How Much Does Roof Replacement Cost? [2024 Data]
Normal range: $5,854 - $13,063
Roof replacement costs $9,381 on average, though it ranges between $5,854 and $13,063, depending on factors like your roof’s size, pitch, and material.
Roof replacement costs $9,381 on average, with most homeowners spending between $5,854 and $13,063. Some homeowners may spend upward of $47,000 for large, high-end roofs.
The roof is one of the most vital parts of any home, so it's important to choose one you can rely on for years to come—while also staying within your budget. The total cost to replace a roof depends on its material, height and pitch, home size, roof surface size, and geographic location. Read on to learn all the factors involved in replacing a roof.
- Average
- $9,381
- Low end
- $420
- high end
- $47,000
Roof Replacement Cost Factors
Here’s a breakdown of everything that adds to the total cost of replacing a roof. Note that there are many cost factors at play, so it’s always best to consult a roofing professional for an exact quote for your job.
Size
The average roof replacement cost ranges from $4.35 to $11 per square foot. In general, the more square footage your home has, the higher your cost will be, with steeper roof pitches also resulting in more square footage on the roof. For a 2,200-square-foot house, you can expect to pay between $9,600 and $24,200, but for a smaller house of 1,000 square feet, the cost should sit between $4,400 and $11,000.
| House Size (Square Feet) | Roof Size, Average 6:12 Pitch (Square Feet) | Average Cost |
|---|---|---|
| 1,000 | 1,120 | $4,900–$12,300 |
| 1,200 | 1,340 | $5,800–$14,700 |
| 1,400 | 1,565 | $6,800–$17,200 |
| 1,600 | 1,790 | $7,800–$19,700 |
| 1,800 | 2,010 | $8,800–$22,100 |
| 2,000 | 2,235 | $9,700–$24,600 |
| 2,200 | 2,460 | $10,700–$27,100 |
| 2,400 | 2,685 | $11,700–$29,500 |
| 2,600 | 2,910 | $12,700–$32,000 |
| 2,800 | 3,130 | $13,600–$34,400 |
| 3,000 | 3,355 | $14,600–$36,900 |
| 3,200 | 3,580 | $15,600–$39,400 |
| 3,400 | 3,805 | $16,600–$41,900 |
Roof Pitch
Roof pitch doesn’t change the footprint of your home, of course, but it does affect the square footage of your roof. The steeper the roof, the higher the roof square footage. Steeper slopes often mean more materials are necessary, which will push up installation costs.
Steeper slopes are also more dangerous to walk on, so labor costs will increase, as your installers will need to make use of harnesses and scaffolding to access the slope safely.
You might spend anywhere from $1,000 to $3,000 extra in labor and material costs for an unusually steep roof. Anything over a 6:12 pitch (which means your roof rises 6 inches for every 12 inches of horizontal run) is considered more complicated and hazardous for roofers to work on. Most roof pitches fall between 3:12 and 6:12—a 12:12 pitch is a 45-degree angle.
Number of Stories
Simply put, roof replacement on a home with more stories requires more time and labor. Roofing pros working on a taller home must use more ladders and harnessing and spend more time carrying up materials and equipment. Expect to spend more on labor costs if your home is three stories or taller.
Materials
For an average 2,200-square-foot home, roofing materials alone range from $3,700 to $36,900. When you get a roof replacement cost estimate, your specialist will quote you by the “square.” One roofing square covers 100 square feet and often costs between $150 and $1,500, depending on the material and quality.
Labor
Roofing is one of the most skilled and labor-intensive jobs on the market, so you can expect to pay $200 to $350 per roofing square in labor costs, or around $2 per square foot. Labor costs for asphalt shingles can be as low as $1.50 per square foot or reach as high as $3 per square foot, depending on the installer's experience and the type of shingles you’re installing.
If you’re installing a tile or slate roof, you can expect the labor cost to jump from $4 to $17 per square foot. This will rise and fall depending on other factors, such as roof pitch and the removal of existing materials.
On average, labor takes up around 60% of the project total. For example, if your project comes to $10,000, you'll pay around $6,000 for labor alone.
Location
As with any home improvement project, local labor rates and fluctuating material prices can affect your roof replacement cost. Expect to pay more in metropolitan areas and places with higher costs of living.
