A healthy roof is integral to your home’s value, curb appeal, and function. Roofs crown the home for its final appearance and keep elements like wind, rain, hail, and snow out.
Roofs can be made of many materials, with some lasting for decades without replacement. Others must be replaced after a significant hail storm or every 10 to 20 years. Each roofing material, shape, and pitch have a range of replacement costs and attributes to consider.
The national average range for replacing a roof is between $9,500 and $20,000, with most people paying $14,000 for replacing 2,000 sq.ft. of architectural shingles on a 2-story home. This project’s low cost is $3,500 for 1,000 sq.ft. of installed asphalt shingles on a single-story home. The high cost is $44,000 for installing 2,000 sq.ft. of slate shingles on a 2-story home with deck reinforcement.
|New Roof Cost|
|National average cost||$14,000|
The size of your home and roof influences your roof replacement costs. Roofs come in many shapes and sizes, like the shape and size of your home. There is no direct correlation between home and roof size. The square footage of your home is calculated by interior living space dimensions, while roofs are calculated by surface area. Some roofs, such as a hipped roof, require more shingles and labor to replace than more simple roofs like a gable. Costs for replacements are for the shingles and underlayment only and do not include new decking or reinforcement for heavier materials.
Roofing material is sold and installed by the square. The average cost range per roof square replacement is $475 to $1,000 per square, but you can have higher costs for luxury materials and lower costs for basic materials.
|Roof Size||Average Roof Replacement Cost|
|1,000 sq.ft.||$4,750 - $10,000|
|1,200 sq.ft.||$5,700 - $12,000|
|1,500 sq.ft.||$7,125 - $15,000|
|2,000 sq.ft.||$9,500 - $20,000|
|2,500 sq.ft.||$11,875 - $25,000|
|3,000 sq.ft.||$14,250 - $30,000|
The average cost of a 1,000 sq.ft. roof averages $4,750 to $10,000. Costs include the most common materials, including asphalt, architectural shingles, and aluminum roofs. These costs assume the home does not need roof reinforcement. It also assumes the home has a normal pitch range of between 4/12 and 8/12. Roofs with higher or lower pitches may have different costs. 1,000 sq.ft. roofs are usually found on smaller homes or homes with simple roofs like a gable or shed-style. It is rare for roofs of this size to get very complex, so you are unlikely to get any hidden up-charges.
The average cost of a 1,200 sq.ft. roof is between $5,700 and $12,000. These costs assume the use of the most commonly used materials on roofs, including asphalt, architectural shingles, aluminum, and composites. These costs assume the roof does not require reinforcement. They also assume the roof’s pitch ranges from 4/12 to 8/12. If your roof is higher or lower, it may have different costs. Roofs of this size are also generally found on smaller homes. They are usually simpler, but you may start seeing features like a clipped gable or dormer at this square footage. These extra details impact costs.
The cost of a 1,500 sq.ft. roof is between $7,125 and $15,000. Costs include the full replacement of an existing roof using one of the most commonly used materials, such as shingles or a metal roof. These costs include the complete tear-out of the old roofing material and the new roofing installation. They do not include roof reinforcements or replacement decking. Roofs of this size can be found on homes of a few sizes. If the roof is on a smaller home, you are more likely to find a complex roof like a gambrel or mansard, or the roof may have dormers or be a Dutch gable with three slopes. The more complex the roof, the more chances there are for higher labor costs.
The cost of a 2,000 sq.ft. roof replacement averages $9,500 to $20,000. Costs include replacement using one of the more common materials for roofs, such as asphalt or architectural shingles, composites, or aluminum roofing. These costs are for a total roof replacement of the shingles and underlayment. They do not include the costs of decking replacement or roofing reinforcement for heavier materials. They also assume the roof’s pitch falls between 4/12 to 8/12. This is considered an average-sized roof. These roofs can be simple or more complex. You may have cross gables, a hipped roof, or something more complex. Roofs of this size may also be in sections, which can complicate the job.
