Last updated: July 7, 2026 · Prices reviewed quarterly
A roof replacement costs $9,602 on average in 2026, with most asphalt-shingle projects landing between $9,000 and $18,000 and the full national range running $7,500 to $30,000+. Installed cost works out to $4-$11 per square foot depending on material, pitch and tear-off.
Cost by material (installed, typical U.S. home)
| Material | Installed cost (2026) | Lifespan | Value note |
|---|---|---|---|
| Asphalt shingles | $9,000 – $18,000 | 15 – 30 yrs | Cheapest upfront |
| Metal (standing seam) | $15,000 – $30,000 | 40 – 70 yrs | Often cheapest long-term |
| Wood shake | $14,000 – $25,000 | 20 – 40 yrs | High maintenance |
| Tile / slate | $20,000 – $50,000+ | 50 – 100 yrs | Structure must support weight |
What actually moves the number
Size in “squares” (1 square = 100 sq ft): a 2,000 sq ft home usually carries 22-30 squares of roof. Pitch and stories: steep or tall means staging and slower labor (+15-40%). Tear-off layers: removing two old layers costs more than one; overlays are cheaper but hide deck problems and many areas cap layers. Decking surprises: rotten sheathing appears AFTER tear-off — hold a $500-$2,000 contingency. Complexity: valleys, skylights and chimneys each add flashing labor.
Reading roofing quotes like a pro
Demand line items: tear-off, underlayment type (synthetic vs felt), ice-and-water shield placement, drip edge, ventilation changes, flashing (new vs reused — insist on new at chimneys), disposal, and per-sheet decking replacement price. The cheapest total with reused flashing is the most expensive roof you can buy. If a leak triggered all this, first check whether repair beats replacement: the 25% rule.
Insurance, wind and hail
Storm-created damage is typically covered minus your deductible — and in hail states, insurers increasingly pay depreciated actual-cash-value on older roofs rather than full replacement. Document with photos, get an independent roofer’s assessment alongside the adjuster’s, and mind claim deadlines (often 1-2 years). If a ceiling stain was your first clue, trace it fast: ceiling damage guide.
Official resources & free help
- Storm damage claims: your state insurance department via NAIC consumer resources
- Energy-efficient roofing & potential credits: EnergyStar.gov
- Contractor licensing check: search “[your state] contractor license lookup” — never hire unverified door-knockers after storms
- Disaster-related roof damage: DisasterAssistance.gov · FEMA 1-800-621-3362
FAQ
How long does a replacement take?
Asphalt on a typical home: 1-3 days of installation. Metal and tile: 3-7+. Weather delays are normal — never let a crew rush dry-in before rain.
Is overlaying new shingles over old ever smart?
It saves $1,000-$2,500 now, hides deck rot, shortens the new roof’s life and complicates future work. Most pros — and we — recommend tear-off.
Do metal roofs really pay off?
At 40-70 years versus 15-30, metal usually wins per year of service if you stay 10+ years — and hail/wind ratings can trim premiums in some states.
Prices on this page are researched estimates compiled from the cited sources; your local costs will vary with market, access and scope. Always get multiple written quotes from licensed professionals before hiring.