Roof Replacement Cost
Roof replacement costs $8,000-$25,000 for most average-sized homes (1,500-2,500 sq ft). Asphalt shingles cost $4-$8 per square foot installed, metal roofing runs $8-$14, tile costs $10-$20, and slate ranges from $15-$30 per square foot installed.
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Cost Breakdown
| Component | Low | High |
|---|---|---|
| Parts | $3,500 | $35,000 |
| Labor | $2,500 | $25,000 |
| Total | $6,000 | $60,000 |
| DIY (parts only) | $2,500 | $25,000 |
What Is Roof Replacement?
Roof replacement involves removing your existing roofing material and installing a new roof system, including underlayment, shingles or other roofing material, flashing, and ventilation components. Understanding roof replacement cost helps you budget for this major home investment that protects everything beneath it.
Your roof is your home's primary defense against weather, and a failing roof can lead to extensive water damage, mold growth, structural problems, and decreased property value.
Roof Replacement Cost by Material
Asphalt Shingles (3-Tab)
Cost: $4-$6 per square foot installed
Pros:
- Most affordable roofing option
- Easy and quick to install
- Wide color selection
- Readily available everywhere
- Easy to repair
Cons:
- Shortest lifespan (15-20 years)
- Vulnerable to wind damage
- Poor in extreme temperatures
- Least energy efficient
- Basic appearance
Best for: Budget-conscious homeowners, rental properties, mild climates.
Architectural (Dimensional) Shingles
Cost: $5-$8 per square foot installed
Pros:
- Enhanced curb appeal
- Better wind resistance (up to 130 mph)
- Longer lifespan (25-40 years)
- Better warranties
- Adds home value
Cons:
- Higher cost than 3-tab
- Heavier than standard shingles
- Still asphalt (not premium durability)
- Color may fade over time
Best for: Most homeowners seeking balance of cost, appearance, and durability.
Metal Roofing
Cost: $8-$14 per square foot installed
Pros:
- Very long lifespan (40-70 years)
- Excellent energy efficiency (reflects heat)
- Fire resistant (Class A rating)
- Wind resistant (up to 140 mph)
- Low maintenance
- Recyclable
Cons:
- Higher upfront cost
- Can be noisy in rain/hail (varies)
- Denting from large hail
- Requires specialized installation
- Expansion/contraction concerns
Best for: Long-term homeowners, hot climates, areas prone to wildfires or severe weather.
Clay and Concrete Tile
Cost: $10-$20 per square foot installed
Pros:
- Exceptional lifespan (50-100 years)
- Fire resistant
- Energy efficient
- Distinctive appearance
- Low maintenance
- Increases home value
Cons:
- Very heavy (may require structural reinforcement)
- Expensive to install
- Fragile when walked on
- Complex repairs
- Limited color changes
Best for: Mediterranean, Spanish, or Southwestern style homes; hot climates.
Slate Roofing
Cost: $15-$30 per square foot installed
Pros:
- Longest lifespan (75-150+ years)
- Natural beauty and prestige
- Fire and weather resistant
- Extremely durable
- Increases home value significantly
Cons:
- Most expensive option
- Extremely heavy (structural assessment required)
- Requires specialist installers
- Fragile to walk on
- Expensive repairs
Best for: Historic homes, high-end properties, homeowners prioritizing longevity and aesthetics.
Wood Shake/Shingles
Cost: $8-$15 per square foot installed
Pros:
- Natural, rustic appearance
- Good insulation properties
- Eco-friendly (renewable resource)
- Weathers attractively
Cons:
- Fire hazard (unless treated)
- Requires regular maintenance
- Susceptible to rot and insects
- Restricted in some fire-prone areas
- 20-40 year lifespan
Best for: Rustic or traditional style homes, areas without fire restrictions.
