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Tell us about your roof
Our roof estimator will calculate a replacement cost range based on your material, home size and number of stories.
Your replacement estimate
Based on your selections
This range is based on national averages. Your local labor market, roof pitch, and whether any structural decking needs replacing will affect the final price. Getting 3 quotes from local contractors is the only way to know your actual cost.
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What a replacement usually costs
Installed prices with tear-off of one layer, at national rates, for a typical 2,000 sq ft house with about 23 squares of roof. These are the same rates the estimator above uses.
| Material | Per sq ft of roof | 2,000 sq ft house |
|---|---|---|
| 3-tab shingles | $3.5–$5.5 | $8,050–$12,650 |
| Architectural shingles | $4.5–$7.5 | $10,350–$17,250 |
| Metal | $9–$16 | $20,700–$36,800 |
| Clay or concrete tile | $10–$20 | $23,000–$46,000 |
Steep roofs, extra stories, a second layer of old shingles and rotten decking all push the price up. For flat roofs, wood shake and other roof sizes, see the full price table by roof size. For panels, metal shingles and copper, see metal roof cost.
Signs it's time to replace your roof
If you're seeing any of these, replacement is worth getting an estimate for, even if you're not certain yet.
Age
Asphalt shingles typically last 20–30 years. If your roof is in that range and showing problems, replacement is usually more economical than repeated repairs.
Multiple leaks in different locations
One leak is a repair. Three or more in different areas suggests the roof system is failing broadly, not just at one point.
Widespread granule loss
Asphalt shingles shed granules as they age. Significant bare patches across large areas of the roof mean the shingle is no longer doing its job.
Sagging or soft spots
Sagging indicates structural damage beneath the surface. This usually cannot be repaired without replacing sections of the roof deck and covering.
Daylight visible from the attic
Check from inside your attic on a bright day. Light coming through the roof boards means gaps, and gaps let water in every time it rains.
Repair costs exceed 30% of replacement
If a contractor quotes $4,000 to repair a roof that costs $12,000 to replace, you're spending significant money to extend a failing roof by a few years at most.
Not sure whether you need a repair or a full replacement? Our repair vs replacement guide walks through the decision based on your roof's age, condition and the cost comparison.
Insurance, financing and taxes
A roof replacement is a significant expense. Here's what most homeowners don't know about how to reduce that cost.
Insurance coverage
If your roof was damaged by a storm, hail, or wind event, your homeowner's insurance may cover part or all of the replacement cost. Document the damage with photos before any repairs are attempted, and ask your contractor to provide a written damage assessment before you file. See our guide to getting your roof paid by insurance for how the claim and the payout work.
Financing options
Many roofing contractors offer payment plans or financing through third-party lenders. Common options include 12-month same-as-cash arrangements and fixed-rate personal loans. Ask each contractor about financing when they provide their estimate.
Taxes
There’s no federal tax credit for a new roof in 2026. The Energy Efficient Home Improvement Credit, which some metal and coated roofs used to qualify for, ended for anything installed after December 31, 2025. A roofer who quotes a tax credit as part of the price is using out-of-date information. Our guide to whether a new roof is tax deductible covers the cases where it does affect your taxes, such as a rental or a home office.
What does roof replacement include?
A full roof replacement is more than just laying new shingles. Here's what a standard job covers, and what you should confirm is included when comparing quotes.
- Removal of existing roof down to the decking
- Inspection and replacement of damaged decking
- Installation of new underlayment
- Installation of your chosen roofing material
- New flashing around chimneys, skylights and vents
- Ridge cap installation
- Removal and disposal of all waste materials
- Final inspection and cleanup
Most residential roof replacements are completed in 1–3 days. Larger homes, complex rooflines, and tile or slate materials take longer. Weather is the main variable, and your contractor will give you a timeline alongside their estimate.
Questions about roof replacement estimates
Related guides and estimates
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