What a new roof costs
Quick answer
A roof replacement in the US usually costs $5,700 to $16,000, or about $300 to $600 per "square," the roofing unit for 100 square feet of roof. Material makes the biggest difference. Installed, asphalt shingles run about $3.50 to $7 per square foot, metal $5 to $16, and tile $7 to $25. For a roof of about 2,000 square feet, that means roughly $7,000 to $14,000 in asphalt, $10,000 to $32,000 in metal, and $14,000 to $50,000 in tile.
Repairs cost far less. Fixing a cracked vent boot runs $75 to $150, replacing up to 25 shingles $100 to $300, and a minor leak $150 to $1,000. A leak that has already damaged the deck, insulation or ceiling can reach $1,000 to $6,000 or more.
| Job | US average (typical range) | Typical |
|---|---|---|
| Asphalt shingle roof, 2,000 sq ft | $7,000–$14,000 | $10,000 |
| Metal roof, 2,000 sq ft | $10,000–$32,000 | $20,000 |
| Tile roof, 2,000 sq ft | $14,000–$50,000 | $26,000 |
| Flat roof, 1,000 sq ft | $3,000–$11,000 | $6,500 |
| Tear-off of one old layer, 2,000 sq ft | $2,000–$4,000 | $3,000 |
| Vent boot repair | $75–$150 | $110 |
| Replace up to 25 shingles | $100–$300 | $200 |
| Flashing repair | $200–$500 | $350 |
| Minor leak repair | $150–$1,000 | $500 |
| Leak with water damage | $1,000–$6,000 | $3,000 |
| Roof deck repair, per 100 sq ft | $200–$500 | $350 |
US national averages for 2026, labor and standard materials included, from published cost guides (sources at the end of this page). Local prices differ: see the city table below, or enter your ZIP code in the calculator.
How roofers measure a roof
Roofers price by roof area, not floor area. A sloped roof is larger than the floor plan under it because of the pitch and the overhangs. A 2,000-square-foot single-story house typically has about 2,235 square feet of roof, or about 22 squares. Steeper roofs, more valleys and dormers, and a second or third story all add labor, because the crew works slower and needs more safety equipment.
Pitch is the steepness of the roof, written as rise over 12 inches of run. A 4/12 roof is easy to walk; an 8/12 roof and steeper usually means harnesses, roof jacks and a higher price per square.
Find a roofer near you
Looking for roofers near me after a storm, or planning a replacement? Enter your ZIP code to see local roof prices and get matched with a vetted, licensed roofer for your area. Every roofer in the GOLDGCP network has passed a license and insurance check, which matters most right after hail and windstorms, when unlicensed crews go door to door.
Roof replacement cost by house size
Because roofers price by roof area, the size of the house is the best quick guide to the total. HomeGuide's national data for asphalt shingle replacement on a single-story home:
| House floor area | Approximate roof area | Asphalt shingle replacement |
|---|---|---|
| 1,000 sq ft | 1,120 sq ft | $3,500 to $6,700 |
| 1,500 sq ft | 1,675 sq ft | $5,000 to $10,100 |
| 2,000 sq ft | 2,235 sq ft | $6,700 to $13,400 |
| 2,500 sq ft | 2,795 sq ft | $8,500 to $16,800 |
| 3,000 sq ft | 3,355 sq ft | $10,100 to $20,100 |
A two-story house has a smaller roof than a single-story house of the same floor area, but steeper or taller roofs cost more per square to work on.
Costs that show up after the old roof comes off
Some costs can't be priced until the crew strips the old shingles and sees the deck. Ask for these as unit prices in your contract, so there are no surprises:
- Roof deck (sheathing) replacement: about $200 to $500 per 100 square feet
- Drip edge flashing along the edges: $150 to $1,800 for the house
- Valley repairs where two roof planes meet: $200 to $850
- Gutter repairs: $200 to $600
- Soffit and fascia repairs: $500 to $2,600 or more
A written price per sheet of decking protects you: the roofer can't inflate the number once your roof is open.
