If your roof system shows signs of wear and tear, it’s time to start thinking about repairing or replacing it. However, estimating new roof costs can be difficult, especially if you’re a first-time homeowner.
In this article, I’ll make figuring out the prices of a roof replacement easy by breaking down all the factors that affect roofing costs. To bring you the most accurate information possible, I used real price information provided by material suppliers as well as average labor and overhead costs rates.
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Repairing vs Replacing Your Roof
When faced with roof damage or wear and tear, homeowners must decide whether to repair or replace their roof. In general, roof repairs are significantly less expensive than a full replacement. The cost of repairs can range from a few hundred dollars for minor fixes to several thousand dollars for more extensive damage. However, if your roof is nearing the end of its life span or has widespread damage, repairs may only provide a temporary solution, and a full replacement may be more cost-effective in the long run.
Consider repairing your roof if the damage is localized, your roof is relatively new, or if the cost of repairs is significantly lower than the cost of a replacement. For example, if you have a few missing shingles or a small leak, repairs can often resolve the issue. On the other hand, if your roof is old, has extensive damage, or if the cost of repairs is close to the cost of a replacement, it may be more practical to invest in a new roof. A new roof will provide better long-term protection for your home, improve its energy efficiency, and can even increase your property value.
What Is the Cost of a New Roof?
When purchasing a new roof, you can expect to pay from $3,000 to more than $50,000, with the national average costing about $8,000. While this range is extensive, an average roof will typically cost you between $5,000 to $12,000.
The wide price range for a roof replacement mostly comes down to materials and home size, though you may find budget-friendly roofinf material options as low as $3,000. However, for some materials, like slate or copper, you can expect to pay more than $30 per square foot for installations totaling over $50,000.
| Low-end | National Average | High-end |
| $3,000–$5,000 | $8,000–$12,000 | $20,0000–$50,000+ |
What Is the Cost of a New Roof by Type?
When purchasing a new roof, material costs (particularly the cost of the roof shingles you choose) will have the most significant impact on your bill. Inexpensive options like asphalt will cost far less than premium materials like copper or slate.
Here’s a breakdown of the cost of roof replacements for the standard materials:
| Material | Cost per square foot | Estimated Lifespan |
| 3-Tab Asphalt Roof | $2.38–$3.57 | 15–20 years |
| Architectural Shingle Roof | $3.63–$7.04 | 25–30 years |
| Metal Roof | $17.99–$26.99 | 40–70 years |
| Clay Tile Roof | $8.55–$12.83 | 50–100 years |
| Concrete Tile Roof | $4.65–$6.98 | 30–50 years |
| Copper Roof | $15.42–$23.14 | 50–100 years |
| Slate Roofing | $7.86–$11.79 | 75–200 years |
| Solar Shingle Roof | $33.33–$42.12 | 25–30 years |
| Wood Shingle Roof | $4.68–$7.02 | 20–30 years |
When considering the cost of a new roof, it’s important to factor in the estimated life span of each material. While some options, like 3-tab asphalt shingles, may have a lower up-front cost, they also have a shorter life span compared to more expensive materials like metal, clay tile, or slate. Investing in a higher-quality roofing material with a longer life span can save you money in the long run by reducing the need for frequent replacements. However, it’s essential to balance your budget with your long-term goals and the overall style of your home when making a decision.
3-Tab Asphalt
Pros
- Low up-front cost
- Easy to install and replace
- Widely available
Cons
- Shorter lifespan compared to other materials
- Less durable in extreme weather conditions
- Limited aesthetic options
Three-tab asphalt shingles are the most cost-efficient roofing option on the market. This roofing material is easy to install, simple to replace, and widely available, making it popular for DIY-minded homeowners and contractors. Three-tab asphalt shingles are best suited for homeowners on a tight budget or those who plan to sell their home within 15-20 years. They are also a good choice for regions with moderate climates and minimal severe weather events. While these short-lived roofs only last 15 to 20 years, they’re affordable to replace, costing between $4,760 and $7,140 on average.