The average cost to replace a 2,500 sq.ft. roof is $11,875 to $25,000. These costs assume the use of some of the most common types of roofing material, including asphalt and architectural shingles, aluminum roofing, and some composites. Costs are for the tear-off and replacement of the underlayment and shingles. They do not include added costs for replacing or reinforcing the roof deck. Costs also assume an average roof pitch of 4/12 to 8/12. At this size, you have a much larger home with a simple roof, or the roof is more complex. You are likely to have different sections at this size, so cross gables, dormers, and even dual-pitches are common. The more complex the roof, the higher the costs.
The average cost to replace a 3,000 sq.ft. roof falls between $14,250 and $30,000. These costs assume the roof is clad in one of the most common materials, including asphalt, architectural shingles, composites, or aluminum roofing. These costs include the tear-off and replacement of the underlayment and shingles. They do not include additional costs for replacement or reinforcement or modifications to the roof deck. This size roof is getting toward the upper end of the average roof range. You are more likely to have complex roof features at this size, such as dormers, cross and clipped gables, and valleys. The more complex the roof, the higher the costs.
The material has a tremendous impact on the total cost of the materials and labor. Some materials are exclusive to the roof type. For example, a flat-topped home uses specific materials that are not used on conventional slopes. However, most homes use asphalt shingles, metal panels, tiles or shakes made of several materials, or specialty materials like cedar or slate.
Below are the average costs for each material fully installed in a replacement project and a 2,000 sq.ft. replacement installation. Most reflect the installation on a conventional pitch, but materials designed for flat roofs reflect this installation. These costs assume you replace your current roofing material with a material of similar or lighter weight. When replacing your current roof with a heavier material, you may have higher costs due to the need to reinforce the roof.
|Material||Cost per Sq.Ft. (Labor Included)||Cost for a 2,000 Sq.Ft. Roof|
|Plastic||$3 - $8||$6,000 - $16,000|
|Asphalt Shingle||$3 - $15||$6,000 - $30,000|
|Concrete Tile||$4 - $20||$8,000 - $40,000|
|Galvanized Steel||$4.50 - $17||$9,000 - $34,000|
|Cedar||$6 - $18||$12,000 - $36,000|
|Aluminum||$6.50 - $21||$13,000 - $42,000|
|Stainless Steel||$7 - $20||$14,000 - $40,000|
|Slate||$7 - $30||$14,000 - $60,000|
|Composite||$7.50 - $13||$15,000 - $26,000|
|Clay||$10 - $25||$20,000 - $50,000|
|Copper||$20 - $40||$40,000 - $80,000|
The cost to replace a plastic roof is $3 to $8 a sq.ft. The cost to replace a 2,000 sq.ft. roof using plastic roofing averages $6,000 to $16,000. Plastic roof materials are a lightweight and durable alternative to many roofing materials. They come in sections that can resemble tiles without the weight or individual shingles. Because they are so light, they can give you the look of a more high-end roof without roof deck reinforcement or modifications. This can help save money on the material and installation.
The cost to replace an asphalt shingle roof is between $3 and $15 a sq.ft. The average cost of replacing a 2,000 sq.ft. roof with asphalt shingles is $6,000 to $30,000. Asphalt shingles are one of the most commonly used roofing materials. They are lightweight, inexpensive, and easy to install. They come in many colors, with different thicknesses and attributes and include styles like 3-tab, architectural, and designer. Some are resistant to hail damage, while others are white in color for “cooling” roofs. Some asphalt shingles can also be installed over an existing layer, reducing installation costs.
Concrete roof tiles average $4 to $20 a sq.ft. installed. The cost of a concrete roof replacement averages $8,000 to $40,000 for 2,000 sq.ft. Concrete roof tiles come in many styles. They can resemble curved clay tile roofs or be fashioned into flat tiles. Both come in several colors and subtly different styles. Concrete is more durable and lower maintenance than other tile roofs. It may require roof reinforcement, depending on your roof’s structure and age.
