How Much Does It Cost to Replace a Roof?
$5,688 - $12,238
$5,688 - $12,238
Updated July 28, 2022Reviewed by Dan DiClerico, Smart Home Strategist and Home Expert.
Roofs typically last 20 to 30 years, with the national average to replace a roof costing $8,944 and the prices ranging between $5,688 and $12,238. Installation fees and roof materials will make up the bulk of the project total, with your house size and location also affecting the price.
2022 Notice: Material Prices Are Surging
Demand for siding and other building materials has grown over the past year. And as a result, manufacturers are increasing materials prices. Prices have gone up 5% to 10% this year, and many parts of the country are experiencing long delivery times. If you're planning a building project, we recommend starting as early as possible in the season, preparing for potential price fluctuations, and allowing extra time to order materials.
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|Typical Range||$5,688 - $12,238|
|Low End - High End||$300 - $45,000|
Cost data is based on actual project costs as reported by 54,061 HomeAdvisor members.
Many factors contribute to the cost of replacing a roof, including labor, materials, your home’s size and location, and which features or add-ons you include.
|Labor||$150 – $300 per square|
|Materials||$5,700 – $30,000|
|Home Size (1,000 sq. ft – 3,000 sq. ft.)||$4,000 – $16,000|
|Location||$2,500 – $28,000|
|Additional Elements (Layers, Pitch, Repairs)||Varies|
Up to 60% of your roof replacement budget will be labor-related. Depending on which product you're installing and the home's structural integrity, installation fees can range from $150 to $300 per square, or around $1.50 to $3 per square foot. Note that 100 square feet is also known as "a roofing square," so your roofer may give you a quote on a "per square" basis. Estimates also include removing the old roof or existing shingles, making spot repairs, and installing the new replacement.
"Most homeowners replace their roof because it's old and unattractive,” says Dan DiClerico, HomeAdvisor Smart Home Strategist and Home Expert. “If you like the look of your existing roof but have a leak or other isolated issue, you're better off making a spot repair versus a full replacement."
Materials will make up around 40% of your total cost. If you're using the same product type to replace the roof, you'll usually complete the project without much fuss. But if you're replacing a lighter product (asphalt, for example) with a heavier one (such as slate or clay), you'll need to make sure the structure and frame can support the material by having a pro inspect and strengthen your framing and trusses.
Asphalt shingles: It's the most common type of roofing material, with asphalt shingles costing around $5,750–$12,200. It's the least expensive, easy to install, lightweight, and DIY-friendly. If you install it yourself, the cost averages $2,000–$4,000. Asphalt is also more recyclable now than in the past.
Metal roofs: A high-end option that's also a good long-term investment, metal roofs cost $5,700–$16,200. They're resistant to climate conditions and have many attractive options. However, copper develops a patina over time and costs more than the average, at around $25,000+.
Cedar: It’s about $16,000–$27,000. Cedar shakes are sought after for their gorgeous and natural appearance, but they're also high maintenance, deteriorate quickly, and are prone to fire. They also require treatment to resist insects and mold. The good news? Replacing cedar shake shingles is easy to DIY.
Slate: A slate roof costs $5,800–$24,000 for the average home. If you opt for synthetic slate, it's $12,000–$30,000. Slate has a long life expectancy, natural appearance, and is popular in larger houses.
The removal of an old roof can cost $1 to $5 per square foot. The job averages $1,000 to $1,500. Some contractors charge hourly, which can run from $40 to $80 per hour. Also, if you have rotting timbers or need new supports for a heavier material, you can expect to pay an extra $1,000 to $10,000, depending on what sort of repair or reinforcement it requires.
Pros often factor removal into the project quote alongside replacement. The rate fluctuates based on material, location, complexity and workload. Removing the old shingles is the hardest part of the job no matter if you're a contractor or a DIYer. While doing it yourself can save about $1,000, pros can do the job safely and efficiently. See our shingle removal tips for more insights.
