Roof replacement cost

A roof replacement is priced by the square — a roofing square is 100 square feet of roof surface, not floor area. A 2,000 square foot house with a moderately pitched roof usually has around 1,700 to 2,200 square feet of roof, so 17 to 22 squares. Almost every quote you receive is that number multiplied by a per-square rate, plus tear-off, plus whatever the crew finds under the old shingles.

What drives the price

Four things move the number more than anything else.

Roof size and pitch. Steeper roofs need staging and fall protection, and crews work slower on them. Anything above a 7/12 pitch typically adds 15% to 25% to the labor line.

Material. Three-tab asphalt shingles sit at the bottom of the range, architectural asphalt in the middle, and standing seam metal, tile or slate well above it. The material itself is usually a smaller share of the bill than homeowners expect — on an asphalt job, labor and tear-off often account for more than half.

Layers coming off. Removing and disposing of one layer of old shingles is normal and priced in. A second or third layer means more dumpster hauls and more labor hours.

Deck condition. The sheathing under the shingles is invisible until the roof is stripped. Rotten plywood has to be replaced, and it is the single most common reason a final invoice exceeds the estimate. A fair contract states a per-sheet price for replacement decking up front.

Cost per square by material

Installed, including tear-off of one existing layer:

• Three-tab asphalt shingle: $300 to $600 per square
• Architectural asphalt shingle: $390 to $750 per square
• Standing seam metal: $915 to $2,000 per square
• Concrete tile: $1,000 to $2,100 per square
• Natural slate: $1,500 to $3,500 per square

Architectural asphalt is the default on most replacements, which is why the average above sits where it does.

What a fair quote includes

A complete quote names the shingle manufacturer and product line, the underlayment, the ice and water shield coverage at eaves and valleys, new drip edge, new pipe boots, ridge venting, dumpster and disposal, and a magnetic sweep of the yard. It states the workmanship warranty in years separately from the manufacturer's material warranty. If a quote is a single line item with a single number, ask for it itemised before you compare it to anything.

Line items that commonly appear on top

• Replacing rotten deck sheathing: $70 to $150 per 4x8 sheet, installed
• Removing a second shingle layer: $85 to $200 per square
• New ridge vent: $300 to $800 for the whole roof
• Chimney flashing rebuild: $300 to $1,200

When the range does not apply

These figures assume a straightforward residential roof. Steep or cut-up roofs with many valleys, dormers and penetrations, three-story houses, and roofs with limited street access for a dumpster all price above the typical band. Historic slate and clay tile are a different trade with a different rate card.

Go deeper

By material

• Asphalt shingle roof cost, the default on four roofs in five
• Metal roof cost, and when the premium is worth paying
• Tile roof cost, where weight decides before price does
• Slate roof cost, the roof that outlives its owner
• Cedar shake roof cost, and the maintenance nobody mentions
• Flat roof replacement cost for membrane roofs

By size and place

• Cost by house size, converting floor area into squares
• Cost by state, built from Bureau of Labor Statistics wage data

Parts of the roof

• Gutter replacement cost
• Soffit and fascia cost
• Roof ventilation cost, the cheapest work and the most often skipped
• Roof decking replacement cost, the line that beats the estimate
• Skylight installation cost
• Chimney flashing repair cost

Repairs and upkeep

• Roof repair cost, and deciding between repairing and replacing
• Roof leak repair cost, and why the stain is not where the water enters
• Emergency roof repair cost
• Roof inspection cost
• Roof cleaning cost
• How long does a roof last

Before you sign

• Roof replacement timeline, day by day
• Roof warranty explained, the two you actually have
• How to pay for a roof
• Does insurance cover a roof replacement

Getting a straight answer from a contractor

Ask for the price per square, the number of squares, and the per-sheet decking rate as three separate figures. That turns an unverifiable lump sum into arithmetic you can check against the next quote you get.

Frequently asked questions

How long does a roof replacement take?

A straightforward asphalt roof on a single-family house is a one to three day job for a full crew. Steep roofs, multiple layers to strip, and complicated flashing work push it to a week. Weather is the usual reason a job runs long.

Can I replace just part of my roof?

Yes, and it is common after storm damage, but a partial replacement rarely matches the existing roof and it does not restart the warranty on the rest. If more than about a third of the roof needs work, replacing the whole thing is usually the better value.

Does homeowners insurance cover a roof replacement?

It covers sudden damage from a covered peril such as hail or a fallen tree. It does not cover a roof that has simply worn out, and most policies reduce the payout on an older roof to its depreciated value rather than replacement cost.

What time of year is cheapest to replace a roof?

Late winter and early spring, when crews are least busy. Prices firm up through summer and spike after any local storm event, when demand for roofers rises sharply in a matter of days.