A new roof is a significant investment, with average costs ranging from $8,900 to $29,500, depending on factors such as the materials, the size and complexity of your roof, and your geographic location. The average cost for a 2,000-square-foot roof is approximately $21,400, taking into account all types of roof materials. Since roof replacement isn’t a one-size-fits-all project, understanding these price variations will help you set a realistic budget.
We recommend asking potential contractors about their experience, licensing, warranties, and insurance coverage to ensure a high-quality roof replacement. These questions will help you find the best professional for the job and maximize the value of your investment. Read our guide for more details on roof replacement costs and tips for selecting the right contractor.
Cost information in this article was calculated using RSMeans data from Gordian™. RSMeans is a construction cost database used by thousands of contractors to generate their project pricing.
Key Takeaways
- The average cost to replace a 1,500-square-foot roof is $16,075, depending on the material.
- The average cost to install a 1,500-square-foot asphalt shingle roof is $6,695.
- Labor costs account for about 60% of the total cost to replace a roof.
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How Much Does a New Roof Cost by Square Foot?
You should budget between $2,700 and $6,050 for every 1,000 square feet of asphalt shingles. You can calculate the cost of a new roof by determining the square footage of your current roof and then deciding on the type of material you want to replace your roof with. A larger roof means more materials and work, so bigger homes cost more.
Size is the largest cost determinant of your new roof, but our experience shadowing an Erie Home consultation revealed some other common, lesser-known cost considerations. We found that a home’s drip edge, sometimes called a drip lip, is a common cause of roof damage. Roofers often replace this in addition to the roof.
Below is a breakdown of the average cost of an asphalt shingle roof and the typical cost range by square footage of your roof.
| Square Feet | Price Range | Average Cost |
|---|---|---|
| 1,000 | $2,700–$6,050 | $4,464 |
| 1,100 | $2,970–$6,655 | $4,910 |
| 1,200 | $3,240–$7,260 | $5,356 |
| 1,500 | $4,050–$9,075 | $6,695 |
| 1,700 | $4,590–$10,285 | $7,578 |
| 2,000 | $5,400–$12,100 | $8,927 |
| 2,500 | $6,750–$15,125 | $11,159 |
| 3,000 | $8,100–$18,150 | $13,391 |
What Factors Affect the Cost of a New Roof?
The material you choose for your roof influences the cost more than any other factor. Nearly as important is the size of your roof, which affects the hours needed for the job and the overall labor costs.
A larger roof takes more time to replace. Contractors measure materials in roofing squares, which are 10-by-10-foot areas of 100 square feet. A 1,000-square-foot house with a 4/12 roof pitch typically has a roof of about 1,054 square feet, including the pitch and overhang. The costs given in this article take this into account.
The specific shape of your roof can also influence cost. If your roof is less accessible or the roof parts that need to be repaired or replaced are limited, a roofer typically charges more. Similarly, the project will be more expensive if the roof is steep or more than two stories high.
Cost by Material
Asphalt or composite shingles are the most common material because they’re inexpensive, lightweight, and easy to install. However, there are differences even among this type of shingle, with basic three-tab shingles on the lower end and 30-year or 50-year premium architectural shingles on the high end.
Metal and tiles are other popular roofing materials. Metal roofing is commonly made from aluminum or steel. Metal roofing costs can vary dramatically by the material type. Tile roofs are made from ceramic, clay, metal, wood, synthetic wood, slate, or concrete, and the cost of tile roofs largely depends on the material chosen. If you’re switching from a lightweight to a heavier roofing material, have a structural engineer check that your house can carry the new load.
Below are some of the most common roofing materials and their average prices per square foot. Note that roofers usually set prices in squares, which are 100-square-foot increments.
| Material | Average Cost (2,000 square foot roof)* | Cost per Square | Cost per Square Foot | Lifespan in Years |
|---|---|---|---|---|
| Laminated architectural asphalt shingles | $8,927 | $446 | $4.46 | 30–35 |
| 26-gauge ribbed galvanized steel/0.032 thick natural ribbed aluminum | $17,522 | $876 | $8.76 | 30–50 |
| 16-inch Blue & Red label cedar wood shingle | $21,769 | $1,088 | $10.88 | 30–35 |
| Glazed red mission tile roofing | $29,417 | $1,471 | $14.71 | 50–75 |
| Unfading grey/black metal roofing | $29,564 | $1,478 | $14.78 | 50–75 |
Cost by Roof Size
Naturally, the larger the roof, the more material and work required. According to the U.S. Census Bureau, the average size of a roof in the U.S. is about 1,700 square feet. The price range for an asphalt shingle roof of that size, as shown above, is $4,590–$10,285, with an average cost of $7,565.