Roof replacement costs in 50 US metros
This table prices a 2,000-square-foot asphalt shingle roof in each of the 50 largest US metros, using each metro's construction cost factor. Metros with a full local roofing guide are linked as they are published.
| Metro | Cost factor | Asphalt shingle roof, 2,000 sq ft |
|---|---|---|
| New York | 1.31 | $9,150–$18,350 |
| San Francisco Bay Area | 1.28 | $8,950–$17,900 |
| San Jose | 1.28 | $8,950–$17,900 |
| Boston | 1.23 | $8,600–$17,200 |
| Chicago | 1.20 | $8,400–$16,800 |
| San Diego | 1.19 | $8,350–$16,650 |
| Sacramento | 1.17 | $8,200–$16,400 |
| Philadelphia | 1.15 | $8,050–$16,100 |
| Seattle | 1.15 | $8,050–$16,100 |
| Providence | 1.15 | $8,050–$16,100 |
| Los Angeles | 1.14 | $8,000–$15,950 |
| Detroit | 1.13 | $7,900–$15,800 |
| Riverside–San Bernardino | 1.11 | $7,750–$15,550 |
| Portland | 1.10 | $7,700–$15,400 |
| Las Vegas | 1.10 | $7,700–$15,400 |
| Milwaukee | 1.10 | $7,700–$15,400 |
| Hartford | 1.10 | $7,700–$15,400 |
| Minneapolis–St. Paul | 1.06 | $7,400–$14,850 |
| Pittsburgh | 1.06 | $7,400–$14,850 |
| Denver | 1.05 | $7,350–$14,700 |
| Washington DC | 1.04 | $7,300–$14,550 |
| St. Louis | 1.04 | $7,300–$14,550 |
| Cincinnati | 1.02 | $7,150–$14,300 |
| Salt Lake City | 0.99 | $6,950–$13,850 |
| Orlando | 0.98 | $6,850–$13,700 |
| Columbus | 0.98 | $6,850–$13,700 |
| Cleveland | 0.98 | $6,850–$13,700 |
| Baltimore | 0.96 | $6,700–$13,450 |
| Kansas City | 0.96 | $6,700–$13,450 |
| Jacksonville | 0.96 | $6,700–$13,450 |
| Virginia Beach–Norfolk | 0.94 | $6,600–$13,150 |
| Miami | 0.93 | $6,500–$13,000 |
| Tampa | 0.93 | $6,500–$13,000 |
| Indianapolis | 0.93 | $6,500–$13,000 |
| Phoenix | 0.90 | $6,300–$12,600 |
| Rochester | 0.90 | $6,300–$12,600 |
| Oklahoma City | 0.89 | $6,250–$12,450 |
| Buffalo | 0.89 | $6,250–$12,450 |
| Nashville | 0.87 | $6,100–$12,200 |
| Memphis | 0.87 | $6,100–$12,200 |
| Richmond | 0.87 | $6,100–$12,200 |
| Louisville | 0.86 | $6,000–$12,050 |
| Birmingham | 0.86 | $6,000–$12,050 |
| Atlanta | 0.85 | $5,950–$11,900 |
| Charlotte | 0.85 | $5,950–$11,900 |
| Raleigh–Durham | 0.85 | $5,950–$11,900 |
| Dallas–Fort Worth | 0.84 | $5,900–$11,750 |
| Houston | 0.82 | $5,750–$11,500 |
| Austin | 0.82 | $5,750–$11,500 |
| San Antonio | 0.80 | $5,600–$11,200 |
Cost factors from the U.S. Army Corps of Engineers Area Cost Factors (US average = 1.00). Outside these metros, the calculator uses your state's price level from the Bureau of Economic Analysis. Linked metros have a full local guide.
Enter your roof size, material and ZIP code in the calculator for a local estimate. It covers every US ZIP code.
Roofing materials compared
| Material | Installed cost per sq ft | Typical lifespan | Good to know |
|---|---|---|---|
| 3-tab asphalt shingles | $3 to $5 | 15 to 20 years | Cheapest; flatter look |
| Architectural asphalt shingles | $3.50 to $7 | 20 to 30 years | The most common US roof today |
| Metal | $5 to $16 | 30 to 80+ years | Light, sheds snow and resists fire |
| Concrete or clay tile | $7 to $25 | 30 to 100+ years | Heavy; the structure must support it |
| Wood shakes | $7 to $15 | 25 to 30 years | Needs upkeep; restricted in some fire zones |
| Slate | $10 to $30 | 50 to 200+ years | Very heavy and needs specialist installers |
| Flat or low-slope (TPO, EPDM, built-up) | $3 to $11 | 5 to 60 years, by type | For roofs too flat for shingles |
The cheapest roof to install is not always the cheapest to own. A metal roof can cost two to three times as much as asphalt up front, but last two or three asphalt roofs. If you plan to stay in the home for decades, compare the cost per year of life, not only the installed price.
Repair or replace?
A repair makes sense when the roof is in its first half of life and the damage is limited to one area: a few missing shingles after a storm, a failed vent boot, or loose flashing around a chimney. Replacement usually makes more sense when:
- Shingles are curling, cracking or losing their granules across large areas
- The roof is near or past the typical lifespan for its material
- You have leaks in more than one place
- The deck feels soft or spongy, or you can see daylight in the attic
- More than about a quarter to a third of the roof needs work
Most building codes limit how many layers of shingles a roof can carry, often to two. If there are already two layers, the old roofing has to come off, which adds tear-off and disposal costs of roughly $1 to $2 per square foot.
