In This Guide: Average Costs | Cost Factors | Additional Considerations | Replacement vs. Repair | DIY vs. Pro | Conclusion | FAQs

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 to $14,300. The exact price depends on material, labor cost, where you are located, 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, the square footage of your home, and the roofing material you choose.

National Average$10,000
National Minimum$8,500
National Maximum$14,300

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 by Square FootRoof 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

 

Factors That Affect Roof Replacement Costs

How much a new roof costs depends on several different variables:

  • Type of shingles
  • Labor
  • Location
  • Roof size

Types of Shingles or Other Materials

Type of roofing material you choose is one of the most significant 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.

  • Steel and aluminum tiles:  These materials are the least expensive, whereas clay tiles are often the most expensive.
  • Slate roofing and concrete tiles: Slate and concrete are priced mid-range, though they’re heavy enough that your roof may require additional reinforcement.
  • Wood shakes: These are slightly different from wood shingles in that they’re hand-split and have a rougher appearance; shakes are also more expensive than shingles.

You can also have a roof made from metal panels or sheeting. Corrugated steel and steel shingles are the least expensive materials for a metal roof. Copper and zinc are by far the most expensive, though they have the best durability. A metal roof costs $1–$25 per square foot on average.

Flat roofs require specialized materials such as ethylene propylene diene terpolymer (EPDM) rubber, PVC, or TPO. While these materials are cheaper, the labor to replace them usually costs more. 

Roofing MaterialCost per Square Foot (including installation)
Basic asphalt shingles$4.25–$4.95
Architectural/premium asphalt shingles$4.50–$8.25
Flat roofing materials (rubber, PVC, etc.)$5.50–$7.50
Corrugated metal$5.50–$11.50
Steel shingles$8–$12.65
Aluminum shingles$8.50–$13.75
Cedar shingles or shakes$8–$14.30
Standing seam metal panels$10–$17.05
Concrete tiles$11–$19.80
Slate tiles$12–$22
Clay tiles$12–$24.75
Zinc tiles$18–$28
Copper tiles$21–$39.70

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 general 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.

StateAverage 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 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.

Finally, the specific shape of your roof can also influence cost. If the accessibility of your roof or the parts that need to be repaired or replaced is limited, a roofer will typically charge more for the job. 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.

Diagram of parts of a roof. Credit: Ian Worpole

Additional Considerations

Beyond the price of materials and labor, you may need to consider additional factors to calculate your new roof cost.

  • Old roof removal: In most areas, roofers are prohibited from simply installing new shingles over the old shingles, so they must tear off everything down to the underlayment. Some sources find this the most challenging and costly part of the job typically costing between $1 and $5 per square foot.
  • Underlayment repair: Roofing contractors will need to repair damage underneath the old roof before proceeding.
  • Roof features: The elements of your roof 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.
  • Gutters: Working around existing gutters takes additional time, so consider replacing your gutter system at the same time as your roof.

 


 

Costs for Roof Replacement vs. Roof Repair

Since the cost of replacement is so steep, you may be wondering if you can patch the leaks or replace a few shingles. This is possible in the following cases:

  • Your asphalt shingle roof is less 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.

However, roof repair is 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, and also have 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 it 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 the integrity of your home, 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.

FAQs About New Roof Costs

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