–$6,000 |
| 1,500 | $6,750–$9,000 |
| 2,000 | $9,000–$12,000 |
| 2,500 | $11,250–$15,000 |
| 3,000 | $13,500–$18,000 |
Cost by Roof Size
A larger roof takes more time to replace. Materials and roofing prices are usually measured in roofing squares, which are 10-by-10 foot areas of 100 square feet. A 1,000-square-foot house 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.
The specific shape of your roof can also influence cost. If your roof is less accessible or the parts that need to be repaired or replaced are limited, a roofer will typically charge more. Similarly, the project will be more expensive if the roof is steep or more than two stories off the ground. We’ve included a breakdown of different roof types and parts below, as illustrated in our Learn the Basics of Roof Systems article.
Additional Roof Replacement Cost Considerations
Beyond the price of materials and labor, you may need to consider additional factors to calculate your new roof cost.
Additional Roofing Projects
Evan Greene, sales manager of Northeast Exteriors for the New England Branch of Long Home Products, suggests completing roof-adjacent work at the same time that you install a new roof. This includes updating or installing gutters, trim, soffits, skylights, and chimneys. These projects will increase your overall roofing costs, as will alterations such as raising your roof’s height, but they’ll save you time and money long-term. See our guide to roof-raising costs.
Old Roof Removal
Roofers are prohibited from installing new shingles over old shingles in most areas, so they must tear off everything down to the underlayment. This can be the most challenging and costly part of the job, typically costing $1–$5 per square foot.
Underlayment Repair
Roofing contractors need to repair any damage underneath the old roof before installing the new one.
Roof Features
Your roof’s features can also make replacement more or less complex and therefore costly. Chimneys, skylights, and other features are potential weak points for leaks and require special materials and extra time to seal properly. “Chimneys should be replaced or repaired before the roof is installed,” says Greene.
Roof Cleaning
For roofs with years of neglect, cleaning may be necessary before repair can begin, or you may want to have your roof pressure washed after repair to prevent further degradation. See our guide to roof cleaning costs.
Top Cities for Roof Replacement
Roof replacement costs vary by location due to local labor and material prices. Areas with a higher cost of living, such as coastal states, will cost more than less populous locations.
We’ve researched and vetted roofing companies state and country-wide. Find top-recommended roofers near you in our guides below.
Should I Repair or Replace My Roof?
The cost of roof replacement is steep, and you may be wondering if you can save money by simply patching the leaks or replacing a few shingles. Here’s when we recommend repair versus replacement.
Signs Your Roof Needs Repair
You may be able to avoid a full replacement and opt for repair if the following circumstances apply:
- Your asphalt shingle roof is fewer than 10 years old.
- Your roof is made of a highly durable material, such as metal, slate, or tile.
- The damage is limited to a small or shallow area.
- You expect to live in your current home for a while and don’t feel the need to upgrade your roof.
Signs Your Roof Needs Replacement
While the cost to fix a roof is cheaper than replacement, it’s not always the right way to go. Roof repair is only a temporary fix. Even if you’re not springing leaks faster than you can patch them, you may spend more on repairs than replacement if your roof is in bad shape. Consider a roof replacement in the following circumstances:
- Your asphalt shingle roof is more than 10 years old.
- The damage is severe (e.g. exposed decking, water damage underneath the moisture barrier).
- Your roof experiences structural failure.
- You want to add value to a home that you expect to sell in the next few years.
- You want to improve your home’s energy efficiency.
Partial replacement may be an option if the damage to your roof is limited to one side of the house. However, consider your long-term budget, as replacing your roof in phases will cost more than a complete replacement performed at once. There may also be some cosmetic complications, such as shingles not lining up correctly.
DIY vs. Professional Replacement
While you might be able to patch the occasional leak on your own, DIY roof replacement isn’t recommended. Roofing is a dangerous job, even on a single-story home, since you’re working on a slanted surface usually at least 10 feet off the ground. Professional roofers have substantial training, plus safety equipment for working on steep roofs.
Roof installation also requires tools such as extension ladders, tear-off shovels, nail guns, air compressors, and more. Professional roofing companies will already have these tools and know how to meet local building codes. You won’t have the benefit of a roof warranty if you do the project yourself, and if you’re using your homeowners’ insurance, the insurance company won’t reimburse you.
Roof replacement is a highly skilled job and one of the largest home improvement projects you’ll encounter. We don’t recommend attempting full or partial roof replacement on your own. Instead, hire a licensed roofing contractor with substantial experience in the industry.
Our Conclusion
Although roof replacement is expensive, it’s not a good place to cut corners in your budget. Your roof protects your home’s integrity, and if you opt for cheap shingles or substandard installation, you might need a new roof sooner than you expect.
Do your research and ask for estimates from several local contractors. Input your ZIP code below to connect with local roofing contractors.
Frequently Asked Questions About New Roof Costs
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