Roof Replacement Cost

The average cost of replacing a 1,500 sq. ft. roof ranges from $6,750 to $40,000.

In this guide

Damage to the roof
Pros and cons
Decking, underlayment, and flashing
Removing old roofing vs roofing-over
Types of roofs
Material
Labor
Typical repairs
Enhancements and improvement costs
Additional considerations and costs
FAQ

How much does it cost to replace the roof of a house? 

A healthy roof is integral to your home’s value, curb appeal, and proper function. Roofs not only crown the home, giving it its final appearance, they also help keep elements like wind, rain, hail, and snow out.

If your roof is getting older it may begin to deteriorate. The shingles 1 may break down, crack, fall off, curl, or develop other issues, which can lead to leaks. In turn, water infiltration through the roof can lead to other, ongoing issues such as wood rot, mold, and mildew growth in your home.

According to the National Roofing Contractors Association, a roof should be replaced when it begins leaking and when it cannot be easily repaired or the issues are widespread (involving more than one area of the roof).

While there are many different types of roofing material, the most commonly used is asphalt shingles. The average cost of these shingles installed on a 1,500 square foot roof is around $6,750, or $4.50 per square foot. Your costs may vary depending on your geographic location, the shingles you choose, and the pitch of your roof.

Damage to the roof

While roofs can simply age and lose some of their integrity through time, the bulk of the damage done to your roof will be caused by external factors. These include:  snow, rain, wind, hailstones, tree limbs and other debris, heat, inadequate attic insulation, moss, excessive moisture, ice dams, and more.

Some of this damage may not be preventable; severe weather, for example, may damage your roof even after precautions have been taken. However, in general, there are ways to avoid some of the damage to your roof, such as:

  • Repairing or replacing damaged sections so water does not infiltrate and damage surrounding areas.
  • Cut down dead tree limbs surrounding your property to avoid some impacts.
  • Install attic ventilation to help cool the roof.
  • Install attic insulation to help prevent ice dams.
  • Remove snow and ice from your roof in a timely manner.
  • Remove moss from your roof when you notice it to avoid trapped moisture.
  • Keep your gutters clear and in good repair.

If your roof has sustained an impact, has developed leaks, or shows signs of damaged shingles, such as curling, breaks, or missing sections, then it may be time to replace your roof, particularly if it is also reaching the end of its lifespan.

If you are unsure, have your roof inspected to find out more about its condition.

Pros and cons

While getting your entire roof replaced is expensive, there are a lot of benefits to consider. The first is the fact that any and all potential issues can be corrected at one time. Repairing one area may leave another to begin leaking later, so in the case of a severely compromised roof, a replacement may actually save you money in the long run.

Roof replacements also allow you to upgrade your roof to UV-resistant shingles in hot areas or hail-resistant tiles in storm-prone areas. You can also improve the curb appeal of your home with a new roof if you intend to sell in a few years. Roofs are often a good investment in your home, particularly if the existing roof is older and your home may be going on the market soon.

Getting your entire roof replaced does have its downsides as well. The first is cost. If the majority of your roof is in good condition, roof repair or a partial roof replacement may address most of the issues for less.

Roof replacements can also be lengthy, noisy, and result in issues such as nails and debris in your yard afterward. While a reputable pro will spread tarps and clean up carefully when the job is complete to prevent these kinds of issues, not every company will take these steps.

In some cases, your current roof may also be under warranty and replacing it without having it inspected by the manufacturer first could mean that you’re paying for a new roof for no reason.

Decking, underlayment, and flashing

Most reputable roofers will include the costs of underlayment 2 and flashing 3 with the cost of your new roof. In most cases, it’s assumed that your decking is in good condition and can be reused with little to no additional work.

This isn’t always the case, however, and new decking may increase the total costs of your project by an additional $2 per square foot. This is particularly true if you are switching from a lightweight shingle to a heavy tile; in this case, your decking must be reinforced to hold the additional weight, which can lead to higher installation costs.