Certain climates may also call for more expensive roofing materials that can withstand heat, cold, and heavy storms. On that same note, a roofer will likely charge more if they have to work in extreme conditions, like severe cold or snow. Also, different localities and HOAs may have separate permit requirements and corresponding fees that can drive up your total cost.
| State | Average Roof Cost |
|---|---|
| California | $6,800–$19,400 |
| Colorado | $6,200–$18,200 |
| Florida | $5,900–$17,200 |
| Indiana | $6,100–$18,600 |
| Louisiana | $5,800–$16,800 |
| Michigan | $7,400–$18,900 |
| New York | $6,800–$19,400 |
| Oregon | $6,700–$18,000 |
| Texas | $6,600–$17,800 |
| Virginia | $6,700–$17,600 |
Permits
Building permits for a new roof will often range anywhere from $100 to $1,000, depending on your city. Most municipalities will require permits for full roof replacements and any structural changes made to the roof, so you should always budget for permit costs.
Some HOAs require pre-approval of shingle color or style, so be sure you have the necessary approvals to avoid costly replacements. Permits can sometimes take weeks to approve, so getting them ahead of time can speed up development quite a bit.
Inspections
It’s a good idea to get a roof inspection from a third-party inspector after any roof replacement or alterations. Doing so will help hold your roofing company accountable for any errors made during the installation. Roof inspections cost around $240, on average.
Removing Existing Roof
If you have an existing roof to remove, expect to dedicate around $1,250 on average to tear it off prior to installation. This part of the project costs $1 to $5 per square foot or an average of $1,000 to $1,500. Your contractor may bill for it separately, but it’s also common to include removal in the total cost of a roof replacement.
Keep in mind that the International Residential Code (IRC) states that an asphalt roof can have two layers, meaning you can lay new asphalt shingles over the existing ones once before you need to tear everything off for a full replacement. If you only have one layer of shingles, you can save on this line item by having your professional install a second layer over the first one.
There are a number of factors that can increase or decrease the cost of removing your existing roof. More layers in the underlayment and heavier materials often mean higher labor costs. Additionally, there may be costs to cover dumpster rental or haul the old materials away. Asphalt shingles, which some localities deem a hazardous building material, may be more expensive to remove and throw away.
Underlying Structural Repairs
If there are underlying structural issues beneath the old roof, such as rotting wood, leaks, holes, or pest problems, this could add extra costs to your bill. Roof repair costs vary based on the issue, while pest extermination prices usually go for around $200 to $600.
If you're dealing with more serious structural problems, like damaged rafters or trusses, you may need to hire a local structural engineer to advise on the repair. If the structural integrity of the roof is compromised in any way, and you need to replace any of the roof’s structure, this could add a few hundred or even thousands of dollars to your final cost of a roof replacement. Trusses typically cost between $150 and $800 each, but complex roofs may need specialized and costlier trusses.
Roof Warranty
Many roofing contractors include a warranty in their standard pricing, while others charge extra for extended coverage. A contractor warranty will typically range from $500 to $2,000, depending on the scope of the job.
As for manufacturer warranties, these can vary from $500 to upwards of $5,000 if they aren’t included in the base price. You’ll also likely get the option for an extended warranty to cover the materials at an additional cost. Aftermarket warranties on a roof can affect your home’s value, especially if you plan to sell in the near future. If you buy an extended warranty, find out if it is transferable to a new owner and what the timeframe is to make the transfer.
Roofing warranties with the roofing contractor are often worth it because they include annual checkups and any minor repairs, such as missing shingles or flashing. This is something you’ll need to discuss with the individual company you hire.
Clean-Up and Disposal Fees
If you’re removing an old roof before having a new one installed, expect additional expenses to cover the cleanup and disposal of the old materials. Your contractor may charge an additional fee to account for the extra labor and the cost of a dumpster rental where necessary. These may show up as individual charges or a fee for material disposal.
Roof Insurance
Whether your homeowner’s insurance pays for roof replacement, this will affect your budget tremendously. If you're replacing your roof due to storm damage or another covered type of damage, many homeowner’s insurance providers will likely cover the cost.
Homeowners insurance policies rarely cover regular environmental wear and tear. It’s also not likely for a policy to cover damage from earthquakes, mold and mildew, animals and pests, or improper installation. Either way, be sure to review your policy fully before replacing your roof for opportunities to save on out-of-pocket costs.
Full vs. Partial Roof Replacement
If only a portion of your roof needs replacement, you can do a partial roof replacement. Needless to say, you'll pay less to replace a section of your roof than you would if you replaced the entire thing. However, you'll still have to pay for permits and removal of the old roofing material. And you'll likely pay more per square foot for materials.
