How Much Does a New Roof Cost?
A new roof is one of the largest home repair expenses - often $8,000 to $30,000+. This calculator estimates your roof cost based on size, material, pitch, and whether you need to remove the old roof.
Roof Cost by Material (2026 US)
| Material | Cost per Sq Ft (installed) | Lifespan |
|---|---|---|
| Asphalt shingles (3-tab) | $4-$6 | 20 years |
| Asphalt shingles (architectural) | $5-$8 | 25-30 years |
| Metal (standing seam) | $10-$18 | 40-70 years |
| Metal (corrugated) | $6-$10 | 30-45 years |
| Clay tile | $15-$25 | 50+ years |
| Concrete tile | $10-$18 | 40-50 years |
| Slate | $20-$40 | 75-100+ years |
| Wood shake | $10-$15 | 25-40 years |
Worked Example: 2,000 sq ft Roof
- Roof area: 2,000 sq ft (includes pitch factor)
- Material: Architectural shingles ($6.50/sq ft)
- Removal of old roof: $1,500
- Underlayment + flashing: $800
- Labor: included in $6.50 figure
- Total: $15,300
Additional Cost Factors
- Roof pitch - steep roofs (8/12+) add 20-30%
- Number of stories - 2nd story adds 15-25%
- Complexity - dormers, valleys, skylights add cost
- Removal of old roof: $1,000-$3,000
- Plywood replacement: $75-$150 per sheet
- Permits: $100-$500
Repair vs Replace
| Situation | Recommendation |
|---|---|
| Age under 15 years, minor leak | Repair ($300-$1,500) |
| Age 20-25, 30%+ damage | Replace |
| Missing shingles, granules in gutters | Replace soon |
| Storm damage (insurance covered) | File claim + replace |
How to Save on a New Roof
- Get 3-5 written quotes - prices vary 30%+
- Schedule in off-season (late fall, winter)
- Choose architectural shingles over designer
- Ask for a cash discount or bundling discount
- Check for manufacturer rebates
- Verify contractor insurance and licensing
Frequently Asked Questions
How much does a new roof cost?
Most US homeowners pay $8,000-$20,000 for architectural shingles on a typical 1,500-2,500 sq ft roof.
How long does a roof last?
Asphalt: 20-30 years. Metal: 40-70. Tile: 50+. Slate: 75-100+.
Does homeowners insurance cover a new roof?
Only for sudden damage (storms, fire). Not for age or wear.
Can I replace a roof myself?
Not recommended for most homeowners - roofs are dangerous, and permits require licensed work in many areas.
Do I need to remove the old roof?
Many areas allow 2 layers of shingles. But removal is safer long-term and required for tile or metal.
How long does a roof replacement take?
Most homes: 1-3 days. Larger or complex roofs: 4-7 days.