Roof Replacement Cost Calculator
Estimate roof replacement by area, pitch and material. Get a realistic planning range in seconds, then get real quotes from vetted local pros.
How much does a roof replacement cost? Most homeowners pay between $9,000 and $18,000 for a new roof, or roughly $4 to $11 per square foot, though a small asphalt shingle roof can start near $5,500 and a large slate or metal roof can pass $30,000. A new roof is one of the largest home expenses most owners ever face, and the average cost to replace a roof swings widely because so much rides on what you cannot see from the driveway: the true size in squares, the pitch, the roofing material, how many old layers come off, and the state of the wood deck underneath. Labor alone is usually 50 to 60 percent of the bill. This calculator gives you a roof replacement estimate before the first roofer walks your property.
What affects roof replacement cost
The headline size of the job is only part of the story. Two jobs that look identical can be quoted very differently based on access, condition and how much cleanup is involved. Here is what a crew is actually pricing when they quote you.
Roof size in squares
Roofing is priced by the square, which is 100 square feet of roof surface, not floor area. A bigger or more cut-up roofline has more squares to cover, so square footage is the starting point for any roof replacement cost.
Pitch and complexity
A steep roof is slower and riskier to work, and valleys, dormers, hips and skylights all add labor over a simple gable roof of the same size.
Roofing material
Asphalt shingles are the base. Metal, tile, slate and synthetic sit well above them, both for material and for the skill the install takes. Material choice can double or triple the price of the same roof.
Labor and local rates
Labor is 50 to 60 percent of a roof replacement, so local wage rates and demand move the total as much as the roof itself. The same roof costs more in a high-cost metro, or right after a storm when roofing contractors are booked solid.
Tear-off and layers
Stripping the old roof adds labor and disposal. Two or three existing layers, or heavy tile, cost more to remove than a single shingle layer.
Deck condition
If the plywood or planking under the shingles is rotten or soft, it has to be replaced before the new roof goes on, and it is the surprise line item most quick quotes miss.
Flashing and details
New flashing, drip edge, vents and pipe boots are what keep a roof from leaking. Doing them right adds cost that a bargain quote often skips.
Permits and inspection
Most cities require a permit and a final inspection for a full roof replacement. Permit fees, and any code upgrades the inspector calls for, are real line items a bargain quote sometimes leaves out.
Roof replacement cost by size
A quick reference for how the planning range shifts with size, at standard conditions and before extras. Use the calculator above to fine-tune it to your job.
| Job size | Typical roof size | Planning range | What it looks like |
|---|---|---|---|
| Small | ~15 squares | $7,015 – $9,490 | Simple single-story roof, roughly 10 to 18 squares, low pitch, asphalt shingle. |
| Medium | ~25 squares | $11,690 – $15,810 | Typical family home, roughly 20 to 28 squares, standard pitch and one tear-off layer. |
| Large | ~36 squares | $16,830 – $22,770 | Large or steep roof, 30 squares and up, complex lines or premium material. |
Typical US ranges from public cost data. Real quotes move with region, season and the specifics of your site.
Roof replacement cost by material
Roofing material is the single biggest swing in a roof replacement cost. Here is how the common options compare on installed price per square (100 square feet of roof), before pitch and tear-off.
| Roofing material | Cost per square (installed) | Lifespan | Best for |
|---|---|---|---|
| Asphalt 3-tab shingle | $350 to $500 | 15 to 20 years | Tight budgets and quick replacement |
| Architectural shingle | $450 to $700 | 25 to 30 years | Most homes, the default upgrade |
| Metal (standing seam) | $900 to $1,600 | 40 to 70 years | Longevity and low upkeep |
| Concrete or clay tile | $1,000 to $2,000 | 50+ years | Hot or coastal climates, curb appeal |
| TPO or flat membrane | $500 to $900 | 20 to 30 years | Flat and low-slope roofs |
| Slate | $1,500 to $3,000 | 75+ years | High-end and historic homes |
Installed cost per square from typical US pricing, material plus labor. A square covers 100 square feet of roof. Use the calculator above for a size-based total.
What roof replacement includes, and what costs extra
A low quote and a high quote often differ less on price and more on what is actually in the number. Confirm where these land before you compare.
- New shingles or panels and underlayment
- Standard flashing, drip edge and vents
- Tear-off haul-away and a nail-magnet sweep
- Basic cleanup of the work area
- Full tear-off of multiple old roofing layers
- Replacing rotten or soft roof decking
- New skylights, chimney or valley flashing
- Permits, inspection and code upgrades
- Gutter Cleaning Cost Calculator → gutters are often serviced with a new roof
- Roof Soft Washing Cost Calculator → to clean the roof instead of replacing it
Roof repair vs full replacement
A full roof replacement is not always the answer. If the roof is generally sound and the problem is localized, a roof repair such as patching a leak, replacing a section of shingles, or redoing flashing runs a few hundred to a couple of thousand dollars, a fraction of a full replacement. Repair makes sense on a newer roof with isolated storm damage.