Roof Replacement Cost Comparison Table
| Material | Cost/Sq Ft | 2,000 Sq Ft Roof | Lifespan | Maintenance |
|---|---|---|---|---|
| 3-Tab Asphalt | $4-$6 | $8,000-$12,000 | 15-20 yrs | Low |
| Architectural | $5-$8 | $10,000-$16,000 | 25-40 yrs | Low |
| Metal | $8-$14 | $16,000-$28,000 | 40-70 yrs | Very low |
| Tile | $10-$20 | $20,000-$40,000 | 50-100 yrs | Low |
| Slate | $15-$30 | $30,000-$60,000 | 75-150 yrs | Low |
| Wood Shake | $8-$15 | $16,000-$30,000 | 20-40 yrs | High |
Factors That Affect Roof Replacement Cost
1. Roof Size (Square Footage)
Roofing is measured in "squares" (100 sq ft). Most homes have 1,500-3,000 sq ft of roof:
| Home Size | Roof Size | Asphalt Cost | Metal Cost |
|---|---|---|---|
| 1,000 sq ft | 1,200-1,500 sq ft | $5,000-$9,000 | $10,000-$21,000 |
| 1,500 sq ft | 1,800-2,200 sq ft | $7,500-$13,500 | $15,000-$31,000 |
| 2,000 sq ft | 2,300-2,800 sq ft | $9,500-$17,000 | $19,000-$39,000 |
| 2,500 sq ft | 2,800-3,500 sq ft | $11,500-$21,000 | $23,000-$49,000 |
2. Roof Pitch and Complexity
Steeper and more complex roofs cost more:
| Pitch | Impact | Reason |
|---|---|---|
| Low (2:12 - 4:12) | Standard pricing | Easy access, simple installation |
| Medium (5:12 - 8:12) | +10-20% | Moderate difficulty |
| Steep (9:12+) | +25-50% | Safety equipment, slower work |
Additional complexity factors:
- Multiple roof levels: +15-25%
- Many hips and valleys: +10-20%
- Dormers and skylights: +$200-$500 each
- Chimneys: +$150-$400 for flashing
3. Removal of Old Roofing
| Removal Scenario | Cost |
|---|---|
| Single layer asphalt | $1.00-$1.50/sq ft |
| Two layers asphalt | $1.50-$2.50/sq ft |
| Wood shake removal | $2.00-$3.00/sq ft |
| Tile removal | $2.50-$4.00/sq ft |
| Slate removal | $3.00-$5.00/sq ft |
4. Decking Repairs
Rotted or damaged decking must be replaced:
- Plywood replacement: $4-$8 per square foot
- OSB replacement: $3-$6 per square foot
- Typical home needs 0-10% decking replacement
5. Geographic Location
Labor and material costs vary significantly by region:
| State | Asphalt (per sq ft) | Metal (per sq ft) |
|---|---|---|
| California | $5.50-$9.00 | $10-$18 |
| Texas | $4.00-$6.50 | $8-$14 |
| Florida | $4.50-$7.50 | $9-$16 |
| New York | $5.50-$9.00 | $10-$18 |
| Colorado | $5.00-$8.00 | $9-$16 |
| Arizona | $4.50-$7.00 | $8-$15 |
| Georgia | $4.00-$6.50 | $8-$14 |
| Illinois | $4.50-$7.50 | $9-$15 |
Insurance Claims for Roof Damage
Storm Damage Claims Process
- Document damage immediately - Take photos and videos before temporary repairs
- File claim promptly - Most policies require notification within 60 days
- Get your own estimate - Don't rely solely on insurance adjuster
- Meet with adjuster - Be present during inspection
- Review settlement carefully - Compare to contractor estimates
What Insurance Typically Covers
Usually Covered:
- Hail damage
- Wind damage
- Fallen trees/branches
- Fire damage
- Lightning strikes
Usually NOT Covered:
- Normal wear and aging
- Improper maintenance
- Pre-existing damage
- Cosmetic damage only
- Roofs past expected lifespan
Tips for Successful Claims
- Maintain documentation of roof age and condition
- Keep records of maintenance and inspections
- Review your policy's depreciation clauses
- Understand your deductible (often 1-2% of home value for wind/hail)
- Consider hiring a public adjuster for large claims
Permit Requirements by State
Most states require permits for roof replacement. Requirements vary by jurisdiction:
Typical Permit Requirements
| Requirement | Common Rules |
|---|---|
| Permit cost | $100-$500 |
| Inspection points | After tear-off, final completion |
| Code requirements | Ice barriers, ventilation, decking, materials |
| Contractor licensing | Required in most states |
| Timeframe | 6-12 months validity |
States with Stricter Requirements
- Florida: Enhanced hurricane codes, specific nailing patterns, impact-resistant materials in coastal areas
- California: Fire-resistant materials in WUI zones, Title 24 energy requirements
- Texas: Varies widely by municipality; Houston requires all permits, others minimal
- Colorado: Hail-resistant ratings often required for insurance discounts
Consequences of Skipping Permits
- Insurance may deny claims
- Problems when selling home
- May have to tear off and redo work
- Fines from code enforcement
- Liability issues
Square Footage Pricing Calculator Guide
To estimate your roof replacement cost:
-
Measure your roof footprint - Multiply length x width of each section
-
Account for pitch - Multiply by pitch factor:
- Low pitch (3:12): x 1.03
- Medium pitch (6:12): x 1.12
- Steep pitch (9:12): x 1.25
- Very steep (12:12): x 1.41
-
Add complexity - Add 10-20% for valleys, hips, dormers
-
Calculate total - Multiply total sq ft by price per sq ft for your material
Example:
- Home footprint: 30 x 50 = 1,500 sq ft
- Pitch factor (6:12): 1,500 x 1.12 = 1,680 sq ft
- Complexity add: 1,680 x 1.15 = 1,932 sq ft
- Architectural shingles at $6.50/sq ft: $12,558
How to Save on Roof Replacement Cost
1. Get Multiple Quotes
Obtain 3-5 written estimates. Prices can vary 25-40% between reputable contractors.
