How Much Does a Roof Replacement Cost?
Most homeowners spend $10,000–$20,000 on a full roof replacement, or roughly $6.30–$12.30 per square foot on average. Asphalt shingles sit at the low end of that range; standing-seam metal, clay tile, and slate sit well above it. The calculator above splits material, labor (~60% of the material-plus-labor total), tear-off, and optional extras so you can see which line items move the number.
Cost by Roofing Material
| Material | Sub-type | Cost per sq ft |
|---|---|---|
| Asphalt shingles | 3-tab | $3.43 – $4.65 |
| Asphalt shingles | Architectural | $4.11 – $5.57 |
| Asphalt shingles | Premium architectural | $4.39 – $5.95 |
| Metal roofing | Corrugated aluminum | $6.03 – $8.15 |
| Metal roofing | Metal shingles | $7.69 – $10.41 |
| Metal roofing | Standing seam | $18.11 – $24.50 |
| Tile roofing | Concrete tile | $6.27 – $8.49 |
| Tile roofing | Clay tile | $9.09 – $12.29 |
| Wood | Shakes | $6.47 – $9.12 |
| Wood | Shingles | $6.02 – $8.14 |
| Slate | — | $23.49 – $31.77 |
Architectural asphalt is the default here because it is the most common replacement product in the US. 3-tab is cheaper and thinner. Premium architectural adds a thicker mat and a longer warranty. Tile and wood need more structure underneath; slate is a specialist install with a matching disposal cost.
Labor Costs Explained
Labor is typically about 60% of the combined material-and-labor total. The calculator back-calculates that from the material line: labor = material ÷ 0.4 × 0.6. A $9,000 combined job is roughly $5,400 labor and $3,600 material. Those figures are planning ranges — a licensed crew’s hourly mix is often around $130/hr for a roofer and $35/hr for a laborer, but the live estimate uses the 60/40 split rather than an hourly clock.
Two-story homes add about 10–15% to labor because staging and fall protection take longer. Three-or-more stories add about 20–25%.
Cost by Roof Size, Height & Pitch
Steeper pitch increases true roof area beyond the house footprint. A 6/12 pitch multiplies footprint by about 1.118 — the same factor the Roof Pitch Calculator uses. Multi-story homes also raise labor time, not the material rate itself.
| Footprint | 6/12 roof area | What changes |
|---|---|---|
| 1,200 sq ft ranch | ~1,340 sq ft | Single-story labor, smaller dumpster |
| 1,800 sq ft two-story | ~2,010 sq ft | +10–15% labor surcharge |
| 2,400 sq ft two-story | ~2,680 sq ft | More squares, same surcharge |
| 2,000 sq ft at 12/12 | ~2,830 sq ft | Steep-slope access and more area |
Cost by Location
The zip field maps to these regional bands (midpoint used in the live math). Directional adjustment only — always confirm with a local contractor.
| Region | Adjustment vs. national average |
|---|---|
| Northeast US | +10% to +20% |
| West Coast / Mountain West | +5% to +15% |
| Texas | −5% to +5% |
| Florida | +10% to +25% |
| Midwest / South (non-coastal) | −10% to 0% |
| Canada | +5% to +15% (CAD) |
| UK | Priced in £/m² — pitched £72–£120, flat £40–£75 |
| Australia | +10% to +20% (AUD) |
UK mode defaults toward tile, which is the typical replacement product there, and uses a postcode-area dropdown instead of a US zip.
Roof Removal & Tear-Off Costs
| Existing material | Removal cost per sq ft |
|---|---|
| Asphalt shingles | $0.39 – $0.53 |
| Tile roofing | $1.45 – $1.97 |
| Wood shakes / shingles | $0.50 – $0.68 |
| Slate | $1.21 – $1.63 |
| Metal roofing | Usually installed over, or minimal removal |
Two-layer tear-off applies the rate twice. Installing over existing material (where code allows a second layer) skips this line, but the crew cannot inspect the deck until later — and many jurisdictions cap overlays at two layers total.
