How Much Does a Roof Replacement Cost? (2026 Guide)
A roof replacement costs about $9,000 to $10,000 on average in the United States, and most homeowners pay between roughly $5,700 and $14,000. Three national cost guides land close together: HomeAdvisor reports an average of $9,609 [HomeAdvisor roof replacement cost guide], Fixr about $10,000 [Fixr roof replacement cost guide] and Bob Vila $9,072 [Bob Vila roof replacement cost guide].
The spread comes from four things: how big the roof is, what material goes on it, how steep and complicated it is and what the crew finds under the old shingles.
How much does a new roof cost?
Each guide below prices a full replacement on a typical home with common materials. They use different data, so they do not match to the dollar.
| Source | Typical range | Average |
|---|---|---|
| HomeAdvisor roof replacement cost guideJune 2026 update | $5,903 to $13,377 | $9,609 |
| Fixr roof replacement cost guideUpdated February 2026 | $7,500 to $14,000 | about $10,000 |
| Bob Vila roof replacement cost guideChecked October 2026 | $5,727 to $12,418 | $9,072 |
The three ranges overlap between about $7,500 and $12,400, which is the zone where most homes land. None of these is a quote for your roof.
Roof replacement cost per square foot: how roofers price the job.
HomeAdvisor puts replacement between $4 and $11 per square foot and averages it at about $7 [HomeAdvisor roof replacement cost guide]. Fixr reports an average of $4.75 per square foot within a range of $3.75 to $11 [Fixr roof replacement cost guide].
To estimate your own cost, measure or ask for the roof area of your building and multiply it by the per-square-foot range. Fixr's table does that math for common roof sizes.
| Roof size | Typical cost range |
|---|---|
| 1,000 sq ft | $3,750 to $11,000 |
| 1,500 sq ft | $5,625 to $16,500 |
| 2,000 sq ft | $7,500 to $22,000 |
| 2,500 sq ft | $9,375 to $27,500 |
| 3,000 sq ft | $11,250 to $33,000 |
Source: Fixr roof replacement cost guide. Its assumption is a 1,700 square foot home with about 2,000 square feet of roofing.
Roof replacement cost by material: asphalt shingle to slate.
| Material | Per sq ft | Whole roof |
|---|---|---|
| Asphalt shingles | $3 to $7 | $6,000 to $10,000 |
| Metal | $7 to $13 | $14,000 to $38,000 |
| Cedar or wood shake | $6 to $13 | $10,000 to $30,000 |
| Tile (concrete or clay) | $10 to $20 | $14,000 to $28,000 |
| Slate | $15 to $30 | $20,000 to $60,000 |
Per square foot comes from the HomeAdvisor roof replacement cost guide. Whole roof comes from the Fixr guide and assumes a 1,700 square foot home with about 2,000 square feet of roofing. The two sources measure different things, so do not divide one by the other.
Longer life costs more up front. Fixr says a standard asphalt shingle roof should last 20 to 30 years, metal 50 to 70 years, clay and concrete up to 100 years and slate up to 150 years [Fixr roof replacement cost guide]. Bob Vila gives asphalt a shorter range of 15 to 30 years [Bob Vila roof replacement cost guide]. Our metal vs shingle cost comparison walks through that trade-off.
What affects the average cost of a roof replacement: size, pitch, labor and hidden damage.
Roof size
Roofers price by the roofing square, which is 100 square feet of roof [HomeAdvisor roof replacement cost guide]. Your roof is bigger than your floor plan. HomeAdvisor says roof area is roughly 1.1 to 1.2 times the house's square footage, depending on shape and slope.
Pitch and shape
A steep roof is slower and riskier to work on. HomeAdvisor says steep slopes can add $1,000 to $3,000 and that hipped roofs cost up to $25 per square foot while flat roofs do not usually exceed $7 [HomeAdvisor roof replacement cost guide].
Material
Material is the choice you control most. Asphalt shingles sit at the low end and slate and metal at the high end, as the table above shows.
Tear-off and layers
Removing the old roof takes labor and disposal. HomeAdvisor expects $1,000 to $3,000 for removal plus $500 to $1,500 for hauling and disposal. Fixr averages $50 per roofing square and says heavy materials or multiple layers can reach $150 per square.
Damage found under the old roof
Once the shingles are off, the crew can see the wood. Fixr prices replacing roof decking at $2 to $8 per square foot and fascia and soffit repair at $500 to $2,500 [Fixr roof replacement cost guide]. Ask every pro how they price damage found after tear-off so it does not become a fight later.
Labor
Labor is a large share of the bill. Fixr puts it at 40% to 60% of the total, and Bob Vila says about 60 percent. Rates vary by area, and HomeAdvisor notes that roofers in high-cost urban areas generally charge more than those in rural ones.
Underlayment and cold-weather add-ons
Ice and water shield, which is often needed in colder regions, costs about $0.50 per square foot, or roughly $50 per roofing square, according to Fixr. HomeAdvisor lists a skylight at about $1,900.