Galvanized steel roofs cost $4.50 to $17 a sq.ft. This makes a 2,000 sq.ft. roof replacement between $9,000 and $34,000. Galvanized steel is steel that has been chemically bonded to zinc, making it more durable and less likely to corrode. These roofs come in sheets commonly used for outbuildings and standing-seam roofs, and popular sheet metals for residential use. This roofing lasts about 50 years with little maintenance.
Cedar roofs range from $6 to $18 a sq.ft. The cost of a 2,000 sq.ft. roof replacement with cedar averages $12,000 to $36,000. Cedar roofs come in two types - shakes and shingles. Shingles are more uniform in size and shape, while shakes are more irregular. Both types must be treated to be flame-retardant when used on roofs. Cedar roofs require a great deal of maintenance to maintain integrity. Cedar roofs do not usually require reinforcement to be installed.
The average cost of an aluminum roof is $6.50 to $21 a sq.ft. The cost of a 2,000 sq.ft. roof replacement using aluminum averages $13,000 to $42,000. Aluminum is the most common metal for residential homes and buildings. It can be found in sheet metal roofing, standing seam, and insulated standing-seam panels. Aluminum roofing is lightweight and durable. It can also come painted in many colors, including some that make it look like a copper roof.
The average cost of a stainless steel roof is $7 to $20 a sq.ft. The cost of a 2,000 sq.ft. roof replacement using stainless steel averages $14,000 to $40,000. Stainless steel roofing comes in tiles and sheets. This is a long-lasting roof material that lasts 100 years or more. It can be left in its natural finish but may dull over time. You can also paint it, but the color may dull and require frequent touch-ups to maintain appearance.
The cost of a new slate roof ranges from $7 to $30 a sq.ft., depending on whether you use synthetic or natural slate. The cost of a 2,000 sq.ft. roof replacement using slate is $14,000 to $60,000. Natural slate is one of the most durable and longest-lasting roof materials. It can last over 100 years in most settings. Slate is heavy and requires roof reinforcement. Older homes and roofs that are not in good condition need additional reinforcement and may have higher costs than newer homes. Synthetic slate is a lower-cost alternative that does not require reinforcement because it is lighter.
Composite roofing costs between $7.50 and $13 a sq.ft. The cost of a 2,000 sq.ft. roof replacement using composite roofing averages $15,000 to $26,000. Composite shingles are made from a blend of materials, including fiberglass, paper, wood, asphalt, and laminates. They are durable, long-lasting, and attractive. They come in several types, colors, and styles. They are easy to install and do not require roof reinforcement.
The cost of a clay tile roof is between $10 and $25 a sq.ft. The cost of a 2,000 sq.ft. roof replacement using clay tile averages $20,000 to $50,000. Clay tiles are one of the more traditional tile roof types. They come in a range of shapes and styles. They can last for many years when properly maintained. However, they are fragile and easily broken if not treated correctly. Depending on your home, you may need to reinforce your roof to install this type.
The cost of a copper roof averages $20 to $40 a sq.ft. The cost of a 2,000 sq.ft. roof replacement using copper is $40,000 to $80,000. Copper roofs are one of the longest-lasting materials, easily lasting 200 years or more. Copper has a living finish, meaning it develops a patina as it ages. This patina protects the copper from corrosion and increases the material’s longevity. Copper roofs can be found in shingles, sheets, or standing-seam styles. Because the material is so soft, installation costs are often higher for copper than for other materials.
Roofs can be simple or complex. They can also have different pitches, see different weather, and carry a range of materials. Individual roofs have unique needs that can ultimately impact the cost of your roof replacement. This is why it is so important to get a professional assessment. Below are the major factors that impact your roof replacement cost and why.
Labor plays a large role in your total costs. Labor costs range from $40 to $60 per hour, depending on the material. Labor costs average 52% of total costs for the most common materials on a standard roof while the costs for materials only average 48%. Higher-end materials have higher labor and material costs. Total labor costs vary depending on your roof’s material and complexity.