Does a new roof add value?
It helps a home sell, but it doesn't pay for itself. The 2025 Cost vs. Value report found that an asphalt shingle roof replacement costs $31,871 on average and adds $21,501 to the sale price, recouping about 68% of its cost. That project assumes a larger roof with full tear-off and high-grade shingles, which is why its cost sits above the typical range on this page. The real value of a new roof is avoiding the damage a failing one causes, and making the home easier to insure and to sell.
Storms, insurance and roofing scams
After hail and windstorms, roofers from out of town often go door to door. Some are legitimate; many are not. Before signing anything after a storm:
- Call your insurance company first and ask how they handle roof claims.
- Check the roofer's license with your state or city. Some states license roofers, and others leave it to local governments.
- Get the insurance adjuster's report and the roofer's estimate in writing, line by line.
- Don't sign a contract that assigns your insurance benefits to the roofer until you understand what it means.
- Don't pay a large deposit up front.
Every roofer in the GOLDGCP network passes a license check, insurance verification, a background check and reference calls before getting a job, and you pay in milestones as the work gets done.
Permits and inspections
Most cities require a permit to replace a roof, and many require one for larger repairs. The permit triggers an inspection, which often checks the deck, the underlayment and the fastening pattern before the shingles go on. Your roofer should pull the permit and include its cost in the estimate. Unpermitted roofing can cause problems with insurance claims and when you sell.
How long a roof replacement takes
Most asphalt shingle roofs on a typical house are replaced in one to three days. Tile, slate and metal roofs, and larger or steeper roofs, take longer. Weather is the main cause of delays. A good crew protects landscaping, covers the attic if needed, and runs a magnet sweep for nails before leaving.
How to hire a roofer
- Check the license and insurance, including workers' compensation, since roofing is dangerous work.
- Ask for addresses of roofs they finished in your area in the past year.
- Get a written estimate that names the shingle or material line, the underlayment, flashing, ventilation and how many layers come off.
- Ask what the warranty covers: the manufacturer's warranty on materials, and the roofer's own warranty on workmanship.
- Pay in stages tied to finished work.
Frequently asked questions
How much does a roof replacement cost?
Usually $5,700 to $16,000 in the US, or $300 to $600 per square of 100 square feet. A 2,000-square-foot roof costs about $7,000 to $14,000 in asphalt shingles, more in metal or tile.
How much does roof repair cost?
Small repairs cost $75 to $300 for a vent boot or a few shingles, and $150 to $1,000 for a minor leak. Leaks that have damaged the deck, insulation or ceiling can cost $1,000 to $6,000 or more.
What is a roofing square?
A square is 100 square feet of roof. Roofers price materials and labor per square, so a 2,200-square-foot roof is 22 squares.
How long does a roof last?
It depends on the material: about 15 to 20 years for 3-tab asphalt shingles, 20 to 30 for architectural shingles, 30 to 80 or more for metal, and 30 to 100 or more for tile.
Is a metal roof worth the cost?
Often, if you plan to stay for a long time. Metal can cost two to three times as much as asphalt to install, but it can last two or three asphalt roofs.
Does a new roof increase home value?
It helps, but doesn't pay for itself. The 2025 Cost vs. Value report found an asphalt roof replacement recoups about 68% of its cost at sale.
Can I put new shingles over old ones?
Sometimes, if there is only one existing layer and the deck is sound. Many codes allow a maximum of two layers. A full tear-off lets the roofer inspect and repair the deck, so it is usually the better choice.
How we calculate these prices
GOLDGCP starts from national price ranges for each job, taken from published 2026 cost guides and checked against local price guides where they exist. To get a local price, we multiply the national range by the construction cost factor for the metro from the U.S. Army Corps of Engineers Area Cost Factors (US average = 1.00). For ZIP codes outside the 50 largest metros, the calculator uses the state's price level from the Bureau of Economic Analysis Regional Price Parities. Ranges include labor and standard materials but not unusual site conditions, so a written quote after an inspection is always the final price.
Sources
- How much does a roof replacement cost? · HomeGuide
- Roof repair cost · HomeGuide
- 2025 Cost vs. Value Report · JLC / Zonda
- Area Cost Factors, PAX Newsletter 3.2.1 (2024) · U.S. Army Corps of Engineers
- Regional Price Parities by State · U.S. Bureau of Economic Analysis
About this guide
Written by the GOLDGCP editorial team. Prices come from national cost guides; rules and statistics come from the agencies and reports linked in the text. We update this page when prices or codes change.