More Roofing & Rooftop: Roof Repair ·Metal Roof ·Skylight Installation ·Gutter Installation ·Chimney Repair
A roof replacement is one of the most important — and most expensive — projects a homeowner faces. For a typical home with asphalt shingles, expect $7,000 to $18,000, with most landing around $10,500. Material choice can move that dramatically: the same roof in standing-seam metal or slate can cost two to four times as much.
What you’re paying for
Roofers price work by the “square” (a 10×10-foot area). Your quote bundles shingles and materials, tearing off and hauling away the old roof, labor, underlayment and flashing, and any repairs to the wood decking underneath. Labor alone is roughly 60% of the total — this is a skilled, weather-dependent trade.
The wildcard is the decking. Crews can’t see rotted plywood until the old shingles come off, so a quote can rise mid-project. A good contractor lists a per-sheet price for replacement decking upfront; budget a 10–15% contingency just in case.
Cost by material
Asphalt dominates because it’s the cheapest and good architectural shingles last 25–30 years. But if you’re staying in the home for decades — or want a specific look — premium materials change the math. The table below shows installed cost per square foot by material.
Why two similar homes get different quotes
Size and pitch are obvious, but roof complexity is the quiet driver. Every chimney, skylight, valley, and dormer needs custom flashing and slows the crew down. A simple gable roof is far cheaper per square foot than a cut-up roof with many angles and penetrations. Region matters too: labor in coastal and Northeastern markets runs well above the Midwest and South.
Repair or replace?
If your roof is under ~15 years old and the damage is localized, a repair ($350–$1,900 for most jobs) is the smart money. Once you’re past 20–25 years, or you’re patching the same areas repeatedly, replacement usually wins — you stop paying for band-aids and reset the clock on your warranty.
How to save on a new roof
- Get three detailed quotes and confirm each includes tear-off, disposal, and a decking-replacement rate.
- Stick with architectural asphalt shingles for the best cost-to-lifespan ratio.
- Schedule in the off-season (late fall or winter) when roofers are slower.
- Check your insurance first if the damage came from a storm or hail — you may only owe the deductible.
| Item | Typical range | Notes |
|---|---|---|
| Shingles & materials | $3,000 – $7,000 | – |
| Tear-off & disposal | $1,000 – $3,000 | – |
| Installation labor | $3,000 – $7,000 | – |
| Underlayment & flashing | $500 – $2,000 | – |
| Decking repair | $500 – $3,000 | Only if the wood beneath is damaged |
| Option | Typical range | Notes |
|---|---|---|
| Asphalt — 3-tab | $3.50 – $5.00 / sq ft | Cheapest; ~15–20 yr lifespan |
| Asphalt — architectural | $4.50 – $7.00 / sq ft | Best value; 25–30 yr lifespan |
| Wood shake | $7 – $14 / sq ft | – |
| Metal (standing seam) | $10 – $18 / sq ft | 40–70 yr lifespan |
| Clay or concrete tile | $10 – $25 / sq ft | – |
| Slate | $15 – $30 / sq ft | 50+ yr lifespan |
What affects the price
- Roof size & pitch Roofing is priced per 'square' (100 sq ft). Steep or complex roofs cost more in labor and safety setup.
- Material Asphalt shingles are cheapest; metal, tile, and slate cost two to four times as much.
- Tear-off layers Removing multiple old layers adds labor and disposal fees.
- Decking condition Rotted plywood under the shingles must be replaced — the most common mid-project surprise.
- Roof features Chimneys, skylights, valleys, and dormers each add flashing work and labor.
- Region & season Coastal and Northeast labor runs higher; late fall and winter are often the cheapest times to book.
Roof replacement cost by state
Where you live can change the price as much as the options you pick. Labor is a big part of the bill, and construction workers are paid more in some states than others. A typical roof replacement job costs about $8,200 to $21,100 in Hawaii (17% above the U.S. average). In Arkansas, it costs about $6,000 to $15,300 (15% below the U.S. average).
