Roof replacement cost guide
A walkthrough of roof replacement pricing — material choice, square footage, pitch, tear-off, decking repair, and what really moves the number in a real bid.
⚡ Want a number for your situation? Use the roof replacement cost calculator — it adjusts for your metro, material, size, and add-ons in real time.
Three materials, three lifespans
**Asphalt shingles** ($4–$8 per sq ft installed) cover 75% of US roofs. Architectural (dimensional) shingles last 25–30 years; 3-tab 18–22 years. **Standing-seam metal** ($9–$16 per sq ft) lasts 40–70 years with proper installation. **Clay or concrete tile** ($12–$22 per sq ft) lasts 50+ years and is often the lifetime roof for the home. Slate and copper roofs last 100+ years but cost $30–$50+ per sq ft.
Pitch + stories drive 20–40% of labor
A walkable roof (4/12 to 7/12 pitch) is priced at the baseline. A steep roof (10/12+) requires harnesses, scaffolding, and slower work — adds 30–40% to labor. Two-story homes add 10–15% to labor over single-story. Three stories or complicated rooflines (dormers, valleys, multiple peaks) add more still.
Tear-off vs roof-over
Roof-over (installing new shingles on top of existing) saves $1,000–$2,500 but is only allowed if there's currently ONE existing layer AND code permits (most cities prohibit a third layer). Tear-off lets the roofer inspect decking, fix damage, and install new underlayment. For a major re-roof, tear-off is usually worth the cost — the alternative is paying twice the next time.
Decking repair is mostly discovered mid-job
10–30% of roofs need partial decking replacement once tear-off reveals damage. Plywood or OSB decking that's rotted, water-damaged, or sagging adds $1–$2 per affected sq ft. Get the change-order policy in writing — what triggers a decking call, what the per-sheet rate is, who approves.
Permits + insurance
Permit fees vary $250–$1,500 by city — and many require an engineer's wind/load calculation for replacement work. For damage from a covered event (hail, wind, falling tree), homeowner's insurance often pays the bulk of replacement — RCV policies pay full replacement minus deductible, ACV policies pay depreciated value. Document with photos BEFORE filing.
Always verify with a local contractor
Every number on this page is built from regional labor indexes, material supplier benchmarks, and municipal permit fee schedules — refreshed quarterly. They're honest ranges, not guarantees. Always obtain multiple quotes from licensed local contractors before committing to a project.