Permits and inspections
HomeAdvisor reports permits from $100 to $1,400 and Fixr reports $100 to $500, so check your city's fee schedule. Ask whether the fee is in the quote.
Is it time for a full replacement?
Bob Vila says replacement is worth considering if the roof is over 20 years old, is sagging, has significant weather damage or has visible mold growth [Bob Vila roof replacement cost guide]. Fixr says repairs average $1,150 and make sense when the roof has 10 or more years of useful life left and the damage is local. Replacement is better for widespread wear, moss or missing shingles [Fixr roof replacement cost guide].
If only one spot is failing, price the fix first on our roof repair cost page. If you are not sure, our guide to the signs your roof needs replacing lists what to look for from the ground and the attic.
Ways to save on a new roof without cutting corners.
- Get several estimates for the same scope. HomeAdvisor recommends detailed estimates from several contractors for the same work so you compare like with like.
- Choose the material on purpose. Asphalt shingles cost the least per square foot. Step up only where the extra life or look is worth it to you.
- Ask about seasonal pricing. HomeAdvisor suggests asking about seasonal promotions or discounts.
- Look for tax incentives. HomeAdvisor suggests researching tax incentives that can offset eligible roof costs. Check the current rules with a tax professional.
- Plan the attic work while the roof is open. ENERGY STAR says sealing air leaks and adding insulation can provide up to a 10% savings on your annual energy bills. See their advice on how to insulate the attic while the roof is open.
Where not to cut corners: flashing, the wood under the shingles, ventilation and the skill of the crew. These are hidden after the job and expensive to redo.
How to get a fair roofing quote and what to ask.
Ask for the square count. The quote should say how many roofing squares it covers. If two bids use different counts, the totals mean nothing until you match them.
Ask for line items in writing. Tear-off, disposal, underlayment, flashing, vents, new wood if needed, permit and cleanup should each have a line. Ask what a sheet or a square of replacement decking costs if the crew finds rot.
Check the safety basics before work starts. If your home is older, ask how the crew will handle the old roofing. Asbestos was used in some roofing shingles, and the EPA explains the risks in its page on asbestos in shingles from older homes. A pro who has done this before will have an answer.
Ask who they are and what they stand behind. Ask what license your city or state requires for roofers and ask to see it. Ask how they protect your home and yard during the job, who handles cleanup and what they put in writing if a leak shows up after the work.
Compare scope, not just the total. A lower bid often leaves out tear-off, flashing or decking. Line the quotes up item by item before you decide, and tie payments to finished stages of the work.
Roof replacement cost FAQ.
How much does a roof replacement cost?
Most homeowners pay between about $5,700 and $14,000, with national averages near $9,000 to $10,000. Roof size, material, pitch and what the crew finds under the old roof decide where you land.
How much does a new roof cost per square foot?
HomeAdvisor puts replacement between $4 and $11 per square foot, averaging about $7. Fixr reports an average of $4.75 per square foot, within a range of $3.75 to $11.
What is the cheapest roofing material?
Asphalt shingles. Fixr calls them the most common roofing material in the U.S. because of their affordability, durability and ease of installation. It prices a whole asphalt roof at $6,000 to $10,000 for a 1,700 square foot home. HomeAdvisor lists asphalt at $3 to $7 per square foot.
How long does a new roof last?
It depends on the material. Fixr says a standard asphalt shingle roof should last 20 to 30 years, metal 50 to 70 years, clay and concrete up to 100 years and slate up to 150 years. Bob Vila gives asphalt shingles a shorter range of 15 to 30 years.
How long does a roof replacement take?
An average home often takes a few days from tear-off to cleanup. A large roof, a steep roof or one with many valleys and dormers takes longer, and bad weather can add days. Ask the pro for a written schedule.
Do I need a permit to replace a roof?
Usually yes. HomeAdvisor says most municipalities require a permit for a roof replacement and that permits range from $100 to $1,400 depending on your area. Fixr gives $100 to $500. Ask the pro who pulls the permit.
Can a new roof go over the old one?
Sometimes. HomeAdvisor notes that a new layer of shingles can lower up-front costs, but it does not offer the same durability as a full replacement, it makes rot and leaks hard to spot and it adds weight to the roof. A full tear-off lets the crew check the wood underneath.
Does a new roof add value to a home?
Estimates differ a lot. HomeAdvisor says a replacement may return 20% to 50% of the project cost when you sell. Fixr reports an average return of 60% to 70%, or $6,000 to $7,000 of added value on an average project. A roof rarely pays for itself in cash. Plan it to protect the house and treat resale value as a bonus.
Ready to price your roof?
Describe your project and we will match you with one independent local pro who does the work and can give you a written estimate. You pay the pro directly. See how it works on our page for local roofing contractors, or read how a roof replacement works from tear-off to cleanup.