Architectural
Pros
- Longer lifespan than 3-tab asphalt shingles
- Better durability and wind resistance
- More attractive appearance with a dimensional look
Cons
- Higher cost than 3-tab asphalt shingles
- Heavier, which may require additional support
- Still susceptible to algae growth and curling
Architectural shingles may be the best option if you want the look of traditional asphalt shingles but with a longer life span and increased durability. Lasting about 10 more years than the 3-tab variety and standing up to high winds much more effectively, the increased cost of these shingles is well worth it. On average, a new architectural shingle roof will cost between $7,260 and $14,080.
Metal
Pros
- Long lifespan (40-70 years)
- Excellent durability and resistance to extreme weather
- Energy-efficient and eco-friendly
- Lightweight and easy to install
Cons
- Higher upfront cost
- Can be noisy during rain or hail
- Requires specialized installation techniques
Metal roofs are ideal for homeowners in areas prone to severe weather, such as high winds, heavy snow, or wildfires. They are also a good choice for those looking to invest in a long-lasting, energy-efficient roofing solution. For the most common materials like steel or aluminum, you can expect to pay between $8 to $15, but other options can cost up to $27. The average price of tin roof or any metal roof ranges between $35,980 and $53,980.
Clay Tiles
Pros
- Extremely long lifespan (50-100 years)
- Excellent durability and fire resistance
- Attractive, traditional appearance
- Good insulation properties
Cons
- High upfront cost
- Heavy, requiring additional structural support
- Fragile and prone to cracking if walked on
Clay tile roofs are best suited for homeowners in hot, dry climates who appreciate the traditional, Mediterranean-inspired aesthetic. They are a long-term investment that can add significant value to a home. This roofing material is highly resistant to heat and high winds. Although clay tiles are long-lasting and durable, they’re expensive, typically costing between $17,100 and $25,660.
Read our article about the overall cost of tile roofing for more detailed cost information.
Concrete Tiles
Pros
- Long lifespan (30-50 years)
- Good durability and wind resistance
- Lower cost than clay tiles
- Various style and color options
Cons
- Heavy, requiring additional structural support
- Porous, making them less suitable for wet climates
- Can be prone to cracking and chipping
Heavy, durable, and resistant to damage, concrete roof tiles are a sturdy and reliable material. They are a cost-effective alternative to clay tiles, offering similar durability and style options. They are best suited for homeowners in dry climates who want a long-lasting, attractive roof at a lower price point than clay tiles. However, they’re porous, making them ill-suited for homes in wet climates. You can typically expect to pay between $9,300 and $13,960 for a new concrete roof.
Copper
Pros
- Exceptionally long lifespan (50-100 years)
- Highly durable and resistant to corrosion
- Attractive, luxurious appearance
- Low maintenance
Cons
- Very high upfront cost
- Requires specialized installation
- Can develop a patina over time, changing color
Copper roofs are a premium choice for homeowners who prioritize longevity, durability, and a luxurious appearance. They are ideal for high-end homes and historic properties, as well as coastal areas where corrosion resistance is crucial. This roofing material is high quality and luxurious, popular for its appearance, corrosion resistance, and longevity — a copper roof can last up to 100 years with good maintenance. However, all these benefits come with a price, as the average cost to install a copper roof is between $30,840 and $46,280.
Slate Roofing
Pros
- Incredibly long lifespan (75-200 years)
- Exceptional durability and weather resistance
- Unique, high-end appearance
- Fireproof and eco-friendly
Cons
- Very high upfront cost
- Heavy, requiring additional structural support
- Requires specialized installation
- Can be brittle and prone to cracking if walked on
Slate roofs are the ultimate long-term investment for homeowners who want a roof that will last for generations. They are best suited for high-end homes, historic properties, and areas with severe weather conditions. Slate tiles are a heavy-duty, weather-resistant luxury roofing material with high energy efficiency. Slate can last up to 150 or 200 years, making it a generational investment. Unfortunately, slate is one of the costliest options, with most slate roofs costing between $20,825 and $26,010, but can be as high as $50,000.
Solar Shingles
Pros
- Generate clean, renewable energy
- Can reduce energy bills
- Sleek, modern appearance
- Durable and weather-resistant
Cons
- Very high upfront cost
- Requires a compatible electrical system
- Limited color and style options
- Efficiency depends on climate and roof orientation
As their name suggests, solar shingles combine solar panels and roofing material. These shingles connect to your home’s energy system and produce power throughout the day. Solar shingles are an innovative option for homeowners who want to invest in clean energy and reduce their long-term energy costs. They are best suited for homes with ample sun exposure and owners who are committed to a sustainable lifestyle. While these shingles can save plenty of energy, they aren’t suited for all climates and cost between $66,000 and $84,240.
Wood Shingles
Pros
- Natural, rustic appearance
- Good insulation properties
- Environmentally friendly when sustainably sourced
- Can last up to 30 years with proper maintenance
Cons
- Higher cost than asphalt shingles
- Requires regular maintenance to prevent decay and moss growth
- Less fire-resistant than other materials
- Not suitable for wet climates
Wood shakes, also called cedar shingles, provide a rustic, all-natural look for your home. However, they need more upkeep than traditional roof materials and are unsuitable in geographic locations with heavy rain. Wood shingles are a good choice for homeowners who appreciate a natural, rustic look and live in areas with moderate climates. They are best suited for homes with good ventilation and owners who are willing to invest in regular maintenance. On average, a wood shingle roof can cost between $9,360 and $14,040.
What Is a Roof Replacement Cost by Roof Size?
The roof’s size is the second most important cost factor when considering a replacement.
The larger your roof, the more materials and labor hours are required to replace it.
The following table uses the national average cost for roofing materials, labor, and overhead to showcase, on average, how much you can expect to pay for a new roof, depending on home size.
| Roof Size in Square Feet | Cost Range | Average Price |
| 1000 | $4,000–$6,000 | $5,000 |
| 1,500 | $6,000–$9,000 | $7,000 |
| 2,000 | $8,000–$12,000 | $10,000 |
| 2,500 | $10,000–$15,000 | $12,500 |
| 3,000 | $12,000–$18,000 | $15,000 |
| 3,500 | $14,000–$21,000 | $17,500 |
| 4,000 | $16,000–$24,000 | $20,000 |
| 4,500 | $18,000–$27,000 | $22,500 |
| 5,000 | $20,000–$30,000 | $25,000 |
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What Factors Impact How Much a New Roof Costs?
Other factors affect the cost of a new roof besides its size and material. Below, I’ll outline each of these cost factors and explain how much they can impact your final bill.
Labor
Labor makes up more than half of roof replacement costs, especially if you choose specialized materials. Roofing materials like copper and solar shingles require advanced equipment and technical knowledge to be installed correctly, making them much more expensive.
Labor rates can also be affected by roof height, accessibility, and geographic region, making it one of the biggest variables in the installation cost of your roof. However, for most roof projects, labor costs range from $2 to $4 per square foot.
Number of Slopes and Roof Pitch
Unless you have a flat roof, your home probably has one or more sloped surfaces that will alter its installation cost. Both the slope and the steepness of its pitch increase the total square footage of a roof. As a result, steep roofs with multiple slopes have higher installation costs.
You’ll have to do some calculations to know the exact square footage of your entire roof. First, you must know the exact pitch of your roof’s slopes. To find the pitch of your roof, measure how many inches each slope rises for every foot it extends — this number is called a “rise over run,” written as “rise:run” or “4:12.” Once you have the pitch, you can plug your information into a roofing calculator to find the exact dimensions of your roof.