The cost to replace or install a roof goes up as the home size increases. But note that your roof size won't match the area of your house since you'll need to take into account the overhang, which is how much the roof edge extends beyond the siding. While most homes have an overhang, the length will depend on the roof's architectural style (slate roofs usually have the most extended overhangs). You'll also need to consider the pitch, which is a measure of how steep the roof is.
The estimates in the following chart are based on architectural shingles for a pitch of 4/12 on a single-story home.
|House Size by Square Foot||Average Price Range for Roof Shingles|
|1,000||$4,000 – $5,500|
|1,100||$4,200 – $6,000|
|1,200||$4,500 – $6,500|
|1,500||$5,500 – $8,000|
|1,600||$6,000 – $8,500|
|1,700||$6,500 – $9,000|
|1,800||$6,700 – $9,500|
|1,900||$7,000 – $10,000|
|2,000||$7,400 – $10,500|
|2,500||$9,000 - $13,000|
|3,000||$11,200 – $16,000|
Your geographic location can affect the cost of replacing your roof. For example, if you live in an area with regular, heavy snowfall, you may need additional underlayment or ice barriers to protect your roof. But if you live in a hotter climate, high temperatures may limit what materials you can use (for example, asphalt shingles—prone to cracking—may not work for you).
Similarly, if you live in an area that suffers from hail storms, tornadoes, or hurricanes, you'll find the roof cost can fluctuate depending on the season and demand. Lastly, your state or municipality may have certain permits, materials, or installation requirements that can affect the total price.
The table below provides roofing price ranges based on your state.
|State||Average Price Range for a Roof Replacement|
|Alabama||$4,600 – $11,700|
|Alaska||$6,700 – $9,500|
|Arizona||$10,000 – $20,000|
|Arkansas||$2,500 – $9,000|
|California||$12,000 – $28,000|
|Colorado||$6,300 – $12,300|
|Connecticut||$5,500 – $11,500|
|Delaware||$5,000 – $10,000|
|Florida||$8,000 – $16,500|
|Georgia||$5,000 – $9,500|
|Hawaii||$4,500 – $13,600|
|Idaho||$5,600 – $16,200|
|Illinois||$6,000 – $13,000|
|Indiana||$5,500 – $12,000|
|Iowa||$6,500 – $14,000|
|Kansas||$4,900 – $9,200|
|Kentucky||$5,200 – $9,300|
|Louisiana||$5,500 – $11,800|
|Maine||$3,000 – $11,000|
|Maryland||$4,500 – $9,500|
|Massachusetts||$5,400 – $10,700|
|Michigan||$6,550 – $11,900|
|Minnesota||$5,500 – $12,000|
|Mississippi||$5,800 – $11,400|
|Missouri||$4,900 – $10,000|
|Montana||$6,500 – $15,800|
|Nebraska||$5,700 – $11,300|
|Nevada||$3,500 – $8,700|
|New Hampshire||$6,000 – $13,100|
|New Jersey||$5,800 – $10,000|
|New Mexico||$6,600 – $11,600|
|New York||$5,500 – $11,100|
|North Carolina||$5,700 – $11,800|
|North Dakota||$8,400 – $10,500|
|Ohio||$5,000 – $10,000|
|Oklahoma||$5,800 – $14,000|
|Oregon||$6,500 – $14,000|
|Pennsylvania||$5,000 – $10,500|
|Rhode Island||$5,200 – $9,800|
|South Carolina||$4,800 – $9,500|
|South Dakota||$5,500 – $10,200|
|Tennessee||$4,500 – $9,500|
|Texas||$4,400 – $16,000|
|Utah||$6,500 – $13,000|
|Vermont||$6,000 – $10,000|
|Virginia||$5,000 – $10,500|
|Washington||$4,200 – $21,000|
|West Virginia||$6,000 – $10,000|
|Wisconsin||$5,500 – $11,000|
|Wyoming||$7,000 – $17,000|
Your roofing pro will consider the pitch, layers, skylights, chimneys, and other penetrations when preparing a quote. These factors add area and hours of labor to your overall project total.
Also known as a roof slope, “pitch” is the angle of your roof. Generally, the steeper the pitch, the more roof area to replace. You can calculate this by the number of inches the roof rises vertically for every 12 inches it extends horizontally. For example, a roof that’s 4 inches up for every 12 inches out is a 4/12 pitch.