See the typical cost in all 50 states and D.C.
| State | Typical range |
|---|---|
| Alabama | $6,100 – $15,700 |
| Alaska | $8,000 – $20,700 |
| Arizona | $6,700 – $17,100 |
| Arkansas | $6,000 – $15,300 |
| California | $7,800 – $20,200 |
| Colorado | $7,000 – $18,000 |
| Connecticut | $7,500 – $19,300 |
| Delaware | $6,900 – $17,600 |
| District of Columbia | $7,600 – $19,400 |
| Florida | $6,400 – $16,400 |
| Georgia | $6,400 – $16,600 |
| Hawaii | $8,200 – $21,100 |
| Idaho | $6,600 – $16,900 |
| Illinois | $8,000 – $20,700 |
| Indiana | $7,100 – $18,200 |
| Iowa | $6,800 – $17,500 |
| Kansas | $6,700 – $17,100 |
| Kentucky | $6,500 – $16,700 |
| Louisiana | $6,300 – $16,200 |
| Maine | $6,900 – $17,600 |
| Maryland | $7,000 – $18,000 |
| Massachusetts | $8,000 – $20,700 |
| Michigan | $7,000 – $18,000 |
| Minnesota | $7,600 – $19,600 |
| Mississippi | $6,100 – $15,700 |
| Missouri | $7,100 – $18,400 |
| Montana | $6,900 – $17,600 |
| Nebraska | $6,600 – $16,900 |
| Nevada | $7,200 – $18,500 |
| New Hampshire | $6,900 – $17,800 |
| New Jersey | $8,000 – $20,500 |
| New Mexico | $6,400 – $16,600 |
| New York | $7,700 – $19,800 |
| North Carolina | $6,300 – $16,200 |
| North Dakota | $7,100 – $18,200 |
| Ohio | $7,000 – $18,000 |
| Oklahoma | $6,400 – $16,400 |
| Oregon | $7,700 – $19,800 |
| Pennsylvania | $7,100 – $18,200 |
| Rhode Island | $7,300 – $18,700 |
| South Carolina | $6,400 – $16,400 |
| South Dakota | $6,300 – $16,200 |
| Tennessee | $6,400 – $16,600 |
| Texas | $6,400 – $16,400 |
| Utah | $6,600 – $16,900 |
| Vermont | $6,800 – $17,500 |
| Virginia | $6,700 – $17,100 |
| Washington | $8,100 – $20,900 |
| West Virginia | $6,700 – $17,100 |
| Wisconsin | $7,300 – $18,700 |
| Wyoming | $6,900 – $17,800 |
These are numbers to plan with, not quotes. Each one is this guide's U.S. range, adjusted for what construction workers earn in that state. See every state cost guide or how we estimate.
Common questions
- How much does a roof cost per square foot?
- Asphalt shingle roofs run about $3.50–$10 per square foot installed, or roughly $350–$900 per roofing 'square' (100 sq ft). Architectural shingles average around $4.50–$7 per square foot.
- How long does a roof last?
- Architectural asphalt shingles last 25–30 years, metal 40–70, and tile or slate 50+ years. Budget 3-tab shingles last about 15–20.
- Does homeowners insurance cover a new roof?
- Insurance typically covers roof damage from sudden events like storms or hail, but not age-related wear. Document the damage, file promptly, and get an adjuster's inspection.
- Can I roof over my existing shingles?
- An overlay is cheaper upfront but hides problems, adds weight, and shortens the new roof's life. Most pros recommend a full tear-off for a longer-lasting, warrantied roof.
- What are the signs I need a new roof?
- Curling or missing shingles, granules in the gutters, daylight or stains in the attic, sagging, and an age past 20–25 years all point to replacement rather than repair.
- How long does a roof replacement take?
- A typical asphalt roof on an average home is a 1–3 day job. Larger, steeper, or premium-material roofs take longer, and weather can extend the timeline.
- When is the cheapest time to replace a roof?
- Late fall and winter are usually slower for roofers, so you may get better pricing and scheduling than during the spring–summer peak.
How we estimate: These are typical U.S. prices for materials and for hiring a pro to install them. We checked them against the 2026 sources listed below (see how we get our numbers). Your price depends on where you live, the size of the job and the materials you pick. Get two or three written bids before you choose a contractor.
Sources
We checked the prices on this page against 2026 numbers from these sources: