How much does a roof replacement cost?
It will cost anywhere between $6,000 to $9,000 to replace a typical 1,700 square foot asphalt shingle roof. Roofing companies charge an average of $3.50 to $6.00 per square foot for asphalt roof replacements.
There are a lot of factors that influence how much it will cost to replace your roof, including the type of roofing material, your home’s location, the size of your roof, the complexity of your roof structure, the height of your roof, and labor costs.
On this page:
- Roof replacement cost for different roofing materials
- Roof replacement labor costs
- Roof replacement cost by roof size, height, and pitch
- Roof replacement cost by location
- Roofing removal
- Additional roof replacement materials and features
- Contact a roofing contractor today for a roof replacement estimate
Roof replacement cost for different roofing materials
The type of roof material you are replacing plays a large role in the pricing of your roof replacement. Most roofing contractors will provide a quote with the cost per square of materials, where one roofing square is equal to 100 square feet. Different roofing materials all have a different price per square.
The following table outlines the roof replacement cost ranges for different roofing materials:
Table 1: Roof replacement costs by roofing material
|Roofing material||Average cost per square foot||Average total replacement cost*|
|Asphalt shingles||$3.40 - $5.95||$5,840 - $10,100|
|Metal roofing||$6.00 - $24.50||$10,245 - $41,640|
|Tile roofing||$6.30 - $12.30||$10,665 - $20,900|
|Wooden shakes / shingles||$6.00 - $9.15||$10,230 - $15,500|
|Slate roofing||$23.49 - $31.77||$39,925 - $54,020|
*Based on 1,700 sq.ft. roof.
Asphalt shingles are the most common roofing material in the U.S. Not only are asphalt shingles durable, but they’re also the most affordable roofing material available, which is what makes them so popular among homeowners. You can expect to spend anywhere from $5,840 to $10,100 to replace your entire roof with asphalt shingles.
There are three different types of asphalt shingles, and each one comes at a different price point:
- 3-tab shingles have a national average cost range of $3.43 to $4.65 per square foot and are the most basic asphalt shingle option available
- Architectural asphalt shingles cost between $4.11 and $5.57 per square foot. The higher cost comes from their 30-year warranty, increased durability, and pleasing aesthetic
- Premium architectural shingles cost between $4.39 and $5.95 per square foot and are the strongest type of asphalt shingle, usually lasting 50 years.
Metal roofing is considered a premium roofing product due to its long lifespan. Metal roofs also take up to three times longer to install than asphalt shingles, which increases the overall cost of the roof installation. You can expect to pay between $10,245 to $41,640 to replace your old roof with metal roofing.
There are three main types of metal roofing:
- Corrugated aluminum roofing costs between $6.03 and $8.15 per square foot, making it the most affordable metal roofing option.
- Metal shingles can cost between $7.69 to $10.41 per square foot. They allow you to achieve the look of shingles, with the durability of metal.
- Standing seam metal roofing materials cost anywhere from $18.11 to $24.50 per square foot to install. Standing seam roofs are known for being durable and weather-tight.
The cost of a metal roof can also fluctuate depending on the type of metal used. For example, aluminum roofing materials will be much cheaper than steel or copper roofing.
Tile roofing is one of the more expensive roofing material options, but it does offer great noise isolation from elements like wind and rain. You can expect to pay between $10,665 and $20,900 to replace a tile roof.
The two most popular tile roofing materials are:
- Concrete tiles cost between $6.27 and $8.49 per square foot and are designed to look like clay tiles, but are much easier to install.
- Clay tiles are popular for their longevity and aesthetics, costing between $9.09 and $12.29 per square foot.
Clay tile roofs usually last between 50 to 100 years, so they won’t have to be replaced often. However, they can become very brittle towards the end of their lifespan, and become susceptible to damage from falling objects or any additional weight on the roof. This makes it important to get clay tiles inspected and replaced when they start to get older.
Wooden shakes and shingles
There’s a reason that other roofing materials try to achieve the look of wood shingles and shakes - they look fantastic. Usually, wooden shakes and shingles are made of either cedar, pine, or spruce – but you may find some other wood types on the market.
Wooden roofing materials are also relatively affordable, with the overall cost of a wooden roof replacement ranging from $10,230 - $15,500.
Wooden shakes are slightly more expensive and cost between $6.47 to $9.12 per square foot, whereas wooden shingles typically range from $6.02 to $8.14 per square foot.
Keep in mind that wooden roofing materials require regular maintenance to keep up their appearance and integrity. If not properly cared for, you may experience rot or algae growth – and have to get a roof replacement sooner than you’d like.