A full replacement includes a tear-off. With asphalt shingles and some metal roofing types, you can do a roof-over, meaning installing one course of shingles over an existing set to save money. However, this is not always recommended, particularly in certain climates. Tear-offs cost more but prolong the roof’s lifespan. These costs do not include the labor costs to install new decking and assume a gable, hipped, or other simple roof with a 4/12 to 8/12 rise. A roof that needs repairs to the decking or has an increased rise has higher labor costs.
The labor cost to reroof a house per square foot varies depending on the material. The total average labor range is $1.50 to $7 a sq.ft., including tear-off for the most common materials on a standard roof, such as a gable with a 4/12 to 8/12 pitch. Materials have a total cost range of $4.75 to $10 a sq.ft. for standard roofing materials, including asphalt shingles, composites, and many metal roofs. Labor costs can increase considerably for high-end materials, particularly if a roof deck reinforcement is required or using a heavy material like slate or soft like copper. These require more time to install, raising the cost of installation outside the norm.
Roofing is installed by the square or 100 sq.ft. The labor costs for each square range from $225 to $500 per square for simple roofs with a moderate pitch. Roofs with a steep pitch or complex roofs have higher labor costs. Some materials are more labor-intensive to install, increasing costs to $700 a square or more. Roof deck reinforcement or replacement can add $300 to $500 per square for the labor.
The average roof tear-off and replacement cost is $9,500 to $20,000 for a 2,000 sq.ft. roof, although if you have a very simple or very complex roof, the total range could be $7,000 to $24,000. The tear-off costs $100 to $150 a square, depending on the pitch and material. The installation labor costs $125 to $350 a square, depending on the material and pitch. The roofing material averages $250 to $500 a square for most asphalt and architectural shingles, most composites, and common metals. Shakes, slate, and clay tiles cost more in materials and labor, with higher costs to tear-off and install.
In most states, you can install up to two layers of asphalt shingles on your roof. Roofing-over, or putting one layer of shingles over another, can save significant money on your new roof because you avoid the labor involved in removing the old shingles. Roofing-over does not have tear-off costs, lowering the project’s cost by $1 to $2 a sq.ft. However, only asphalt shingles and some standing-seam metals can roof over an existing set of asphalt shingles. This makes the cost range from $6,000 to $8,000 to roof-over most 2,000 sq.ft. homes.
Roofing-over presents some issues, however. Putting one layer of shingles on another or putting metal panels over existing shingles does not address potential underlying issues with your deck or underlayment. It also doubles the thickness of your roof and means the new shingles may not lie as flat. This can result in the new shingles lifting off more easily, causing the new shingles to deteriorate more rapidly if the underlying shingles have moisture problems. The next project will require a full replacement much sooner than if you had done it all at once the first time.
Roof replacements are costly, but you can offset the costs in several ways.
You may be able to save money by purchasing your own materials and having them installed by a professional. This only works if you know the exact dimensions of your roof and how many specialty items are needed, such as ridge caps. Purchasing too little could mean you have difficulty matching the color, while purchasing too much may mean you have material you cannot return. You need to understand the material and exactly how much is needed for this to save money.
Most roofers work in all weather. However, it is best to have your roof replaced during good weather, such as in the summer months. If you need snow removal or a multi-day job, your costs could increase. Waiting too long also increases the project’s cost. If your roof leaks because it is raining, do not wait until the end of the rainy season to get it done. Waiting too long can cause more damage.
If your roof has been damaged due to the weather - particularly hail storms - your insurance company may pay for the cost of replacement. You need to contact them first before contacting a roofer to get the project covered.
If you have trouble paying for your roof replacement, home improvement grant and loan programs can help. Some of these are aimed at low-income families, while others are for homes in rural areas. Speak to your local municipality to see if you qualify.