2. Time Your Project
Late fall and early spring often have lower prices. Avoid peak season (late spring through summer).
3. Choose the Right Material
Don't over-improve for your neighborhood. Slate on a starter home rarely makes financial sense.
4. Bundle With Other Work
If you also need siding, gutters, or skylights, bundling saves on setup and labor costs.
5. Look for Manufacturer Rebates
Major brands like GAF and Owens Corning offer rebates and enhanced warranties through certified contractors.
6. Check Insurance Coverage
If damage-related, your insurance may cover most costs minus deductible.
7. Finance Wisely
Many contractors offer 0% financing. Compare total costs vs cash discounts.
What to Expect During Roof Replacement
Day 1: Preparation and Tear-Off
- Protect landscaping and property
- Set up safety equipment
- Remove existing roofing material
- Inspect and repair decking
- Install drip edge and underlayment
Day 2-3: Installation
- Install ice and water shield (if required)
- Apply synthetic underlayment
- Install starter strips
- Install field shingles/roofing material
- Install ridge vents and ventilation
Day 4-5: Finishing
- Install ridge caps
- Flash around penetrations (vents, pipes, skylights)
- Flash walls and valleys
- Clean up debris
- Final inspection
Timeline varies based on roof size, complexity, weather, and crew size.
Signs You Need Roof Replacement
Replace Soon (Within 1-2 Years)
- Shingles curling at edges
- Significant granule loss
- Multiple missing shingles
- Roof approaching 20 years old
- Increasing energy bills
- Minor leaks after heavy rain
Replace Immediately
- Major storm damage
- Multiple active leaks
- Sagging roof deck
- Daylight visible through boards
- Extensive mold or rot
- Shingles falling off regularly
Repair Instead of Replace
- Missing shingles in isolated areas
- Small punctures or holes
- Minor flashing damage
- Roof under 10 years old with limited damage
Conclusion
Roof replacement cost ranges from $8,000 to $25,000 for most homes, with material choice being the biggest factor. Asphalt shingles offer the lowest cost at $4-$8 per square foot, while premium materials like slate can exceed $30 per square foot.
When planning your roof replacement, consider long-term value and your climate. Metal roofing's 40-70 year lifespan may justify its higher upfront cost in the long run. For storm-prone areas, impact-resistant materials can lower insurance premiums.
Always obtain permits, verify contractor licensing and insurance, and don't skip inspections. A properly installed roof protects your home for decades—cutting corners on installation leads to leaks, damage, and costly repairs.
Cost by Vehicle Type
| Vehicle Type | Parts | Labor | Total |
|---|---|---|---|
| Asphalt Shingles (2,000 sq ft roof) | $2,500-$5,000 | $3,000-$6,000 | $5,500-$11,000 |
| Architectural Shingles (2,000 sq ft) | $3,500-$6,500 | $3,500-$7,000 | $7,000-$13,500 |
| Metal Roofing (2,000 sq ft) | $8,000-$16,000 | $6,000-$12,000 | $14,000-$28,000 |
| Clay/Concrete Tile (2,000 sq ft) | $12,000-$24,000 | $8,000-$16,000 | $20,000-$40,000 |
| Slate Roofing (2,000 sq ft) | $18,000-$36,000 | $12,000-$24,000 | $30,000-$60,000 |
| Wood Shake/Shingle (2,000 sq ft) | $10,000-$18,000 | $6,000-$12,000 | $16,000-$30,000 |