Roof Replacement Cost: $5,902 to $13,378 by Material (2026)

How much does a new roof cost

Published national figures for a full replacement. Decking repairs, extra layers and steep pitch add to the price.

The averages sit close together, but the ranges do not. Forbes Home's range runs up to $80,000, and slate at $15 to $30 per square foot (HomeAdvisor) shows why. The biggest swing factors are roof size, material, pitch, how many layers come off, and how much rotted decking the crew finds once the old roof is gone.

Roof replacement cost by material: asphalt shingle, metal, tile, slate

Installed price per square foot. HomeAdvisor groups clay and concrete tile together.

Material sets the price and the life of the roof. In HomeAdvisor's numbers, metal costs $7 to $13 per square foot against $3 to $7 for asphalt, and GAF gives metal 40 to 70 years against 20 to 30 for 3-tab shingles. If you are changing materials, ask the roofer what the change means for the framing, the flashing and the permit.

New roof cost per square

A new roof costs about $400 to $1,100 per square, the roofer's unit of 100 square feet, based on HomeAdvisor's 2026 range of $4 to $11 per square foot installed. HomeGuide's headline is $300 to $600 per square, though its own calculator runs $400 to $900, and Fixr puts an installed shingle roof at $400 to $1,800 per square.

Installed prices from HomeAdvisor, June 2026, multiplied by 100 to get the price per square.

Roofers measure the roof, not the floor plan. Pitch and overhangs make a roof larger than the house's footprint, so a one-story, 2,000 square foot house usually has more than 20 squares of roof. Here is what HomeAdvisor's $4 to $11 per square foot range comes to at common roof sizes:

Our arithmetic on HomeAdvisor's June 2026 range. Tear-off, decking repairs and steep pitch add to these figures.

Price of shingles: a bundle and a square

A bundle of asphalt shingles costs $27 to $45 and covers 32 to 33 square feet, according to HomeGuide's asphalt shingle roof guide. GAF says most 3-tab and architectural shingles come three bundles to a square, and some heavier specialty shingles take up to five.

HomeGuide, asphalt shingle roof cost, 2026 edition (dated November 2025).

By brand, HomeGuide lists bundles at $30 to $54 for GAF, $30 to $57 for CertainTeed, $27 to $50 for Owens Corning, $27 to $33 for Tamko and IKO, and $27 to $65 for Malarkey. The shingles are the smaller part of the bill: HomeGuide puts materials at $1 to $2 per square foot and labor at $2 to $3. For a whole shingle roof, HomeAdvisor's 2026 guide gives a $10,065 average, with most homeowners paying $6,137 to $13,994.

How long does a roof last

Angi, March 2026; HomeGuide, November 2025; GAF, April 2026. The guides disagree most on asphalt shingles.

How do I know if I need a new roof

You probably need a new roof when damage covers 30% or more of it, repairs would cost more than 25% of a new roof, or a roof over 15 years old shows visible damage, by GAF's 2026 guidance.

• The roof deck sags between the rafters (GAF, Forbes Home).
• Shingles curl, shrink or blister (GAF, Forbes Home).
• Lots of granules in the gutters, or bare spots on the shingles (GAF, Forbes Home).
• Leaks in several places rather than one (Forbes Home).
• Mold spread widely across the roof (GAF).
• The roof is past its expected life: Angi gives 3-tab shingles about 20 years and architectural shingles up to 30.

A repair is usually enough for a few missing or curling shingles, a small leak, a cracked pipe or vent seal, missing flashing, or minor storm damage, according to GAF and Forbes Home. If you cannot tell from the ground, a roof inspection averages $257 in Angi's 2026 data and gives you a written estimate of the roof's remaining life before you spend on either.

Repair or replace: the 25% and 50% rules

The two common rules of thumb disagree. GAF says to replace when repairs would cost more than 25% of a new roof. Angi says to replace when repairs cost 50% or more. GAF also points to replacement when damage covers 30% or more of the roof, when a roof over 15 years old shows visible damage, or when the deck sags, mold is widespread or shingles shed a lot of granules.

If the roof is young and the damage is in one spot, a repair is usually the better buy; the roof repair cost page has repair prices by type. If you are unsure how much life is left, a roof inspection gives you a written answer before you spend on either.

Can you put a new roof over the old one?

Sometimes, once. The 2018 International Residential Code, as summarized in a SAFEbuilt re-roofing guide for East Point, Georgia, does not allow a new roof over an old one when:

• the existing roof is water-soaked or deteriorated,
• the existing roof is slate, clay, cement or asbestos-cement tile, or
• there are already two or more layers of roofing.

That guide says no more than two layers are allowed once the work is done, with exceptions for systems such as standing seam metal. HomeGuide says most cities cap roofs at two layers and notes that an overlay saves the tear-off cost but shortens the new roof's life. The code may have changed since 2018 and each city adopts its own version, so ask your local building department or have the roofer confirm what the permit allows.

Roof replacement with solar panels

Panels have to come off before the old roof can be torn off, and go back on after. Plan the panel work into the schedule and the budget; roof replacement with solar panels covers the order of work and who does what, and solar panel removal and reinstall has the prices. If you are thinking about adding solar later, is my roof good for solar explains why the roof's remaining life matters.

Roof replacement estimate: what to get in writing

• Tear-off and disposal, and how many layers are coming off.
• Price per sheet or per square foot for any rotted decking the crew finds.
• Underlayment, flashing, drip edge, vents and pipe boots, by line.
• The permit, and who pulls it.
• The shingle or panel manufacturer's warranty and the company's own labor warranty, in writing.
• A payment schedule. HomeGuide advises against paying in full upfront and suggests a payment plan with receipts.

Insurance and new roofs

Angi notes that homeowners insurance rarely covers wear and tear, so an old roof is usually the owner's cost. Storm damage is a claim, and claims go through your insurer first. A few state rules to know before you sign:

• Texas: the insured pays the deductible (Insurance Code 707.002), and the Texas Department of Insurance says a contractor may not waive or rebate it or act as your public adjuster on its own job.
• Florida: Statute 489.147 bars contractors from offering rebates, gift cards, cash or a deductible waiver for a roof inspection or claim, with fines up to $10,000 per violation. Roof contracts signed within 180 days of a declared emergency can be canceled within 10 days or by the official start date, whichever comes first.
• Colorado: under C.R.S. 6-22, roofing contracts must be written and signed, the contractor may not pay or rebate the deductible, deposits are held in trust until materials arrive or most of the work is done, and you may cancel within 72 hours after the insurer denies the claim in whole or in part.

Roof replacement contractors and companies near me: how to choose

Get at least two itemized quotes for the same scope and material. Check the license first: the roof repair page has the rules for Texas, Florida, Arizona, California, Nevada and Colorado. Ask how long the crew has installed your material, whether the company or a subcontractor does the work, and how it protects gardens, gutters and solar equipment during tear-off.