Removing old roofing vs roofing-over

In most states, you are allowed to have up to two layers of asphalt shingles installed on your roof at a time. Roofing-over, or putting one layer of shingles over another, can save you significant amounts of money on your new roof, as the labor involved in removing the old shingles is avoided. Roofing-over costs around $2 to $3 per square foot, as opposed to the average full replacement cost of $4.50, so roofing-over a 1,500 square foot roof may only cost $3,000 to $4,500.

Roofing-over does present some issues, however. Putting one layer of shingles on top of another does not address any potential underlying issues with your roof deck or underlayment. It also doubles the thickness of your roof and means that the new shingles may not lay as flat. In turn, this can mean that the new shingles will lift off more easily and, if the underlying shingles have any kind of moisture problem, this can cause the new shingles to deteriorate more rapidly. This will ultimately mean in another roof project, and a full replacement this time, much sooner than if you had done it all at once the first time.

Types of roofs

While many roofs are treated virtually the same despite visual differences, there are types that have different needs and that therefore have different associated costs as well.

TypeTypical damageDifficulty of replacement

Flat roof

($6,000)

Moisture pooling and UV rays

Moderately easy

A-Frame

($9,000)

Moisture or lifting shingles

More expensive and complex to build due to the many angles involved

Gable

($6,750)

Impacts, moisture, ice dams, and lifting shingles

Most common roof, easy to moderate to replace

Hipped

($9,000)

Impacts, moisture, ice dams, and lifting shingles

More expensive and complex to build due to the many angles involved

Butterfly

($9,000)

Moisture pooling, snow, lifting shingles

More expensive and complex to build due to the extreme angles and positions

Mansard

($10,000)

Impact, moisture pooling, high winds, and ice dams

Complex depending on whether or not the sections are flat or curved


Material

In addition to different shapes and styles, roofs can also be found in a variety of materials. The material you choose will have a tremendous impact on the total cost of your roof, both for the materials and installation labor involved. Some heavy roofs require reinforcement of the deck while others may need specialty labor. Combined with the pitch and shape of your roof, your material will be a major driving force behind the total cost.

MaterialProsCons

Asphalt

($6,750)

Common

Lots of choices

Fairly fast and easy to install

Lasts 15-18 years

Not as durable

May be damaged by impact or high winds

Architectural shingles

($10,000)

More durable

Resist impact better

May resist UV rays

Lasts 24-30 years

Expensive

More difficult to install

Clay tiles

($20,000-$35,000)

Durable

Many shapes and styles to choose from

Easily broken

Difficult to install and replace

Expensive

Composite

($7,000)

Durable

Can mimic many other roofing types and materials

Lasts 35-50 years

Harder to find

Difficult to install

Metal tiles

($15,000-$20,000)

Durable

Can mimic other tiles and materials

Lasts 30-45 years

Heavy

Expensive

May be difficult to install

Standing seam

($6,700)

Durable, lightweight, contemporary in style, lasts 30-45 years

Not a lot of style options

May rust or leak

Slate

($15,000-$20,000)

Durable

Attractive

Lasts upwards of 100 years

Heavy

Expensive

Difficult to install

Bitumen 4

($6,000)

Inexpensive

Easy to install on flat roofs

Lasts 10-16 years

Can tear

Can leak

Doesn’t last as long as some other types

PVC

($7,000)

Longer lasting

Flat roof material

Lasts 15-20 years

More difficult to install

If installed wrong, may leak

TPO

($7,000)

Easy to install

Reflects UV rays

Lasts 15-20 years

May leak if put on incorrectly

May crack over time

EPDM Rubber

($6,000)

Easy to install

Inexpensive

Lasts 10-16 years

Can crack

Can become very hot

May leak

Wood Shakes

($12,700)

Beautiful

Traditional

Lasts up to 30 years

Flammable

Expensive

Needs a lot of upkeep


Labor

The material and style of your roof are only two parts of the equation when it comes to replacing it. The labor also plays a big role in your total costs.

The costs of your labor can vary depending on the material. Tiles, slate 5, and wood shakes 6 are more difficult to install than asphalt shingles. Your labor costs are also impacted by the pitch and shape of your roof. Roofs with very steep pitches, curves, or changes in angle are more complex and often require not only more material, but also a longer period of time to reroof.