Finally, always interview at least three roofers and compare quotes. Make sure that all three quotes give you the info you need on the material, underlayment, underlayment thickness and quality, and other things that are included, such as an ice shield.
If your roof is older or leaking, replacing it is a good investment in your home. It is important to keep a few things in mind. A leaking or older roof can lower your home’s value, so replacing the roof at a minimum will help your home maintain its current value. If you upgrade your roof to a long-lasting, low-maintenance, or energy-efficient material, you may see an increase in value from your new roof.
The lowest-cost roofing materials only last 15 to 20 years. But higher-end materials can last 30, 50, 100, or 200 years when properly installed and cared for. A copper or slate roof that lasts 200 years improves your home’s value and can be a good investment. On the other hand, a 50-year architectural shingle that protects against hail can be a good investment in some areas, particularly those that see regular roof damage.
When choosing a material, consider its costs, maintenance, longevity, how soon you are selling your home, and your roof’s state to get the best idea of your ROI.
While the best way to tell if you need a roof replacement is to get a roof inspection, homeowners can do several things to determine how their roof is doing.
Leaks are one sign that your roof is in trouble, as is a roof nearing the end of its predicted lifespan. However, leaks can be repaired, and a roof may go long past its predicted lifespan.
Examine the surface of your roof from the ground. Look for missing, broken, and curling shingles, or missing and cracked flashing. These are signs that a roof may need replacement. Look inside your rain gutters. If your roof is failing, you will likely find granules and small pieces of the shingles in the gutters.
Finally, go into your attic and look at the underside of the roof deck. If you see many water stains, moisture, or signs of mold or mildew, your roof is likely beginning to fail and may need a replacement. When you see these signs, do not hesitate to call for an appointment immediately because the damage caused by a failing roof can often be more expensive than the roof.
The durability of the material influences how long it lasts. Roofing materials can last from 15 to 200 years, depending on the material and how they are installed. You can have better and lower quality for each material, impacting longevity. For example, basic asphalt shingles last 15 to 20 years, but designer and high-end architectural shingles last up to 50 years without issue. Below are the average lifespans for each material used in roofing.
|Asphalt Shingle||15 - 50 years|
|Cedar||20 - 50 years|
|Composite||30 - 50 years|
|Galvanized Steel||40 - 60 years|
|Plastic||50 - 60 years|
|Aluminum||50 - 60 years|
|Concrete Tile||50 - 100 years|
|Clay||100 - 150 years|
|Stainless Steel||100 - 150 years|
|Slate||150 - 200+ years|
|Copper||150 - 200+ years|
Replacing your roof is also a good time to replace your gutters. Your gutters protect your home and foundation by directing rainwater. Gutters are also a good indicator of your roof’s health. Large amounts of granules in your gutters can indicate the need for a replacement.
The cost of a new roof averages $9,500 to $20,000, while the cost of new aluminum gutters averages $900 to $5,000. This makes the total average range for a new roof and gutters between $10,400 and $25,000.
There may be times when a full replacement of your roof is unnecessary. This is often true of more complex roofs or homes with multiple roofing sections. You may find only one side of your roof needs to be replaced, while the rest is fine. There may be other times when only one section of roofing is compromised, but your roofer does not do a partial replacement.
Partial replacements only make sense in certain circumstances, such as when you only have one layer of material, you can get the same color and type of shingles that are already on it, and there are no issues that are not visible. However, some issues may be turned up by the roofer. If you have two layers of shingles, you cannot get a partial replacement because this removes both sections of shingles from one portion of the roof, yielding a height mismatch. If your roof is older or in a state like Massachusetts with strict underlayment codes, your roofer may have to replace the entire roof to bring it up to code.
However, if these issues do not apply and you can match the material, a partial roof replacement can help you save money while maintaining your roof’s integrity. Issues with roofing can spread, so a leaking section eventually sends water to sound sections and compromises them. By replacing only the damaged sections, you can keep your entire roof in good condition and save thousands of dollars on the project, or, at the minimum, break the cost over several years rather than all at once.