Other Costs That Can Add to Your Total
These extras are optional in the calculator because they are often discovered after tear-off, not in the first walkaround.
| Add-on | Unit | Cost |
|---|---|---|
| Decking replacement | per sq ft | $2.20 – $3.00 |
| New underlayment | per sq ft | $1.50 – $2.10 |
| Ice & water barrier | per sq ft | $1.87 – $2.53 |
| Fascia replacement | per linear ft | $4.25 – $8.62 |
| Soffit replacement | per linear ft | $2.80 – $5.28 |
| New flashing | per linear ft | $9.00 – $11.00 |
| Pipe boots | per unit | $63 – $85 |
Your contractor won’t know if decking or underlayment needs replacing until the old roofing is removed — this is commonly an added cost after the initial quote, not part of it. Fascia, soffit, and flashing use estimated perimeter unless you enter it; pipe boots default to two vents.
Signs You Need a Roof Replacement
Missing or cupped shingles, repeated leaks after patching, granules collecting in gutters, daylight through the deck from the attic, or a roof that is at or past its warranty life are the usual triggers. A second overlay on an already-layered roof is often the point where replacement is cheaper than another patch cycle. Storm damage can also make replacement the cleaner insurance path than scattered repairs.
Does a New Roof Lower Home Insurance?
Often, yes — a new roof reduces the policy’s largest water-intrusion risk. Some states and carriers offer credits or grants for impact-rated or fortified roofing. Age discounts vary by company, so confirm the credit with your insurer before you pick a product line. The calculator does not estimate premium savings.
Don't Forget Your Gutters
Failing gutters can push water back under new shingles and rot fascia the week after a replacement. New gutter installation typically runs $5–$14 per linear foot. If fascia is already in the add-on list, ask the same crew for a gutter number while the ladders are up.
Frequently Asked Questions
How much does it cost to replace a roof?
Most homeowners spend $10,000–$20,000 on a full roof replacement, or roughly $6.30–$12.30 per square foot on average — though asphalt shingles run considerably cheaper ($3.40–$5.95/sq ft) and premium materials like slate run much higher.
What’s the cheapest roofing material?
3-tab asphalt shingles are the most affordable option at $3.43–$4.65 per sq ft, though they carry a shorter lifespan than architectural or premium shingles.
How much of the cost is labor?
Labor typically makes up about 60% of total roof replacement cost. A $9,000 project usually includes roughly $5,400 in labor.
Does tear-off cost extra?
Yes — removing and disposing of the old roof adds $0.40–$2.00 per sq ft depending on material, or your contractor may be able to install over up to two existing layers where local code allows, skipping this cost.
What other costs might come up during a roof replacement?
Decking repair, new underlayment, ice & water barrier, fascia/soffit replacement, flashing, and pipe boots are common additions your contractor may find necessary only after the old roofing is stripped off — none are guaranteed to apply, but it’s worth budgeting a contingency.
Does roof size, height, or pitch affect cost?
Yes — a steeper pitch increases the true roof area beyond the home’s footprint, and multi-story homes cost more to roof because materials and safety setup take longer to move into place.
Does location affect roof replacement cost?
Yes, by 10–25% in either direction — labor rates, permitting, and local code requirements (like Florida’s hurricane fastening rules) all shift pricing by region.
Will a new roof lower my home insurance?
Often, yes — a new roof reduces your policy’s biggest risk factor, and some states offer credits or grants for impact-rated or fortified roofing. Confirm specifics with your insurer.
Should I replace my gutters at the same time as my roof?
It’s worth considering — failing gutters can force water back under new shingles and damage fascia. New gutter installation typically runs $5–$14 per linear foot.
How much does a roof replacement cost in the UK?
UK pitched-roof replacement typically runs £72–£120 per m² (around £5,000–£9,000 for an average home); flat roof replacement is cheaper at £40–£75 per m².