The table below shows the average total price by roof size for roofs composed of the most common materials: asphalt, metal, wood, clay, and slate.
| Square Feet | Asphalt Price | Metal Price | Wood Price | Clay Price | Slate Price |
|---|---|---|---|---|---|
| 1,000 | $4,464 | $8,760 | $10,884 | $14,709 | $14,782 |
| 1,100 | $4,910 | $9,636 | $11,973 | $16,180 | $16,239 |
| 1,200 | $5,356 | $10,513 | $13,061 | $17,650 | $17,695 |
| 1,500 | $6,695 | $13,140 | $16,326 | $22,063 | $22,172 |
| 1,700 | $7,578 | $14,893 | $18,502 | $24,992 | $25,128 |
| 2,000 | $8,927 | $17,522 | $21,769 | $29,417 | $29,564 |
| 2,500 | $11,159 | $21,901 | $27,210 | $36,771 | $36,954 |
| 3,000 | $13,391 | $26,282 | $32,652 | $44,125 | $44,345 |
Labor Costs
Labor costs make up about 60% of the total expense of roofing costs. Factors such as the project’s complexity, including intricate roof designs, steep pitches, or architectural features such as dormers and skylights, can increase labor costs. These complexities require more skilled labor and can result in higher overall costs.
Experienced contractors with large teams and excellent reputations may charge higher prices than smaller, newer contractors. Also, consider regional differences in labor costs. Areas with higher living costs or a shortage of skilled roofers may have higher labor rates. Local building codes and regulations can impact labor requirements, affecting the overall cost.
Other Factors Affecting Roof Costs
When planning a roof replacement project, take into account additional costs beyond shingles, tiles, and labor. Below are additional roofing components and factors you may need to consider for your roof replacement:
- Debris disposal: The roofing contractor typically charges additional fees for removing and properly disposing of old roofing materials and any construction debris generated during the project.
- Drip edge installation: A drip edge, a metal trim installed along the roof’s edges, helps prevent water from seeping under the roofing materials and damaging the fascia and soffits.
- Flashing or pipe boots renewal: Flashing, typically made of metal, seals and protects areas where the roof meets vertical surfaces, such as chimneys, walls, or dormers. Replacing worn or damaged flashing and pipe boots prevents water intrusion and leaks.
- Gutter and downspout installation: If you must remove the existing gutters during the roof replacement, you’ll need to factor in the cost of reattaching or installing new gutters.
- Ice and water barrier installation: In regions prone to ice dams or heavy rainfall, you may need an additional ice and water barrier, which will increase material and labor costs.
- Permit acquisition: Depending on local building codes and regulations, you may need permits for your roof replacement project, which can add to the overall cost. The contractor typically handles this for you.
- Underlayment installation: A critical step in roof installation is laying down an underlayment, typically asphalt-saturated felt paper, over the wood decking. This material acts as a moisture barrier and provides a stable surface for shingle installation.
- Vent installation: Proper attic ventilation is crucial for a roof’s longevity. Installing roof or ridge vents may be necessary to maintain adequate airflow and prevent moisture buildup.
- Wood or truss replacement: Contractors must replace any damaged or deteriorated wood decking or framing. Depending on the extent of the required repairs, this additional carpentry work can add significant costs.
How To Quickly Calculate the Estimated Cost of Your New Roof
While most roofing contractors require a professional inspection to provide an estimate for a new roof installation, you can quickly calculate a working estimate to help you determine if you can afford the new roof you want. Use the three steps below as a starting point for your estimated roof installation cost:
- Determine the square footage of your home.
- Find the estimated roof square footage by multiplying your home’s square footage by the pitch multiplier, which is 1.12 for the typical residential roof.
- Multiply this by the average cost per square foot of your chosen roof material, which can be found in the cost per square foot column in the table above.
Should You Repair or Replace Your Roof?
Several factors come into play when deciding whether to repair or replace your roof, such as the age of your roof and how extensive the damage is. For example, if your roof is more than 15 years old and has missing or curling shingles, it may be time to replace it. However, if your roof is less than 10 years old and heavy rain or wind has just displaced a few shingles, you can probably get away with repairing it.
