How Much Does a Roof Replacement Cost? (2026 Guide)
Quick answer
Most US homeowners pay about $9,000 to $15,000 to replace a 2,000 sq ft asphalt shingle roof in 2026, or about $4.50 to $7.50 per square foot of roof surface. Metal roofs cost about $14,000 to $36,000 and tile about $20,000 to $40,000 for the same size roof.
A new roof is one of the largest one-time bills a homeowner faces. The good news is that roof pricing is fairly predictable once you know three things: how big your roof is, what material you want, and how complicated the roof is. This guide walks through each one, so you can set a realistic budget and judge whether a quote is fair.
Want a number for your own home? Try our free roof replacement cost calculator.
Roof replacement cost by material
| Material | Cost per sq ft (installed) | 2,000 sq ft roof | Typical lifespan |
|---|---|---|---|
| Asphalt shingles, 3-tab | $3.50 – $5.50 | $7,000 – $11,000 | 15 – 20 years |
| Asphalt shingles, architectural | $4.50 – $7.50 | $9,000 – $15,000 | 25 – 30 years |
| Metal, steel panels | $7 – $12 | $14,000 – $24,000 | 40 – 70 years |
| Metal, standing seam | $10 – $18 | $20,000 – $36,000 | 40 – 70 years |
| Concrete or clay tile | $10 – $20 | $20,000 – $40,000 | 50+ years |
Architectural shingles are the most common choice for US homes today. They cost a little more than basic 3-tab shingles, but they last longer, handle wind better and look more dimensional.
How roof size affects the price
Roofers price by the square, which is 100 square feet of roof surface. Your roof is almost always bigger than your floor area, because of the slope and the overhangs.
| Home | Approx. roof size | Architectural shingles |
|---|---|---|
| 1,500 sq ft, one story | 1,800 – 2,000 sq ft (18 – 20 squares) | $8,100 – $15,000 |
| 2,000 sq ft, one story | 2,300 – 2,600 sq ft (23 – 26 squares) | $10,350 – $19,500 |
| 2,000 sq ft, two stories | 1,200 – 1,400 sq ft (12 – 14 squares) | $5,400 – $10,500 |
| 3,000 sq ft, two stories | 1,800 – 2,100 sq ft (18 – 21 squares) | $8,100 – $15,750 |
That is why a two-story house often costs less to re-roof than a one-story house of the same living space. The footprint, and the roof, is smaller.
Live in a high-demand state? See our state guides for Texas and Florida.
What else changes the cost
- Roof slope. Steep roofs need extra safety gear and move slower. Expect 20% to 40% more labor on very steep roofs.
- Shape and features. Valleys, dormers, skylights and chimneys all need extra cutting and flashing.
- Layers to remove. Removing a second layer of old shingles adds labor and dumpster fees.
- Damaged decking. Rotted plywood under the shingles is found only after tear-off and is usually priced per sheet.
- Location. Labor in large coastal cities can cost 15% to 30% more than the national average.
- Permits. Many cities require a permit for a full replacement. Fees vary widely by city.
Repair or replace?
A repair usually makes sense when the damage is limited to a small area and the roof is less than about 15 years old. Replacement is the better value when:
- The shingles are curling, cracking or losing their granules across large areas
- You see daylight or water stains in the attic
- The roof is near the end of its expected lifespan
- Repairs keep coming back every season
How to get a fair quote
- Get at least three written quotes from licensed and insured local roofers.
- Make sure each quote lists the same things: material and brand, underlayment, tear-off, flashing, ventilation and disposal.
- Ask how damaged decking will be priced, per sheet, before work starts.
- Check the warranty on both the materials and the labor.
- Compare the quotes with the ranges above. A quote far below the range often leaves something out.
Frequently asked questions
How long does a roof replacement take?
Most asphalt roofs on a typical home are replaced in one to three days. Metal and tile roofs take longer.
Does homeowners insurance pay for a new roof?
Insurance usually covers sudden damage from storms, hail or fallen trees. It usually does not cover a roof that simply wore out with age. Check your policy and talk to your insurer before you sign a contract.
What is the cheapest time of year to replace a roof?
Late fall and winter are often slower for roofers in many parts of the country, so you may get more flexible scheduling. Weather still has to be dry and mild enough for shingles to seal properly.
Sources: Gorilla Roofing cost guide, SubcontractorHub, Foxhaven Roofing. Prices are national planning ranges, not quotes. See how we research costs.
