Roof replacement cost by material and home size

Last updated: October 11, 2026

Search for the cost of a new roof and two numbers keep coming up. Consumer cost guides say most homeowners pay about $9,000 to $18,000 for asphalt shingles. The 2025 Cost vs. Value Report, a long-running survey of remodeling prices, puts the national average asphalt roof replacement at $31,871. Both are right. They describe different roofs. What you will pay depends on two things more than anything else: what the roof is made of, and how big it really is. Here is how to work out both.

Cost by material

Material	Installed cost per sq ft
Asphalt shingles	$4.50 – $16.00
Metal	$4.00 – $40.00
Cedar shakes and shingles	$9.00 – $14.00
Concrete tile	$10.00 – $18.00
Clay tile	$10.00 – $18.00
Slate	$9.00 – $30.00

Figures from Modernize’s 2026 roofing cost data (see Sources). The ranges are wide because each material covers very different products. “Metal” runs from corrugated steel panels at the bottom to copper at the top, and “slate” includes synthetic slate as well as natural stone.

Asphalt is on most American homes because it is the cheapest to buy and install, and almost every roofer works with it. Metal costs more but lasts much longer and sheds snow well. Tile and slate are heavy, and some houses need their framing checked or reinforced before switching to them. That cost is not in the per-square-foot price. Check the manufacturer’s warranty term for any product you are quoted; it is the best guide to how long that specific product is expected to last.

From house size to roof size

Roofers price by the square: 100 square feet of roof surface. Your roof is not the same size as your house, and the difference trips up a lot of budgets.

Start with the footprint, not the floor area. A 2,400 sq ft two-story house sits on about 1,200 sq ft of ground. The same floor area as a single story needs a roof twice the size. Add the eaves and overhangs, often a foot or two all round.
Multiply by the pitch factor. A sloped roof has more surface than the flat area it covers. Pitch is written as rise over 12 inches of run:

Roof pitch	4/12	6/12	8/12	10/12	12/12
Multiply footprint by	1.05	1.12	1.20	1.30	1.41

Worked example: a single-story ranch with an 1,800 sq ft footprint and overhangs that bring it to about 2,000 sq ft, under a 6/12 roof: 2,000 × 1.12 = 2,240 sq ft, or about 22 squares. At $4.50 to $16.00 per square foot for asphalt, that roof would cost roughly $10,000 to $36,000. Most homeowners land in the lower part of that range with standard shingles. Roofers also order extra material for cutting waste, and a careful estimate shows it.

Steep roofs cost more again, beyond their bigger area. Above about 8/12, crews need extra safety equipment and work more slowly, and many roofers add a steep-slope charge. Dormers, valleys, skylights and chimneys all add labor and flashing.

Why the Cost vs. Value number is higher

The Cost vs. Value Report prices one carefully specified job: tearing off to the deck, new underlayment and leak barriers, new flashing and ventilation, on a larger-than-average roof, at full professional rates. Its $31,871 asphalt figure and $51,865 metal figure are useful as an upper reference point. They also show what a new roof returns at sale: about 68% of the cost for asphalt and 50% for metal on average in 2025. Your roof may be smaller and simpler.

What else is in a roofing quote

Tear-off of the old roof — about $2 to $5 per square foot. Some codes allow one layer of new shingles over old, but most roofers advise against it.
Decking repairs — rotten plywood or boards are only found once the old roof is off. Good quotes state a price per sheet up front, so there are no surprises.
Underlayment, ice-and-water barrier, drip edge and flashing. In cold climates the leak barrier along the eaves matters as much as the shingles.
Ventilation — ridge and soffit vents that keep the attic dry and help shingles last.
Permit — about $250 to $500 — and disposal, often around $800.

Labor is typically half or more of the total, at roughly $2.50 to $6.00 per square foot.

Signs it is time for a new roof

Shingles that are curling, cracked or missing, or bald patches where the granules have washed off.
Granules collecting in the gutters.
Daylight through the roof boards, or water stains on the attic sheathing or ceilings.
A roof deck that sags between rafters.
Repeated leaks in different places, rather than one leak you can trace and fix.

A single leak around a chimney or vent pipe is usually a flashing repair, not a new roof. Get it looked at before deciding.

Will insurance pay?

Homeowners insurance generally covers sudden damage such as hail, wind or a fallen tree, under the terms of your policy. It does not cover age and wear. Many policies settle older roofs at their depreciated value rather than full replacement cost, so read your declarations page before you file. Be cautious of anyone who knocks on your door after a storm offering a “free roof.”

Comparing bids

Ask each roofer for the number of squares, the exact shingle or panel product, what underlayment and flashing they will use, whether the price includes tear-off and disposal, the price per sheet of replacement decking, and both the manufacturer’s warranty and their own workmanship warranty. Check that they hold any license your state requires and carry liability and workers’ compensation insurance. Then compare the scopes, not just the totals.

Frequently asked questions

How much does a new roof cost in 2026?

For a typical home with asphalt shingles, most homeowners spend about $9,000 to $18,000. Metal, tile and slate cost considerably more, and a large, steep or complicated roof costs more whatever the material.

How do roofers measure a roof?

In squares. One square is 100 square feet of roof surface. Because of the slope and the overhangs, a roof is always larger than the floor area of the house underneath it.

Can I put new shingles over my old roof?

Some building codes allow one extra layer of asphalt shingles, and skipping the tear-off saves money now. But it hides damaged decking, adds weight, and some shingle warranties require a full tear-off, so most roofers recommend it.

Will homeowners insurance pay for a new roof?

Usually only when sudden damage, such as hail or wind, is covered by your policy. Wear and age are not covered. Many policies now pay the depreciated value of an older roof rather than the full replacement cost, so check yours before you file.

Does a new roof add value to a home?

It helps. In the 2025 Cost vs. Value Report, an asphalt shingle roof replacement recouped about 68% of its cost at resale on average, and a metal roof about 50%.

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Sources

Prices are estimates for typical US homes, not quotes; your price depends on your home, region and the products you choose.