The following table gives a rundown of how much roof pitch can affect the size of your roof and how much your project will cost as a result. I used the national average cost for new roofs for this table and assumed each roof had one eave.
| Base Square Footage of Home | Roof Pitch | Roof’s True Area in Square Feet | New Roof Installation Cost |
| 2,200 | 4:12 | 2,541 | $10,164 |
| 2,200 | 6:12 | 2,695 | $10,780 |
| 2,200 | 8:12 | 2,897 | $11,588 |
| 2,400 | 4:12 | 2,762 | $11,048 |
| 2,400 | 6:12 | 2,929 | $11,716 |
| 2,400 | 8:12 | 3,149 | $12,596 |
| 2,700 | 4:12 | 3,092 | $12,368 |
| 2,700 | 6:12 | 3,279 | $13,116 |
| 2,700 | 8:12 | 3,525 | $14,100 |
Old Roof Disposal
Another overlooked factor is the cost of removing and disposing of debris generated by removing your existing roof. Most roofing companies lump this fee into their free cost estimate. It’s still a good idea to ask about additional removal fees before signing a contract to ensure that your quoted price includes everything it should.
Roofing companies charge between $3 to $5 per square foot for the disposal of old shingles, with an average total cost of $6,000 and $10,000. Other roofing materials are more expensive, with some carrying additional dumping fees if they can’t be disposed of easily.
Read also: Guide to Roof Shingle Measurement
Inspections and Permits
Before starting any home improvement project, contractors must inspect your roof and obtain the necessary permits. Most roofing companies perform free cursory inspections as part of the estimation process, but a more thorough inspection may be necessary if your roof is older or particularly damaged. Independent roof inspections typically cost between $100 to $400, depending on your home’s size.
Permit requirements and costs will vary wildly depending on your country, state, and even city. Since obtaining a permit can be a hassle, contractors typically handle this. Permit fees run between $150 to $500, but larger projects may be more expensive.
Roof inspections are useful in helping maintain a secure roofing system, as they find potential problems like leaks and damage. Here is a video explaining what goes into a roof inspection and what sorts of issues they can help identify:
Repairs and Add-Ons
During a roof installation, it’s not uncommon for the contractor to come across sections of the roof that need to be repaired or replaced. When this happens, they’ll bring the damage to your attention and re-draft your quote with the new repair costs. Repairs like replacing flashing can be inexpensive, but others, like reframing, can cost as much as the roof replacement.
On the other hand, homeowners could add additional work throughout the process to save time and money — Why hire another contractor and put your roof out of commission a second time when you can handle it all at once?
Here is a quick breakdown of the most common roof repairs and add-ons, along with their associated costs:
- Repairing or replacing flashing: $10–$27 per linear foot
- Roof sealing: $1–$4 per square foot
- Gutter repair or replacement: $1,000–$7,000
- Adding a skylight: $900–$2,500
- Repairing a chimney: $150–$1,000
- Vent repair or ductwork: $150–$900
- Replacing insulation: Between $2.14 and $4.30 per square foot, totaling between $1,500 to over $2,000
- Roof underlayment (decking): Between $2 and $3 per square foot
Warranties and Insurance
Most manufacturers offer free product warranties that cover the materials for their expected life span.
Additionally, reliable contractors will provide a workmanship warranty that covers the installation of the materials and the labor of the job. If you have either of these warranties on your current roof, you may have coverage on your replacement.
In addition to potential warranties, your homeowners insurance may help pay for your roof replacement. Most homeowners insurance plans cover roofs that receive damage due to severe weather, like hailstorms and abnormally high winds, or from events like arson.
Remember that homeowners insurance doesn’t cover things like mold, mildew, pests, or normal wear and tear, nor does it cover damage from improper care or lack of maintenance. Because of this, good upkeep and consistent roof care are essential, including scheduling regular inspections to catch costly problems early on.
How to Know if You Need a New Roof
Knowing when it’s time to replace your roof can be tricky, especially if you don’t know your roof’s exact age. But, there are some telltale signs to look for that can indicate your roof is nearing the end of its life.
Your Roof Is Missing Shingles
One or two missing shingles aren’t a cause for concern, but if your roof is missing large patches of shingles, it’s a major sign that your roof is nearing its end. A typical asphalt shingle roof has a life span of 20–25 years, while architectural shingles last from 30–40 years.
