Roof replacement costs $5,700 to $16,000 for most homes, and all three references average near $10,000: Angi $9,609, HomeGuide $10,800, Fixr $10,000.123 Budget $3 to $6 per square foot installed for asphalt shingles, or $300 to $600 per roofing square (100 sq ft).2 Prices below are national averages* for 2026.
*National averages, not local quotes. Your price depends on roof size and pitch, material, tear-off needs, permits, and local labor rates.
$9,609 – $10,800
average, all 3 sources
$3 – $6
per sq ft installed, asphalt (HomeGuide)
$150 – $300
labor per square, HomeGuide
$100 – $1,400
permit range, Angi
Quick math: roofers quote by the “square” (100 sq ft). A 2,000 sq ft house has roughly a 2,235 sq ft roof at a typical pitch2 — about 22 squares. At $300 to $600 per square installed, that is $6,700 to $13,400, matching HomeGuide’s table for exactly that house.2
Cost by roof size
| House size | Roof size (6:12 pitch) | HomeGuide | Angi |
|---|---|---|---|
| 1,000 sq ft | 1,120 sq ft | $3,500 – $6,700 | $4,900 – $12,300 |
| 1,500 sq ft | 1,675 sq ft | $5,000 – $10,100 | — |
| 2,000 sq ft | 2,235 sq ft | $6,700 – $13,400 | $9,700 – $24,600 |
| 2,500 sq ft | 2,795 sq ft | $8,500 – $16,800 | — |
| 3,000 sq ft | 3,355 sq ft | $10,100 – $20,100 | $14,600 – $36,900 |
Angi’s rows run roughly 50% to 80% above HomeGuide’s — a real disagreement. HomeGuide’s table assumes asphalt shingles; Angi’s spans all materials up to slate, and its $4 to $11 per-square-foot range (vs HomeGuide’s $3 to $6 asphalt range) confirms the mix difference. For an asphalt budget, anchor to HomeGuide; for metal or tile, see the material table below.12
Cost by material
| Material | Installed per sq ft (HomeGuide) | Average total | Lifespan |
|---|---|---|---|
| Asphalt shingles | $3 – $6 | $7,500 – $14,000 | 15 – 30 years |
| Metal | $5 – $16 | $7,500 – $40,000 | 30 – 80+ years |
| Tile | $7 – $25 | $10,500 – $62,500 | 30 – 100+ years |
| Slate / stone | $10 – $30 | $22,000 – $70,000 | 50 – 200+ years |
Material alone runs $80 to $250 per square for asphalt, $100 to $800 for metal, and up to $2,500 for tile or slate.2 Angi’s installed ranges agree: asphalt $5,800 to $20,000, metal $5,700 to $25,000, tile $8,500 to $26,400.1
Where the money goes
| Component | Cost per square (100 sq ft) | Source |
|---|---|---|
| Old roof removal | $100 – $300 | HomeGuide2 |
| Materials | $100 – $250 | HomeGuide2 |
| Labor | $200 – $350 | HomeGuide2 |
| Permits | $100 – $1,400 total | Angi1 |
| Post-job inspection | ~$240 | Angi1 |
| Steep-pitch surcharge | +$1,000 – $3,000 total | Angi1 |
Labor is $1.50 to $3.00 per square foot on shingles, jumping to $4 to $17 for tile and slate, which need specialist skills.2 Crews run $40 to $90 per hour per roofer; general contractors add 15% to 25% as a project fee.1
Worked examples
Example 1 — 2,000 sq ft house, asphalt. HomeGuide: $6,700 to $13,400. Check the square math: 22.35 squares × $300 to $600 = $6,705 to $13,410 — the table is plain multiplication.2 Fixr’s most-common band of $7,500 to $14,000 overlaps it almost exactly.3
Example 2 — asphalt vs metal per year of service. At the midpoints, asphalt costs about $10,750 and lasts about 22 years: roughly $480 per year. Metal costs about $23,750 and lasts about 55 years: roughly $430 per year.2 Metal’s higher sticker price can be the cheaper roof over time — if you stay in the house. Our arithmetic from HomeGuide’s ranges; individual roofs vary.
Example 3 — a steep 2,000 sq ft job with tear-off and permits. Base $6,700 to $13,4002 plus $1,000 to $3,000 for the steep pitch and $100 to $1,400 for permits1 = roughly $7,800 to $17,800 all-in. Our sum of their addends. Illustrative, not a quote.
FAQ
How big is my roof compared to my house? Bigger — pitch adds area. HomeGuide’s table assumes about 12% more roof than floor at a common 6:12 pitch.2
Will insurance pay for my new roof? Rarely for age and wear. Policies typically cover sudden damage, not deterioration, and exclude mold, pests and improper installation.1
Is a roof-over (overlay) cheaper? It skips the $100 to $300 per square tear-off, but layering is not always allowed or wise — your pro and local code decide.2
How do I know replacement beats repair? When damage is widespread, the roof is near its material’s lifespan (15–30 years for asphalt), or leaks keep returning. For isolated damage, see our roof repair cost guide.2
Are contractor warranties worth it? $500 to $2,000, and often yes — they typically include annual checkups and minor repairs like missing shingles or flashing.1
Sources
- Angi, How Much Does Roof Replacement Cost? (2026 data).
- HomeGuide, How Much Does a Roof Replacement Cost? (2026).
- Fixr, How Much Does a Roof Replacement Cost? (2026).
Related guides
Roof Repair Cost
Gutter Cleaning Cost
Attic Insulation Cost
All cost guides