Choose a full roof replacement when the roof is near the end of its lifespan, leaking in several spots, showing widespread curling or missing shingles, or sitting on a failing deck. A good roofing contractor will inspect and tell you honestly which one you need, and a written inspection helps if you are filing an insurance claim. Use the roof replacement cost calculator above to price a full replacement, and get a separate repair quote if a fix is all you need.
How to save on roof replacement
- 1Book in the off-season. Crews quote lower when the calendar is slow. If the job is not urgent, waiting for the quiet months is the easiest way to save.
- 2Get three quotes. Pricing for the same job routinely spreads by hundreds of dollars. Three quotes keeps everyone honest.
- 3Bundle nearby work. A crew already set up at your property will price a second job far cheaper than a separate visit.
- 4Be flexible on scheduling. Filling a gap in a crew's week is worth a discount to them, and to you.
Before you hire
Get proof of liability insurance in writing, be wary of anyone demanding a large deposit up front or quoting sight-unseen, and prefer a pro who walks the job and puts the scope in writing. A legitimate contractor will never need the full amount before the work is done.
- Walks the site before pricing it
- Puts the full scope in writing
- Shows current liability insurance
- Charges a reasonable deposit, if any
- Quotes a firm price sight-unseen
- Demands the full amount up front
- Cannot show proof of insurance
- Pressures you to decide today
How this estimate is calculated
This calculator does not phone home or track you. When you press Calculate, the size, difficulty and extras you pick are sent to our server, run through a transparent cost model, and returned as a low-to-high planning range. It is deliberately a range, not a single number, because the same job is priced differently by every crew and every region.
The ranges come from public US cost data and current contractor pricing, cross-checked against real quotes, and the review team re-checks them as prices move. Treat the output as a solid planning range, then get local quotes to pin down the exact number for your job, region and season. Read the full methodology for how we build and check every tool.
Roof Replacement Cost Calculator FAQ
How accurate is this estimate?
It is a planning range, not a quote. It is calculated server-side from the size, difficulty and extras you choose, using a cost model built from public US cost data and real quotes. Always get local quotes before you budget firmly.
Is the calculator free?
Yes, completely free, with no account and no tracking. We make money when you choose to get matched with local pros, which is always optional.
Why do quotes vary so much?
Access, condition, region and season all move the price, sometimes by 30 to 50 percent for the same job. That is why we show a range and recommend three quotes.
How much does a new roof cost?
The cost for a new roof is $9,000 to $18,000 for most homeowners, with the average cost to replace a roof around $10,000 to $12,000 for a standard asphalt shingle roof. Expect roughly $4 to $11 per square foot installed. A small, simple roof can start near $5,500, while a large home in premium metal or slate can pass $30,000.
How much does a roof cost per square foot?
Roof replacement runs about $4 to $11 per square foot installed, material and labor combined. Roofers price by the square, which is 100 square feet of roof surface, so a typical 20-square roof at $500 per square is about $10,000. Steeper pitch, premium material and a full tear-off push the per-square-foot number up.
How long does a roof last?
It depends on the material. Asphalt 3-tab lasts 15 to 20 years, architectural shingles 25 to 30, metal 40 to 70, tile 50 or more, and slate 75-plus years. Climate, ventilation and install quality all affect how long a roof lasts before it needs replacing.
How many squares is my roof?
A square is 100 square feet of roof surface. Roof area is larger than your floor plan because of pitch and overhangs, so a pro measures the actual roof, not the house footprint, to count squares.
Tear-off or roof-over?
Roofing over an old layer is cheaper but hides problems and adds weight, and many codes allow only one overlay. A full tear-off costs more but lets the crew inspect and fix the deck, which is usually the better long-term call.
Does homeowners insurance cover a roof replacement?
Insurance often covers a roof replacement caused by a covered event like a storm or fallen tree, but not age or normal wear. Get a professional inspection and read your policy before assuming a claim will pay, and document any storm damage with photos.
What are the signs I need a new roof?
Curling, cracked or missing shingles, granules collecting in the gutters, daylight or water stains in the attic, sagging areas, and a roof past its expected lifespan are the classic signs. If several show up at once, get an inspection.
How long does a roof replacement take?
Most asphalt shingle roofs on an average home are torn off and replaced in one to three days, weather permitting. Larger, steeper or premium-material roofs, or ones that need deck repairs, take longer.
What factors affect roof replacement cost the most?
The biggest factors are roofing materials and labor. Materials range from budget asphalt shingles to premium metal, tile and slate, and installation labor costs are typically 50 to 60 percent of the total. Roof size, pitch, tear-off, deck repairs and additional details push the average roof replacement higher or lower depending on your home, and a bigger or steeper roof can increase both material and labor. A new roof also adds resale value, which is worth weighing against the cost.
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