The Neighbors Are Replacing Their Roofs
Since most homes in a neighborhood are the same age, they’re probably all due for a new roof around the same time. This is one of several tips for telling the age of your roof, and it is especially helpful if you’re friendly with your neighbors because they may be able to recommend a roofing company they like.
You’re Experiencing Leaks
Leaks and water damage are two common signs of an aging roof. While water damage is often most noticeable around skylights, vents, gutters, or drip edges, it can occur anywhere seals may be failing. As your roof ages, the seals keeping water out begin to wear down, and signs of leaks will become more apparent. You should call a roofing company for an inspection if you notice any new leaks, especially along exterior walls, as this may be a sign that your roof needs replacing.
Read also: Solutions for fixing a leaking roof
You Notice Outward Signs of Wear and Tear
Along with peeling roof shingles (find out what roof shingle entails), unevenness, cracks, drafts, and sagging are all signs of a new roof in your future. These problems indicate that your roof’s structural integrity is declining and warrants urgent attention.
If you spot any of these problems, it’s always best to get a handle on things early by contacting a professional inspection company. An inspector can assess the damage your roof has sustained and give you a rough estimate of your roof’s age and potential future issues.
Find Roofing Cost Estimates In Your State
Alternatives to Roof Replacement
If your roof is showing signs of wear and tear but is not yet in need of a full replacement, there are several alternatives to consider. These options can help extend the life of your roof and save you money in the short term.
Re-Roofing
Re-roofing involves installing a new layer of shingles over your existing roof. This process can be done if your roof has only one layer of shingles and is in relatively good condition. Re-roofing is less expensive than a full replacement, as it requires less labor and fewer materials. However, it does not address any underlying issues with your roof deck or structure and may not be suitable for all types of roofing materials.
Roof Repairs
If your roof has localized damage, such as a few missing shingles or a small leak, repairs may be sufficient to address the issue. Common roof repairs include:
- Replacing damaged or missing shingles
- Sealing leaks around flashing, vents, or chimneys
- Repairing or replacing gutters and downspouts
- Fixing damaged or rotted roof decking
Roof repairs are generally the most cost-effective option, with costs ranging from a few hundred to a few thousand dollars, depending on the extent of the damage. However, if your roof has widespread damage or is nearing the end of its lifespan, repairs may only provide a temporary solution, and a full replacement may be more cost-effective in the long run.
Roof Coating
Roof coatings are a liquid-applied membrane that can be used to extend the life of your existing roof. They are most commonly used on flat or low-slope roofs, such as those found on commercial buildings, but can also be applied to some residential roofs. Roof coatings can help:
- Seal minor cracks and leaks
- Reflect sunlight and improve energy efficiency
- Protect your roof from UV damage and weathering
- Extend the life of your roof by 5-10 years or more
The cost of a roof coating varies depending on the size of your roof and the type of coating used but is generally less expensive than a full replacement.
Roof Overlay
A roof overlay is similar to re-roofing, but instead of installing a new layer of shingles over your existing roof, a new roof is installed directly over the old one. This process can be done with metal roofing or other materials that do not require the removal of the existing roof. A roof overlay can:
- Save on labor costs associated with removing the old roof
- Provide a fresh, new look for your home
- Improve your home’s energy efficiency and weather resistance
However, a roof overlay may not be suitable if your existing roof has significant damage or if your local building codes do not allow for multiple layers of roofing. Additionally, a roof overlay will not address any underlying structural issues with your roof deck or framing.
Before deciding on an alternative to roof replacement, I recommend having your roof inspected by a professional roofing contractor. They can assess the condition of your roof and provide guidance on the best course of action for your specific situation.
Professional Vs. DIY Roofing Costs
Installing a new roof or replacing an old one are both serious, difficult jobs. If not installed correctly, your roof can become damaged or have significant weaknesses that can cause other home systems to fail. The installation quality and the installer’s skill are paramount to having a secure, functioning roof and safe home.
Unfortunately, most people don’t have the skills or equipment to replace their roofs. Even homeowners with solid construction backgrounds may not have the experience to work safely on their roofs.
