Roof replacement
cost calculator
Get a real cost range for roof replacement — by material, square footage, pitch, number of stories, and tear-off requirements.
Roof replacement cost
Estimates only — always verify with a local contractor before committing. Numbers based on 2026 USA regional labor + material indexes; updated quarterly.
Roof replacement cost factors
Roof replacement cost depends on five things — in roughly this order of impact:
- Material. Asphalt ($4–$8/sq ft) is cheapest and 75% of US roofs. Standing-seam metal ($9–$16/sq ft) lasts 2–3× longer. Tile ($12–$22/sq ft) is the most expensive but lasts 50+ years.
- Square footage. A typical 2,000 sq ft asphalt re-roof runs $8k–$16k. A 4,000 sq ft tile job easily exceeds $40k.
- Pitch. Steep roofs (10/12+) cost 30–40% more because of harness/scaffolding requirements and slower work.
- Tear-off vs overlay. Tearing off the old roof adds $1–$2 per sq ft but is required if there are already 2+ layers, the decking is damaged, or local code requires it.
- Decking + sheathing repair. 10–30% of roofs need partial decking replacement once tear-off reveals damage. Adds $1–$2 per affected sq ft.
For a deeper walk-through, see the full roof cost guide.
Roof replacement cost questions
How long does asphalt vs metal vs tile last?
Asphalt shingles: 20–30 years. Architectural (dimensional) shingles last longer than 3-tab. Standing-seam metal: 40–70 years with proper installation. Clay or concrete tile: 50+ years (often the lifetime of the home). Slate and copper roofs last 100+ years but cost $30–$50+ per sq ft.
Should I get a tear-off or roof-over?
Roof-over (installing new shingles on top of existing) saves $1,000–$2,500 in tear-off cost but is only allowed for ONE existing layer. Most building codes prohibit a third layer. Tear-off lets the roofer inspect decking, fix damage, and install new underlayment — generally worth the cost for any major re-roof.
Will my insurance cover a new roof?
Only for sudden damage from a covered event — hail, wind, falling tree. Age-related wear is excluded. Most policies depreciate ("ACV") payouts based on roof age; "RCV" (replacement cost value) policies pay the full replacement cost minus deductible. Document the damage with photos and a contractor estimate before filing.
How long does a roof replacement take?
Typical 2,000 sq ft asphalt roof: 1–2 days. Metal roof: 2–4 days. Tile roof: 4–7 days. Weather delays add 1–3 days on average. Plan for 1–2 weeks total from contract signing to job completion.
Do I really need new gutters at the same time?
Not always. If your gutters are under 10 years old and undamaged, leave them. If they're 15+ years old, sagging, or rusted, replace them with the roof — adds $800–$2,500. New gutters installed under existing soffit/fascia later will likely cost more in labor.