How Much Does Roof Replacement Cost?
By the HomeLintel Editorial Team · Reviewed 2026-08-24
A full asphalt shingle roof replacement on a typical US single-family home costs $7,000–$22,000, with most projects landing around $12,500 including tear-off, underlayment, flashing, and disposal.
Roofers price by the 'square' — 100 square feet of roof area. Architectural asphalt currently runs roughly $450–$750 per square installed. Your roof's area is larger than your home's footprint because of pitch and overhangs: a 1,800 sq ft house commonly carries a 20–24 square roof.
Cost breakdown: asphalt replacement, ~22 squares
| Item | Typical range | Notes |
|---|---|---|
| Shingles & materials | $3,000 – $6,500 | Architectural shingles, underlayment, ice/water shield, flashing, vents. |
| Labor | $3,500 – $8,000 | Tear-off, installation, cleanup; steep pitch adds hours and safety cost. |
| Tear-off & disposal | $1,000 – $2,500 | One layer. A second existing layer adds $1,000–$2,000. |
| Decking repairs | $0 – $2,000+ | Rotted sheathing found at tear-off, priced per sheet — the common surprise. |
| Permit | $100 – $500 | Required in most jurisdictions for full replacement. |
| Upgrades (optional) | $500 – $2,500 | Ridge vent, drip edge upgrades, skylight reflashing, gutter guards. |
Cost by material
Architectural asphalt ($450–$750/square installed) dominates US roofs for good reason: lowest cost, 22–30 year realistic life, and universal installer availability. Standing-seam metal runs $900–$1,600/square but lasts 40–60 years — see our metal roof guide for the full comparison. Concrete tile ($900–$1,800/square) and clay ($1,200–$2,500/square) need engineering checks on structures not built for their weight; natural slate is the premium outlier at $1,500–$3,000+/square.
What raises the price
The spread between a $9,000 quote and a $18,000 quote on the same house usually comes from:
- Pitch and complexity — steep roofs (8/12+) and cut-up designs with hips, valleys, and dormers add labor and waste factor.
- Layers — tearing off two layers costs meaningfully more, and most codes prohibit a third layer overlay.
- Decking condition — plan a contingency of $500–$2,000 for sheathing replacement on older roofs.
- Access — limited driveway access for the dumpster and material delivery adds handling labor.
- Story height — two-story homes cost more per square than ranches.
Will insurance pay for it?
Homeowners insurance covers sudden storm damage — hail, wind — not wear-out. After a qualifying storm, an adjuster-approved claim can cover full replacement minus your deductible; insurers increasingly apply roof-specific deductibles or actual-cash-value schedules on older roofs, so read your policy's roof provisions. Never sign an assignment-of-benefits agreement with a door-knocking contractor before talking to your insurer.
Repair or replace?
Localized damage on a roof under 15 years old — a wind-lifted section, single-point leak, flashing failure — is a repair ($400–$2,000). Widespread granule loss, curling or cracking shingles, repeated leaks in different spots, or age past 20 years point to replacement; repairs at that stage buy time but not value.
Frequently asked questions
How much does a new roof cost per square foot?
Installed architectural asphalt runs roughly $4.50–$7.50 per square foot of roof area ($450–$750 per roofing square). Metal runs $9–$16, tile $9–$18+ depending on type.
How long does a roof replacement take?
Most single-family asphalt replacements finish in 1–3 days of on-roof work, weather permitting. Complex roofs, tile, and metal take longer.
How long does a roof last?
Realistic US lifespans: 3-tab asphalt 15–20 years, architectural asphalt 22–30, metal 40–60, concrete tile 40–50, slate 75+. Climate, ventilation, and installation quality move these materially.
Do I need a permit to replace my roof?
In most US jurisdictions, yes — full replacement requires a building permit and inspection, and some regions (notably Florida) enforce additional wind-uplift requirements. Legitimate roofers pull the permit and include it in the quote.
Can you replace a roof in winter?
Yes — asphalt can be installed in cold weather with proper technique (hand-sealing may be required below ~40°F for adhesive strips to bond). Winter scheduling sometimes earns off-season pricing.
Related resources
Sources & methodology
- FEMA — Protect Your Roof (Hazard Mitigation) — wind and hail resilience guidance
- US DOE — Cool Roofs — roofing material efficiency context
Cost ranges are HomeLintel editorial estimates built from the listed sources and our published assumptions — they are not quotes. Last reviewed 2026-08-24. See how we estimate costs.