How Much Does a Roof Replacement Cost? (2026)
A typical asphalt-shingle roof replacement costs about $5,000–$12,000 for an average home, or roughly $400–$700 per roofing square (100 sq ft) installed. Metal runs $800–$1,400 per square and tile or slate $1,000–$2,000. Roof pitch, tearing off old layers, and your region all move the price.
Replacing a roof is one of the biggest single home expenses most owners face, and the quotes can vary wildly for the same house. Understanding what you're paying for — material, roof size, tear-off, and labor — lets you compare bids fairly and spot an inflated one.
This guide breaks down roof replacement costs in 2026 by material and home size, explains what pushes the price up or down, and shows how to estimate your own roof in squares before the estimators arrive.
Key takeaways
- Average asphalt roof replacement: $5,000–$12,000.
- Asphalt runs $400–$700 per square; metal and tile cost far more.
- Most homes have 15–25 roofing squares.
- Tear-off of old layers, steep pitch, and region raise the price.
- Get your roof size in squares first, then multiply by the installed rate.
Skip the math
Get instant numbers with the Roofing Calculator.
Roof replacement cost by material
Material is the biggest price lever. Asphalt shingles dominate because they're affordable and reliable, but premium materials last decades longer for a much higher upfront cost.
| Material | Cost per square (installed) | Avg home (20 sq) | Lifespan |
|---|---|---|---|
| Asphalt shingles | $400 – $700 | $8,000 – $14,000 | 15–30 yrs |
| Standing-seam metal | $800 – $1,400 | $16,000 – $28,000 | 40–70 yrs |
| Clay/concrete tile | $1,000 – $2,000 | $20,000 – $40,000 | 50+ yrs |
| Slate | $1,500 – $3,000 | $30,000+ | 75–100 yrs |
What drives the price
Beyond material, several factors swing the total. Steeper and cut-up roofs with valleys and dormers are slower and less safe to work on, raising labor. Tearing off two or three old layers adds disposal and time. Structural repairs to decking, new flashing, and premium underlayment add up, and local labor rates vary widely by region.
- Roof pitch — steep roofs need staging and cost more per square.
- Tear-off — removing old layers adds labor and dump fees.
- Decking repairs — rotted sheathing must be replaced before shingling.
- Accessories — flashing, ridge vent, drip edge, and underlayment.
- Region — labor rates differ significantly by market.
How to estimate your roof
Roofers price by the square (100 sq ft of roof surface). Measure your home's footprint, multiply by a pitch factor for the slope, and divide by 100 to get squares — then multiply by the installed rate for your material. Our roofing calculator does this automatically so you can sanity-check any quote.