Most repairs are done to prevent a replacement. Repairs help stop the damage from spreading so that the roof can be maintained rather than replaced.
Repairs may be done to the deck, or they may replace a section of broken, worn, curling, or damaged shingles that are letting in moisture. You may need a repair if you notice leaks or signs of leaks, such as your ceilings sagging.
Repairs may also be done to areas that are not necessarily the deck or the shingles, such as the flashing, skylights, valleys, ridge caps, or ice shield. Repairs to these areas can help your roof last longer by preventing leaks and other problems from developing. Generally, if the damage is widespread - more than 100 sq.ft. of roofing - then you need at least a partial if not full roof replacement. It is important to ensure you call to get repairs taken care of as soon as you notice a problem. The longer you wait, the more likely the issue results in a replacement rather than a repair.
If you notice issues like pooling water in a valley, mold growing inside your attic, or signs of wood damage in your attic on the underside of your deck, the issue is likely larger than what a repair can handle, and a replacement may be warranted. If you notice visible damage to your roof after a storm or suddenly notice your energy bills going up with no increase in rates, a replacement may be necessary.
If your roof is having issues - no matter how minor - and nearing the end of its predicted lifespan, a replacement is generally a good idea to stop future issues.
Chimneys are protrusions in your home’s roofing surface. A good time to install a new chimney is when you install new roofing. The average cost for chimney installation is $4,000 to $8,000 for a 30’ masonry chimney.
When working on your roof, it is also good to consider other projects in this area. This includes skylight replacement or installation. The average cost of skylight installation is $1,300 to $3,000.
If you live in an area with hail storms, hail-resistant shingles can be a good investment. There are a few good types, including architectural shingles, some types of plastic shingles, composite shingles, or synthetic slate shingles. Hail-resistant shingles are often more costly but prevent the need for future roof replacements. Expect costs to start between $7 and $15 a sq.ft. for most installations.
Another good material to consider is a UV-resistant shingle. These include cool roofing shingles and shingles designed not to deteriorate in direct UV light, which can be a problem for some asphalt shingles. UV-resistant shingles are usually composites or architectural asphalt shingles, but you can find some metal shingles. They have costs starting at $7 to $15 a sq.ft. for most installations.
The average cost per square is $475 to $1,000 for a tear-off and replacement. Your costs per square could be lower if you have less work done, while the cost could be higher on complex jobs.
There can be a wide range of costs associated with this project because a house of this size can have a smaller or larger roof. Pitch, complexity, and shape determine the roof’s size. Average costs for replacement are $4.75 to $10 a sq.ft. Your home may need 1,200 to more than 2,000 sq.ft. of roofing in total.
Your home and roof size are not directly correlated. Your roof square footage could be higher or lower than the interior square footage of your home. The average cost of a roof replacement is $4.75 to $10 a sq.ft., and a 2,000 sq.ft. roof averages $9,500 to $20,000 to replace.
The cost of the roof is tied to its size, pitch, and material type. Small homes can have simple shed roofs or more complex gambrels, meaning the square footage varies tremendously. The average square foot cost of a roof replacement is $4.75 to $10 a sq.ft.
Flat roofs have different materials and labor costs than other roofs. Average costs for a flat roof replacement range from $4 to $9 a sq.ft., depending on the material and complexity.
Most states have grants available for roof replacement. They are available to low-income homeowners and homeowners in rural areas. Visit your local municipality to find out if you qualify.
Always hire a professional to work on your roof. You may not notice issues they are trained to see, and working on your roof yourself may void the warranty on certain materials.
Cool roofing materials work best in hot climates. These include most metal roofs with a reflective surface and architectural and asphalt shingles with reflective granules or light colors. UV-resistant shingles are also helpful in hot areas to prevent the shingles from breaking in the heat.
Insulated metal roofing is good for cold climates. Most asphalt and architectural shingles also do very well in cold climates, but you may want to use an ice shield underlayment.