A single roof can have multiple pitches. To get the height and pitch of your roof without climbing up there, you can measure from the ground with a weighted string and take measurements in your attic. Plus, if you know these dimensions before speaking with your local pro, you'll likely get a much more accurate quote.
Rather than stripping the roof completely, layering means laying a new shingle roof on top of the old one. While layering shingles can save you money now, they’ll eventually have to be removed, adding to your future roofing costs. There are other disadvantages to keep in mind when opting for a layered roof:
Harder to detect damage, like rotting wood, algae, or leaks
Adds weight to your house, which isn't good if you live somewhere with heavy rain and snowfall
Gets hotter because the heat gets trapped between the layers
May shorten your shingle warranty
Also known as penetrations, the more you have, the more you can expect to pay. While smaller pipes and vents won't add much to the overall project cost, bigger penetrations like skylights, chimneys, plumbing pipes, or other features will cost more. Among these, the most popular choice is a fixed skylight, costing up to $150 for a unit with labor fees starting at $500. The price will increase based on the roofing material, roof accessibility, and your home's structure.
If you're not sure whether you need to repair or completely replace your roof, check out this guide on roof repair costs. The national average to repair a roof is around $1,000, with most homeowners spending between $380 and $1,680. Minor roof repairs will cost you between $150 and $400, with labor costs around $45 to $75 per hour.
In the short term, replacing a roof is a good investment because it updates your home's curb appeal. In the long run, it can prevent leaks, mold, and too much weight on the structure of your home, particularly if you live in an area that rains or snows a fair amount.
Also, it can increase your home value, with 32% of real estate agents saying a new roof helped clinch a deal for them and about 18% of homeowners reporting a roof installation before selling their home.
While a DIY roof replacement project could cost you between $2,500 to $5,000, the average cost to hire a local roofing installation pro lands around $5,000 to $10,000. Whether you're a DIY-er or professional roofer, the hardest part of the job will always be to remove the old shingles. Doing this yourself could save you $1,000, but a pro will do it without delay and proper safety precautions.
Roofing is a big job that could lead to unexpected setbacks and complications, such as the following:
Finding damaged timber in the framing or deck
Learning that your new products won’t be delivered on time
Installing the wrong product for your slope, frame, or environment (see these tips on choosing the right type of roof shingles)
Taking unnecessary safety risks
Due to these potential roadblocks, many people choose to leave it to the pros. Professional roofing contractors will make sure that:
You get the right product for your house.
The project runs smoothly and according to schedule.
Any potential problems are caught and corrected on time.
The construction crew takes timely and accurate steps in the building process.
Proper safety guidelines are followed.
While you can manually calculate how much roofing you need, the margin of error is quite small. We recommend leaving roof calculation up to a local roofer; they have the training, expertise, and experience to know exactly how much you need, ensuring you don’t waste money or time.
You don’t need to measure your entire roof to calculate your roof’s pitch. Use an 18- or 12-inch measure tape or level, measure one foot horizontally, then measure the vertical rise over that distance. If it rises 4 inches, for example, in the first 12 inches, your roof’s pitch is 4/12, or ⅓.
Roof flashing is a crucial material every roof needs because it directs moisture away. Flashing replacement costs $200 to $500 per project area. Project areas are like valleys in the structure and features like chimneys and skylights. When you replace your roofing, you'll want to replace the valley flashing and any cracked or rusted materials. If you’re unsure about replacing your flashing, hiring a local roof inspector is around $125 to $325 for roof inspection costs.
You should replace your roof every 20 to 30 years. However, your roof type plays a big role in how often you should replace it:
Asphalt shingles last 12–20 years
Cedar shingles last about 30 years
Metal roofs last 40–70 years
Slate roofs can last 75 to 200 years
It takes about one to 12 days to replace a roof. However, your timeline depends on several factors, including:
The size of your home
Materials and roofing services availability/scheduling
Your roof’s pitch and unique architecture
Your pro can give you an accurate estimate before beginning your roof replacement.