No matter what type of roof you have, the procedure for roof replacement is basically the same: the existing materials including the shingles, flashing, and underlayment are stripped down to the roof deck. The deck is examined and, if necessary, repaired or replaced.

Next, a new felt underlayment is spread over the deck and the new shingles are installed over it. The length of time, position of starting, and number of rows completed in an hour depend greatly on the pitch of your roof, the shape of your roof, and the material you are having installed.

Asphalt shingles installed on a gable roof are the most common. In this case, the shingles are nailed down at protruding tabs, then the bottom edge of the next layer will cover the nails, moving upward to the roof where the vent cap will cover the final row. Cement and flashing will be used to seal the edges and around protrusions such as chimneys or skylights.

In most cases, the labor will account for about 60% of the total cost of your roof. So, in the case of a 1,500 square foot roof covered in asphalt shingles, the labor portion will be roughly $4,000. The shingles, felt underlayment, fasteners, and adhesives make up the remaining 40%. All of the necessary materials (underlayment 2, etc.) should be included in the estimate from your roofing contractor so that your final bill (mentioned above as an average of $4.50/sq.ft.) does not have any surprises. When obtaining estimates, make sure that your contractor is not only quoting you for the labor and the shingles, but remember that any repairs or replacement of the decking itself will not be included.

Typical repairs

The most common roof repairs are made to fix and stop leaks and cost around $650 per repair job. These may be caused by impacts from hailstones, missing or broken shingles, curling and lifting shingles, or broken or missing flashing. These issues are normally fixed by removing and replacing only the affected shingles or flashing.

In most cases, if these issues occur in an area less than 100 square feet, then a roof repair is all that’s needed unless the rest of the roof is found to be in poor condition as well. If the problem exceeds 100 square feet, but does not encompass the entire roof, then a partial roof replacement may be necessary.

Enhancements and improvement costs

Gutter cleaning

Backed-up gutters can be responsible for forcing water beneath your shingles. Over time, this can cause them to deteriorate more quickly, while also causing leaks. Getting your gutters cleaned once or twice per year, for around $150, can help prevent these issues from occurring.

Flashing replacement

Sometimes your shingles are in good condition, but the flashing that surrounds things like your chimney or skylights becomes damaged. The cost to replace flashing can vary from $100 to $400, depending on how much of the flashing needs to be repaired.

Framing repair

In rare cases, the frame of your roof will need repair. This may also be the case if your are switching to a heavier shingle‒slate or tile may require reinforcement of the frame. Costs for frame repair generally vary from $300 to $800.

Roof inspection

If you are purchasing a home, or if you are unsure of whether or not your roof will need to be replaced in the near future, you can opt for a roof inspection. During an inspection, the roofer takes a look at all areas of the roof, including the underside, to determine its condition. Typical inspection costs are around $450.

Soffits

Your soffit is actually the covering of the underside of your roof where it hangs over your home. The soffit provides ventilation for the attic space, and gives your home a finished appearance. If there is water damage to your roof, sometimes the soffit will be damaged as well, requiring repair. A new soffit can range in costs depending on material‒aluminum, wood, vinyl, and fiber cement are all options. The average cost of a new soffit is around $20 per linear foot installed, or around $800 for most homes.

Additional considerations and costs

  • You may need to pull a permit for the new roof, including building, tear off, or dumping fees. Permits typically cost around $430 on average.
  • Your homeowners’ insurance may cover roof damage that is not caused by neglect. Call your adjuster first before proceeding to find out more.
  • Roofers may have different costs and tariffs associated by region, which means that your costs may be higher or lower than the national average, depending on where you live.
  • Get a written contract for your roof replacement, which should specify all agreed-to details including materials and costs.
  • Make sure that your new roofer is fully licensed and insured.
  • Ask your contractor about how they will clean nails off your property; many have a magnet on wheels that can help grab dropped fasteners before they do damage to you or your property.
  • You may be able to save money by purchasing your own materials.
  • It’s best to get your roof replaced during good weather, such as in the summer months, because weather delays or the need to remove snow from the roof could increase costs.
  • Proper roof maintenance including inspection and repair can help you delay or prevent the need for a roof replacement.