You might not save as much money as you think by doing your roof yourself. Between the cost of materials and equipment, most people barely break even by going the DIY route. When you factor in the opportunity cost of spending a weekend on your roof (or likely much longer), it’s simply not worth replacing your roof yourself.
Doing Roof Replacement Yourself
Each type of roof has a different installation process. You can manually tear off asphalt shingles with a crowbar and add new shingles to the old underlayment. Metal roofs require you to bolt, seal, and weld the new sheets. Some materials, like cement, clay, and slate, require special equipment to lift onto the roof. Ultimately, each DIY roof installation is lengthy and challenging, requiring time, research, and equipment.
Read also: Top-rated Roof Sealants
Hiring a Professional for Your New Roof Installation
Finding the right contractor for a roof replacement can be tricky. The options are endless, and the process can be intimidating for those not experienced in hiring home service professionals. Use these simple steps to find the best local roof installer for your next project:
- Find local experts near you: Search for local professionals.
- Check backgrounds and qualifications: Look into their service history, customer reviews, and complaints using websites like the Better Business Bureau, Yelp, and Google My Business.
- Get a quote from a few options: Schedule a free consultation with some of the best companies you found.
- Consult them about their recommendations: During the initial consultation, ask each company representative about the job, including potential problems, timeframe, and suggestions.
- Make selection and schedule: Once the ideal company is selected, contact them and schedule your roof installation.
So, Is a New Roof Worth the Cost?
Roof repairs and replacements are an unfortunate reality of owning a home. As your roof ages, it becomes worn down and can no longer protect your home from the elements. Eventually, small gaps, cracks, and broken seals result in water damage, pest infestations, and many other problems. By installing a new roof, you can prevent these issues while also securing invaluable peace of mind.
While getting a new roof is expensive, the future damage you’ll prevent can save you more money in the long run. The average cost to repair water damage is $2,500, with some repairs costing up to $8,000. Pest infestations can also be costly, with termite damage repairs averaging $3,000. These costs can quickly add up, making a new roof a sound investment in your home’s long-term health.
In addition to preventing damage, a new roof can also increase your home’s value. On average, a new roof can provide a return on investment (ROI) of around 60-65%, meaning that if you spend $10,000 on a new roof, you can expect to see a $6,000-$6,500 increase in your home’s value.
Ultimately, I think every homeowner should familiarize themselves with their homeowners insurance policy and roof warranties to save as much as possible when shopping for a new roof. Additionally, by scheduling frequent roof inspections, you can catch any potential problems early, extending the life of your roof and preventing serious damage. If you are still on the fence about a new roof, see how you might respond to questions to ask before replacing a roof to further determine if replacement will be worth it for you.
FAQs About Roof Replacements
Should I repair my roof on my own or hire a professional?
You should hire a professional to do your roof replacement in most situations. Not many people have the skills and equipment to repair their roofs. Roofing is one of the most dangerous construction jobs, with an estimated 30% of all construction deaths occurring during work on a roof.
How much does it cost to reshingle a roof?
Putting new shingles on a roof costs as much as replacing a roof. Most companies won’t replace your shingles without doing a full inspection and replacing the underlayment. Three-tab shingles cost about $1 per square foot — that’s $100 per roofing square — and installation usually runs in the ballpark of $5,000.
Does replacing a roof increase home value?
Yes, replacing your roof increases the value of your home. A new roof is a great way to attract buyers and will give you an advantage over other sellers in our competitive market. Standard asphalt roofs offer a 60% return on investment. More expensive and durable roofs can see almost 90% ROI if carefully maintained.
Why are roofs so expensive?
Many people underestimate how difficult installing and maintaining a high-quality roof is. Your roof is your first line of defense against the elements, and a reliable roof is easy to take for granted. A new roof also adds value to your home, making it a good investment if you plan to move in the next several years.
How much does it cost to replace a roof on a 2,000-square-foot house?
On average, a new roof costs between $5,000 and $12,000. Some materials, like metal or clay tile, can cost more than twice that amount, while asphalt shingles are significantly cheaper.
