How much does a roof replacement cost?
Need a new roof? Most homeowners spend between $6,000 and $9,000 to replace a typical 1,700 square foot asphalt shingle roof. But your actual costs will vary based on several key factors we'll explore below.
Quick Cost Overview
Roofing contractors typically charge $3.50 to $6.00 per square foot for asphalt roof replacements, with labor accounting for roughly 60% of your total project cost.
What affects your roof replacement cost?
Roofing material type and quality
Roof size, height, and complexity
Geographic location and local codes
Labor costs in your area
Additional repairs needed
Roof Replacement Costs by Material
The material you choose makes the biggest difference in your final cost. Here's what you can expect for a typical 1,700 sq.ft. roof:
Asphalt Shingles - Most Popular Choice
Cost: $5,840 - $10,100 total
3-tab shingles: $3.43 - $4.65 per sqft. (most basic option)
Architectural shingles: $4.11 - $5.57 per sqft. (30-year warranty)
Premium architectural: $4.39 - $5.95 per sqft. (50-year lifespan)
Why homeowners love them: Affordable, durable, and widely available with good contractor support.
Metal Roofing - Premium Longevity
Cost: $10,245 - $41,640 total
Corrugated aluminum: $6.03 - $8.15 per sqft. (most affordable metal option)
Metal shingles: $7.69 - $10.41 per sqft. (shingle look, metal durability)
Standing seam: $18.11 - $24.50 per sqft. (ultra-durable, weather-tight)
Worth considering if: You want exceptional longevity and don't mind the higher upfront investment.
Tile Roofing - Classic Beauty
Cost: $10,665 - $20,900 total
Concrete tiles: $6.27 - $8.49 per sqft. (clay look, easier installation)
Clay tiles: $9.09 - $12.29 per sqft. (50-100 year lifespan)
Best for: Homes in warmer climates where you want excellent noise reduction and timeless aesthetics.
Wood Shakes & Shingles - Natural Appeal
Cost: $10,230 - $15,500 total
Wooden shingles: $6.02 - $8.14 per sqft.
Wooden shakes: $6.47 - $9.12 per sqft.
Important note: Requires regular maintenance to prevent rot and algae growth.
Slate - Ultimate Durability
Cost: $10,230 - $15,500 total
Slate tiles: $23.49 - $31.77 per sqft.
The investment: Highest upfront cost, but can last up to 150 years with minimal maintenance.
Understanding Labor Costs
Labor typically accounts for 60% of your total roof replacement cost. Here's what you're paying for:
Roofers: ~$130 per hour
General laborers: ~$35 per hour
Time factors: Metal roofs take 3x longer to install than asphalt shingles
Choosing the Right Contractor
Don't let cost be your only deciding factor. Look for:
✓ Strong reputation with verified reviews and referrals
✓ Comprehensive warranty (10+ years on workmanship)
✓ In-house crews (avoid companies that rely heavily on subcontractors)
✓ Fair pricing (too low often means corners will be cut)
Cost by Roof Size
Your roof's square footage directly impacts your total cost. Here's what to expect for architectural shingles on a single-story home:
Cost factors beyond size:
Roof pitch: Steeper roofs = larger surface area = higher costs
Height: Two-story homes cost more due to safety requirements and material handling
Complexity: Multiple angles, dormers, and skylights increase labor time
Regional Cost Variations
Your location affects pricing in several ways:
Climate considerations:
Cold climates may require additional ice barriers and underlayment
Hot climates might limit material options (some asphalt shingles crack in extreme heat)
Local regulations:
Permit requirements vary by jurisdiction
Building codes may mandate specific materials or installation methods
Wind and fire ratings requirements affect material costs
Removal and Disposal Costs
Tearing off your old roof adds $0.40 - $2.00 per square foot to your project:
Money-saving tip: Some materials like metal can be installed over existing shingles (check local codes first). While this saves money upfront, future replacements will cost more.
Additional Components and Costs
Your roof replacement might include these additional elements:
Essential Components
Roof Decking Replacement
Cost: $2.20 - $3.00 per sq.ft.
When needed: Water damage or structural issues (discovered after removal)
Underlayment
Cost: $1.50 - $2.10 per sq.ft.
Purpose: Protects decking from water damage; often required by code
Ice and Water Barriers
Cost: $1.87 - $2.53 per sq.ft.
Where used: Vulnerable areas like edges, ridges, and valleys
Exterior Elements
Fascia Board Replacement
Cost: $4.25 - $8.62 per linear foot
DIY-friendly: Can reduce costs if you handle this yourself
Soffit Replacement
Cost: $2.80 - $5.28 per linear foot
DIY-friendly: Another potential cost-saver
Roof Flashing
Cost: $9.00 - $11.00 per foot
When to replace: Only if damaged; good flashing can be reused
Pipe Boots
Cost: $63.00 - $85.00 each
Function: Seals around roof penetrations
Signs You Need a Roof Replacement
Don't wait for a major leak. Watch for these warning signs:
Visible Damage
Widespread curling, cracking, or missing shingles
Rust spots or granule loss
Sagging areas
Damaged flashing around chimneys or vents
Age-Related Issues
Asphalt shingles: Replace after 15-20 years
Metal roofing: Inspect after 40-50 years
Tile roofing: Check for brittleness after 50+ years
Wood materials: Monitor for rot and pest damage every 5-10 years
Interior Signs
Water stains on ceilings or walls
Leaks during rainstorms
Visible daylight through roof boards
Higher energy bills (poor insulation due to damage)
Getting the Best Value
Smart Shopping Tips
Get multiple quotes from at least 3 contractors
Schedule estimates for the same week to get current pricing
Ask for itemized bids to compare apples-to-apples
Verify licensing and insurance before signing anything
Read contracts carefully - understand what's included
Timing Your Project
Best times for roof replacement:
Late spring through early fall (weather-dependent)
Avoid emergency replacements when possible (higher costs)
Book early - good contractors often have 2-4 week lead times
Ready to Get Started?
A new roof is one of the most important investments in your home's protection and value. The key to a successful project is choosing the right contractor and materials for your specific situation.
Next steps:
Assess your current roof's condition
Determine your budget and material preferences
Research and contact 3-5 qualified contractors
Compare detailed quotes and warranties
Schedule your project during optimal weather
Get Your Free Roof Replacement Estimate Today
Don't wait until emergency repairs are needed. Contact reputable roofing contractors in your area now to get accurate, detailed quotes for your roof replacement project. A quality roof replacement, properly installed, will protect your home and family for decades to come.
