Roofing cost guide
How much does a roof replacement cost?
What drives the number on a roofing quote, what a fair range looks like in 2026, and which line items people forget to budget for.
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Key takeaways
- Roofers price by the square, which is 100 square feet, not by the square foot
- Steep and complex roofs cost more because of labour and safety, not materials
- Decking replacement is the most common surprise line item
- Permit costs are small but real, and vary by municipality
- A second layer to tear off adds meaningfully to disposal cost
How much does a roof replacement cost? at a glance
Most single-family asphalt shingle replacements run $8,000 to $16,000, or roughly $4 to $6 per square foot installed. Roof size, pitch, the number of existing layers and the material chosen account for nearly all of the variation. Metal and synthetic slate systems start where asphalt ends.
- Typical project$8,000–$16,000What most homeowners end up paying once the job is scoped.
- Rate per square foot installed$4–$6Useful for sanity-checking a quote against the size of the job.
- Sources cited3Every figure on this page traces back to one of them.
- Last reviewedAugust 2026Prices move. This is when an editor last checked them.
Typical range
What the work costs
Estimate your how much does a roof replacement cost?
How roofers price the job
Roofing is quoted by the square, which is one hundred square feet of roof surface. A typical 2,000 square foot single-storey home has considerably more than 2,000 square feet of roof once pitch is accounted for, which is the first reason quotes surprise people.
What moves the number
- Roof size in squares, which is not the same as your home's floor area
- Pitch, since anything above 7:12 needs staging and slows the crew down
- Existing layers, because two layers double the tear-off and disposal
- Decking condition, priced per sheet and only known once the roof is open
- Material, from three-tab asphalt at the bottom to standing seam metal at the top
- Penetrations, valleys and dormers, each of which is a flashing detail
- Access, since a tight lot with no truck space adds labour
- Season, because peak demand after a storm moves prices as much as materials do
What the material costs, before anything else
Installed cost per square foot, from the same figures as the table below. Material is the one variable a homeowner chooses; almost everything else on a roof quote follows from the house itself.
dollars per square foot
Entry-level material, shorter rated life.
The default choice on most replacements.
Natural slate and clay tile are left off because they are quoted per project and the range is too wide to draw honestly.
Where the money goes
Materials and labour dominate, in roughly comparable measure on an asphalt job. Tear-off and disposal, permits, flashing and ventilation each take a smaller share. We do not publish precise percentage splits because they move considerably between markets and materials, and a made-up split would be worse than none.
Frequently asked questions
Is it cheaper to lay new shingles over the old ones?
Cheaper up front, yes, and it is allowed in many jurisdictions up to two layers. It also hides decking problems, shortens the life of the new roof, adds weight and can void a manufacturer warranty. Most of the contractors we speak to recommend against it.
Does a new roof pay for itself at sale?
Not fully. It typically returns a substantial portion of its cost in resale value and removes a common obstacle in a home inspection, but treat it as a repair rather than an investment.
When is the cheapest time of year to replace a roof?
Late winter and early spring, before the storm season fills every schedule. Prices in the weeks after a major hail event are the highest you will see.
Ready to compare roofing companies?
Sources and references
- 2026 contractor pricing collected across covered marketsRead August 2, 2026
- City of Dallas permit fee scheduleCity of Dallas · Read August 2, 2026
- Manufacturer published material specificationsGAF, CertainTeed · Read August 2, 2026
About this guide
- Originally published
- August 2026
- Last reviewed
- August 2026
- Written by
- Priya Nathan
- Reviewed by
- Marcus Reed
- Reading time
- 13 min
- Sources cited
- 3
About the author
Priya Nathan
Staff writer, remodeling and moving
Priya writes the remodeling, moving and cost guides. She spends most of her time reading contracts and estimates, which is where the differences between two apparently identical quotes usually turn up.
View all articles →Expert review
Marcus Reed
Expert reviewer, exteriors and structure
Reviewed this guide for technical accuracy. Review does not imply endorsement of any company named on TenBestFind.
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