Signs You Should Repair Your Roof
Below are signs that indicate you should repair your roof instead of replacing it:
- It’s a newer roof: If your roof is less than 10–15 years old and the damage is minimal, a repair can extend its lifespan and save you from the significant cost of a full replacement. Most roofing materials have a lifespan of 20–25 years, so contractors can effectively repair relatively newer roofs with minor issues.
- The damage is minor and in a small area: If the damage to your roof is in a small area, such as a few missing or cracked shingles, minor leaks, or isolated areas of wear and tear, a repair is often a more cost-effective solution.
- The underlying structure is sound: If the underlying roof structure, such as the decking and framing, is in good condition, a repair may be sufficient to address any surface-level issues. However, a full replacement may be necessary if the underlying structure is compromised.
- You can afford repair costs: In some cases, the cost of repairing a roof may be substantially lower than a full replacement, making it a more economical choice, especially if you plan to sell your home soon. It may also be more practical if the repair cost is a fraction of the replacement cost.
Signs You Should Replace Your Roof
Here are signs that indicate a roof repair may not be sufficient and a full roof replacement may be necessary:
- It’s an old roof: Most roofing materials have a limited lifespan. If your roof is nearing the end of its expected service life, it’s usually more practical and cost-effective to replace it entirely.
- Multiple leaks and moisture issues are present: If you’re experiencing numerous leaks throughout your roof or signs of widespread moisture damage, such as water stains on ceilings or walls, it could indicate a more systemic issue with the roofing materials or underlayment. Attempting to repair individual leaks may only provide temporary relief, and a full replacement may be necessary.
- There are structural issues or deck damage: If the underlying roof structure, such as the decking or framing, has sustained significant damage or deterioration, a repair may not suffice. In these cases, a full replacement is necessary to address the structural issues and ensure the integrity and longevity of the new roof.
- There’s extensive damage: If your roof has sustained significant and widespread damage from severe weather events, such as hailstorms, high winds, or fallen trees, a repair may not be enough. A full replacement is often the most effective and long-lasting solution in these cases.
What Should You Look For in a Contractor When Buying a New Roof?
Knowing how to find a good contractor ensures a successful and long-lasting installation when investing in a new roof. You should look for a contractor with a good reputation, more than a decade of experience, and the ability to provide referrals when you ask. A contractor who has performed many roof inspections over the years is also something to look out for. Here are some other key factors to consider.
Brand of Shingle and Roof Material
The brand and quality of the roofing materials used can significantly impact the longevity and performance of your new roof. Research the materials and brands a contractor uses and their respective reputations for durability, energy efficiency, and weather resistance. A reliable contractor should offer a range of high-quality options from reputable manufacturers.
Customer Reviews
Online reviews and testimonials from previous customers can provide valuable insights into a contractor’s professionalism, communication skills, and overall quality of work. Pay attention to positive and negative reviews, and look for patterns indicating strengths or areas of concern.
Referrals From People You Trust
Word-of-mouth recommendations from friends, family, neighbors, or past customers who’ve recently had their roofs replaced can be invaluable. Personal referrals offer firsthand accounts of a contractor’s reliability, responsiveness, and work results.
Warranty
A reputable roofing contractor should offer warranties covering materials and labor. Ask about the specifics of their warranty, including the duration, scope of coverage, and any transferability options. A strong warranty demonstrates a contractor’s confidence in their workmanship and the quality of the materials.
Years in Business
Experience matters in the roofing industry. Look for a contractor with a proven track record spanning several years or even decades. Longevity in the business often indicates a stable company with a reputation for quality workmanship and customer satisfaction.
How To Get Your Money’s Worth on Roof Replacement
Replacing a roof is a significant investment, and you want to get the most value for your money. Consider the tips below on how to get your money’s worth for your next roof replacement.
Explore Homeowners Insurance Claim Options
Your homeowners insurance policy might cover repair or replacement costs if your roof’s damage was due to severe weather or fallen trees. Before getting your roof replaced, looking into your insurance claim options is a good idea. Contact your insurance provider to learn about the process for filing a claim for roof damage. Many insurers will send an adjuster to assess the damage and determine if your policy covers it. If approved, your insurance provider may pay for part or all of the roof replacement expenses, which could save you a significant amount of money.
Remember to meet specific requirements and deadlines, take photos of the damage, and provide detailed information promptly to strengthen your claim. If your claim is approved, your insurance provider may give you a list of preferred or approved roofing contractors.
Even if your insurance claim is approved, you may still need to pay the deductible stated in your policy and consider the potential long-term impact on your insurance premiums. By exploring your homeowners insurance claim options, you may be able to reduce the out-of-pocket costs for your roof replacement and ensure that any covered damages are properly taken care of.