FAQ

  • How much does it cost to replace a roof by yourself? 

Most of the cost of a roof replacement is labor, so doing it yourself could save you as much as 60%, giving you an average cost of $2,750.

  • How much does it cost for a new roof?

The average cost of a new asphalt roof is around $6,750.

  • What does it cost to roof a house?

The cost of roofing a house can vary depending on material, size, and roof type. The average cost of a roof is around $6,750.

  • How often should a roof be replaced?

Roofs can last anywhere from 10 to 100 years or more depending on material and maintenance. If you want to know the approximate age of your roof and how long it should last, hire a roof inspector.

  • How long do roofs last?

Roofs may last anywhere from 10 to 100 years or more depending on material, climate, and maintenance. To find out how much longer your roof should last, speak to a roof inspector.

  • How much does it cost to install gutters?

The average cost to install gutters is around is around $775 for aluminum gutters.

  • What do you need to reroof a house?

To reroof a house, you will need a scraper to remove the old shingles, felt underlayment, galvanized nails and roofing fasteners, shingles, and vent caps as well as adhesive, and flashing.

Was this guide helpful to you?
  

Remodeling Terms Cheat Sheet

Definitions in laymen's terms, cost considerations, pictures and things you need to know.
See full cheat sheet.
1 Shingles: A smooth, uniform, flat piece of construction material, available in a wide variety of materials and laid in a series of overlapping rows, used to cover the outside of roofs or walls to protect against weather damage and leaks.
2 Underlayment: Roofing material laid underneath roofing tiles to seal the roof, preventing leaks
3 Flashing: Pieces of sheet metal used on roofs to cover joints, such as where the roof meets the wall, or around a chimney or skylight, to protect them and prevent water leaking through
4 Bitumen: A viscous, black mixture of hydrocarbons often used for roofing and waterproofing. It is also used in asphalt for paving roads
5 Slate: A fine-grained rock, typically bluish-gray in color, that can easily be split into thin layers and is commonly used as a roofing material
6 Shakes: A rugged flat piece of wooden construction material with at least one grain-split face, generally made of either redwood or cedar, laid in a series of overlapping rows and used to cover the outside of roofs and walls to protect against weather damage and leaks

Cost to have roofing replaced varies greatly by region (and even by zip code). To get free estimates from local contractors, please indicate yours.

Labor cost by city and zip code

Compared to national average
Aiea, HI
+36%
Albuquerque, NM
-14%
Arlington, TX
+6%
Athens, GA
-9%
Atlanta, GA
+24%
Austin, TX
+13%
Baltimore, MD
+12%
Bay City, MI
-19%
Brooklyn, NY
+16%
Bunnell, FL
-32%
Cape Coral, FL
-9%
Cedartown, GA
-26%
Charlotte, NC
+6%
Chicago, IL
+40%
Cincinnati, OH
+6%
Clearwater, FL
-14%
Colorado Springs, CO
-3%
Como, MS
-49%
Corpus Christi, TX
+4%
Dallas, TX
+10%
Delco, NC
-29%
Downsville, NY
+16%
Durham, NC
-1%
El Paso, TX
-28%
Fort Lauderdale, FL
+2%
Fort Wayne, IN
-7%
Fort Worth, TX
+6%
Grand Rapids, MI
+7%
Greenville, NC
-26%
Greenwood, MS
-32%
Havana, FL
-14%
Hollywood, FL
0%
Homestead, FL
-2%
Houston, TX
+24%
Kansas City, MO
+4%
Las Vegas, NV
+7%
Louisville, KY
-7%
Memphis, TN
+11%
Miami, FL
+1%
Milwaukee, WI
+12%
Murphy, NC
-37%
New Bern, NC
-19%
New Orleans, LA
+35%
Old Town, FL
-53%
Oldsmar, FL
-14%
Orlando, FL
+2%
Pensacola, FL
-19%
Philadelphia, PA
+40%
Phoenix, AZ
0%
Pittsburgh, PA
+9%

Labor cost in your zip code

Last modified:   See change history
Methodology and sources