Slate tile roofs are the longest-lasting roof material available - they can have a lifespan of up to 150 years! If you have a slate roof, you likely won’t have to worry about getting a roof replacement. But, if you own an older home and your slate tiles are reaching the end of their life, you can expect to spend between $39,925 and $54,020 to re-roof with slate tiles.
While slate tiles roofs are on the high end for the cost of materials and installation, there are plenty of benefits. Slate tiles roofs have an extremely long lifespan and require little maintenance, meaning your roof will last for years to come - and look good, too.
Material sub type
Do you need new gutters?
Tear off, removal and dumping of old roof?
Number of stories
Roof replacement labor costs
Labor typically accounts for 60% of the total cost of a roof replacement. So, if your roof replacement costs a total of $9,000, about $5,400 is likely for labor. The actual labor costs of your roof replacement will depend on the size of the crew and how much time your roof replacement takes.
Usually, roofers are paid at a rate of about $130 per hour and general roof laborers work for about $35 per hour.
With labor taking up such a large portion of the costs, it’s important to make sure you pick the right roofing company to get the job done. Here are a few things to consider when comparing roofing contractors:
- Company’s reputation. Does the company have good online reviews? Were they referred by a friend or family member? Were they happy with their work? There’s a reason why contractors have a certain reputation, so you should always keep this in the back of your mind when selecting a roofing contractor.
- Warranty. Roofing contractors will typically provide a labor and workmanship warranty, to help you in case there’s a mistake with the installation. A reputable roofing contractor will offer a 10+ year warranty on their work.
- Subcontractors. If you see that a roofing company uses subcontractors to complete their installations, you could run the risk of getting a subpar installation. Roofing contractors with their own installation teams usually provide high-quality workmanship.
- Cost. The cost of a new roof should not be the deciding factor when picking a roofing contractor. If the cost is too low, they might be using subpar materials or cutting corners with the installation. However, you don’t want to overpay either. That’s why it’s important to get multiple quotes from multiple roofing companies.
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Roof replacement cost by roof size, height, and pitch
The larger your roof’s square footage, the more it will cost to replace your roof. Not only does a larger roof mean more raw materials are needed – it means higher labor costs because of the extra time needed for the installation.
The total area of your roof is impacted not only by the size of your house but the pitch of your roof. The steeper the pitch, the larger the roof area and the more that needs to be replaced. You can use our roof pitch calculator to find the pitch of your roof.
The height and accessibility of your roof impact the price of a roof replacement. Installing a new roof on a two-story home will take longer to install than a single-story roof, as it takes more time to get materials to the roof. It also means roofers have to take additional precautions to ensure that they are completing the job safely.
Table 2: Roof replacement cost by roof size
|House by square foot||Roof replacement cost*|
|1,100||$4,897.75 - $6,637.58|
|1,200||$5,343.00 - $7,241.00|
|1,300||$5,788.25 - $7,844.42|
|1,400||$6,233.50 - $8,447.83|
|1,500||$6,678.75 - $9,051.25|
|1,600||$7,124.00 - $9,654.67|
|1,700||$7,569.25 - $10,258.08|
|1,800||$8,014.50 - $10,861.50|
|1,900||$8,459.75 - $11,464.92|
|2,000||$8,905.00 - $12,068.33|
|2,100||$9,350.25 - $12,671.75|
|2,200||$9,795.50 - $13,275.17|
|2,300||$10,240.75 - $13,878.58|
|2,400||$10,686.00 - $14,482.00|
|2,500||$11,131.25 - $15,085.42|
*replacement cost based on the average price of architectural shingles on a single-story home with a 5/12 roof pitch.
Roof replacement cost by location
Where you live can also determine the cost of your roof replacement. For instance, if you are located in an area that experiences regular, heavy snowfall, you may need additional underlayment or ice barriers to protect your roof.
If you live in a warmer climate, on the other hand, you may not be able to install materials like asphalt shingles, which will crack more easily from drastic temperatures.
In addition to the climate, your state or local jurisdiction may have certain requirements that affect the cost of your roof. There may be certain permits, materials, or installation methods needed to ensure that the roof replacement is up to code, all of which can change the price.
Removing and disposing of your existing roofing material can cost between $0.40 - $2.00 per square foot. The actual cost to tear off your current roofing material will depend on many factors, including the material you have and the characteristics of your roof. But, on average, you can expect to pay anywhere from $665 to $3,343 in total for roofing removal and disposal.
Most roofing contractors will include the price of removal in their quotes.