Negotiate For a Lower Cost
Once you’ve thoroughly analyzed the quotes and identified your preferred contractors, it’s time to negotiate for the best possible price. Here are three effective strategies:
- Bundle services: If you have additional home improvement projects in mind, such as gutter replacement or exterior painting, consider bundling these services with a roof replacement. Contractors may be more inclined to offer discounts or package deals when presented with a larger scope of work. Ensure the bundled services are clearly outlined in the revised quote and the pricing remains competitive.
- Leverage competition: Present the competing quotes to your top contractors and express your willingness to work with them if they match or beat the lowest quote from another company. Reputable contractors may be willing to sharpen their pencils and offer more competitive pricing to secure the job. Avoid revealing the specific contractor names, as this could strain relationships or lead to accusations of undercutting.
- Negotiate payment terms: Explore payment options that may benefit the contractor, such as offering a larger upfront deposit or agreeing to pay in full upon completion. Some contractors may be willing to provide a discount in exchange for more favorable payment terms that improve their cash flow. Ensure that any agreed-upon payment terms are documented in the contract to avoid misunderstandings or disputes.
Understand the Limits of DIY
The allure of cost savings may tempt you to consider a do-it-yourself (DIY) approach to roof replacement, but it’s essential to recognize that you need specialized knowledge, experience, and equipment to do the job correctly. Attempting a DIY roof replacement is rarely a good option for the following reasons:
- There are safety risks: Roofing is a hazardous task that involves working at high heights, handling heavy materials, and navigating steep slopes. Without proper training and safety equipment, you risk severe injuries.
- You lack the proper expertise and experience: Professional roofing contractors have extensive training, specialized tools, and years of experience in handling various roofing systems, materials, and project complexities. Attempting a DIY roof replacement without this expertise can lead to costly mistakes and subpar results.
- You may compromise the roof’s integrity: Improper DIY installation techniques or the use of substandard materials can compromise the roof’s structural integrity, leading to potential leaks, moisture damage, and premature failure.
- You may not do it up to code: Building codes and regulations governing roof installations are complex and vary by location. Failure to comply with these codes can result in costly fines, legal issues, and potential issues when selling the property.
- You may void your roof’s warranty: Most reputable roofing material manufacturers require installation by licensed and certified contractors to honor their warranties. A DIY installation may void these warranties, leaving you without recourse in case of premature material failure.
Get 3–5 Quotes
To ensure a fair price for your roof replacement, get quotes from three to five reputable roofing contractors. Provide detailed project information for accurate quotes. Consider warranties, material quality, and contractor expertise when reviewing the quotes. This will help you choose the best value for your investment.
FAQs About New Roof Costs
When is the best time of year to get a new roof?
The timing of your roof replacement can greatly impact the project’s cost and quality. Roofing contractors may charge higher prices and have longer wait times during spring and summer, their peak seasons. Lower demand in the fall and winter can lead to better deals and pricing for homeowners. Winter is often a good time for roof replacement, as contractors tend to have the least amount of projects.
Scheduling your roof replacement during off-peak times could help you get more competitive quotes and receive priority scheduling from contractors looking to keep busy.
What does your work agreement actually tell you?
The work agreement from your roofing contractor tells you the scope of the job, lists the materials necessary to complete the job, and provides itemized costs for the job. When reviewing a roofing contractor’s quote, carefully examine the details beyond the total cost.
Pay attention to the fine print for potential hidden costs or exclusions. Ensure the quote clearly outlines the scope of work, materials, labor costs, and additional fees. Compare quotes side by side to identify significant differences. Reputable contractors provide detailed, transparent quotes that align with industry standards.
How does a new roof affect the value of your home?
In general, replacing an old or damaged roof will increase the value of your home. At the very least, you can expect a healthy return on investment if you decide to sell. According to the 2024 Journal of Light Construction Cost Vs. Value report, a new asphalt shingle roof provides a return on investment of 56.9%, while a new metal roof provides an ROI of 48.1%.
How long does a new roof project take?
Replacing a roof can take one day to a week or longer, depending on the scope of the job, the size of the roof, the availability of materials and workers, and the time of year. The most time-consuming part of the job is scheduling an inspection, negotiating a price, working with your homeowners insurance company, and scheduling the work. The beginning phase of the job could take a month or longer, depending on how busy your contractor’s schedule is and how efficiently your insurance company processes claims.