Table 4: Roof removal and disposal costs for different roofing materials
|Roofing material||Removal cost per square foot|
|Asphalt shingles||$0.39 - $0.53|
|Tile roofing||$1.45 - $1.97|
|Wooden shakes/shingles||$0.50 - $0.68|
|Slate roofing||$1.21 - $1.63|
Depending on the material, you might not have to remove your existing roof, which can save you a pretty penny on installation costs. Instead, the new shingles can be installed directly on top of the old shingles. Most cities and county building codes will allow two or three layers of shingles to be installed on top of one another.
Keep in mind that while this will save you money now, eventually those layers will have to be removed, so subsequent roof replacements will cost more. It’s also important to remember that if you install over your existing roofing material, the roofing contractor won’t be able to inspect your roof’s underlayment or decking for signs of damage. If that’s the case, you may have to perform roof repairs or even get another roof replacement in the near future.
Additional roof replacement materials and features
When you replace your roof, you may find you need to repair more than just your shingles. Here are a few things that might increase the cost of replacing your roof:
Your roof’s decking is what your roofing material is installed on. Usually, decking is made of plywood or oriented strand board that is placed over your rafters. If your roof is damaged or has leaked, then your decking may need to be replaced. Replacing or repairing roof decking will cost between $2.20 and $3.00 per square foot.
However, your contractor won’t be able to tell if there is damage to your decking until after your existing roofing material is removed. A decking replacement will be added to the cost of your re-roofing project after you’ve already received a quote.
The underlayment of your roof helps protect your roof decking against water damage. So, if your shingles crack and water gets through them, the water will hit the underlayment and won’t rot your entire roofing system. Most underlayment materials used today are made with a synthetic felt that is then covered in asphalt.
In many places, underlayment is required for your home to be up to code and must be replaced as part of your roof replacement. New underlayment costs between $1.50 and $2.10 per square foot.
Ice and water barrier
Ice and water barriers are another added layer of protection for your roof. Typically, ice and water barriers will be installed on top of your decking on areas of your roof that are more vulnerable to damage by water or snow, such as the edges, ridges, and valleys of your roof.
Replacing ice and water barriers may cost between $1.87 and $2.53 per square foot, not including installation costs.
Fascia and soffit replacement
Fascia boards run across the lower edge of a roof and serve as the support for your gutters as well as the lowest portion of your roofing material. Soffits, or the material that covers the underside of the overhang of your trusses or rafters, are often connected to fascia boards as well.
Because fascia and soffit materials are on the edge of your roof, they are susceptible to water damage and rot. Both your fascia and soffit boards might need to be replaced at the same time as your roof roofing material.
The cost of installing new fascia boards will cost between $4.25 and $8.62 per linear foot, and replacing your soffits will cost between $2.80 and $5.28 per linear foot.
The good news is that replacing fascia and soffits is a DIY-friendly project, so replacing them yourself is an easy way to save on your roof replacement cost.
Roof flashing and pipe boots
Roof flashing is installed in vulnerable areas, like around the base of chimneys or skylights, to make sure they are watertight. Flashing is typically a thin plate of galvanized steel and costs between $9.00 and $11.00 per foot.
Pipe boots, which are usually rubber, are installed at the base of any pipes in your roof to protect the roof penetration and prevent leaks. Pipe boosts cost between $63.00 and $85.00 each.
Flashing and pipe boots are not required to be changed every time you get a roof replacement and can be reused if they are still in good condition. However, if there is damage to your current flashing or pipe boots, they will need to be replaced. Otherwise, it will lead to more damage and possible roof leaks in the future, causing you to spend more on roof repairs in the future.
Signs you need a roof replacement
Getting a roof replacement is more than just a home improvement project - it’s about keeping a roof over your head. It’s a good idea to inspect your roof at least once a year to make sure it’s in the best condition to protect your home.
If you see widespread curling, cracking, rust, or other visible damage to your roofing material, it may be time to get a roof replacement. Another sign that you need a roof replacement is evidence of water damage, such as leaks or dripping in your attic.
The age of your roof is another key indicator that you may need a roof replacement. For example, if your 3-tab asphalt shingle roof is 20 years old, it’s probably time to get your roof replaced. Read our guide on how long roofs last for more information about your roof type and its lifespan.
Contact a roofing contractor today for a roof replacement estimate
If you notice any of these signs, you should start contacting roofing companies to get roof replacement estimates. To ensure that you’re getting a high-quality roofing installation at the best possible price, you should get multiple roof replacement quotes from different roofing contractors.