In the end, the total cost will be less than springing for a totally new roof. However, if your entire roof is aging, or you believe you need to replace your roof underlayment or decking due to leaks, it’s likely a good idea to have the entire thing replaced. This will reduce your long-term costs, as each portion of a job will come with fixed costs, and it will ensure that your roof is uniform in color.
How Much Does a New Roof Cost by Material?
The type of roofing material you choose significantly affects the average cost to replace a roof, as a wide range of options and price points are available. Basic asphalt shingles cost between $2,000 and $4,000 for the material alone, while premium options such as copper can cost more than $40,000.
Before you choose your material, you should consider the unique pros, cons, and related cost factors of each type.
| Roof Material | Average Cost Installed | Benefits of Material |
|---|---|---|
| Asphalt Shingle | $5,800–$20,000 | Versatile, many color options available, sound protection |
| Wood Shake Shingle | $16,000–$27,000 | Eco-friendly, durable, many finish options available |
| Metal | $5,700–$25,000 | Long-lasting, energy efficient, eco-friendly |
| Tile | $8,500–$26,400 | Low maintenance, long-lasting, energy-efficient |
| High-End Stone or Slate | $5,800 – $30,000 | Mold-resistant, attractive, can withstand the elements |
Cost of an Asphalt Shingle Roof
Asphalt shingle roofs cost between $5,800 and $20,000, with an average cost of about $9,000. Asphalt shingles are the most common roofing material. They're lightweight, economical, easy to install, and come in a wide variety of colors, thicknesses, and properties. They also offer great durability, especially for the price.
DIYing an asphalt shingle roof can cost anywhere between $2,000 to $8,000. In some cases, you can install asphalt shingles over the old layer, which reduces costs. This technique is called a roof overlay. Overlays also add weight to a roof, so building code limits roof layers to two.
Cost of a Wood Shake Shingle Roof
A wood shake roof costs between $16,000 to $27,000, on average. It’s a natural material that has great curb appeal and is fairly easy to work with. However, the cons of wood shake shingles are that they’re high maintenance, deteriorate quickly, and are not fire-resistant.
High-end synthetic wood shake roofs can cost over $30,000, but unlike wood shakes, synthetics are lower maintenance and fire-resistant.
Keep in mind that some insurance companies won't cover wood shakes and shingles, and some municipalities will not allow them because of the lack of fire resistance. Before selecting this type of roof, run it by your local government and insurance carrier.
Cost of Metal Roofing
Metal roofs come in several types, such as stainless or galvanized steel, tin, aluminum, copper, and zinc. On average, installing a metal roof costs between $5,700 and $25,000, while high-end metal such as copper can cost $40,000 or more. Metal roofs are durable, long-lasting, work well in most climates, and have a high ROI. They are also energy efficient because they are reflective. However, metal can dent, leading to an unappealing aesthetic.
"The lifespan of metal is greater than shingle or tile, reaping the financial return over time,” says Ryan Westfall, vice president of Westfall Roofing in Tampa, FL. “In addition, savings can occur with metal from their energy efficiency (deflecting heat). Also, a new metal roof will likely yield savings on homeowners insurance."
There is a catch, though. In order to get the discount, homeowners may have to sign a contract agreeing that any hail damage is cosmetic. This means if a storm damages the roof, insurance may not cover hail damage.
Cost of Tile Roofing
Tile roofing's average cost is between $8,500 and $26,400. Roofing tiles come in different materials like concrete, which costs between $8,000 and $22,000, and clay tile, which costs between $13,000 and $30,000. Tile roofing is durable, easy to repair and replace, and comes in custom shapes and colors. Concrete tile generally holds up better than clay tile, which can become brittle and crack.
Pro tip: Manufacturers often discontinue tile styles and colors, so if you get a tile roof, you should stock up on some extras (both field and ridge tiles) and store them in case you need to replace any tiles.
Cost of High-End Stone or Slate
Natural stone or slate for roofing costs an average of $5,800 to $30,000, though it can reach upwards of $44,000. Stone slate is a natural material and one of the most durable and long-lasting materials for roofing, lasting over 100 years on average. However, the heavy nature of slate might require additional roof reinforcement.
You can also opt for a synthetic budget-friendly slate option, which costs about half as much as the natural ones.
Ongoing Roof Replacement Costs
When you’re budgeting for roof replacement, it’s a good idea to consider potential ongoing costs. Doing so will help avoid surprise charges down the road for maintenance and repairs, and it can also help you choose the best roofing material to stand up to wear and tear expected in your area.
Repairs
Roof repairs are difficult to budget for because the damage that necessitates them is usually unexpected. However, it’s helpful to know the cost of roof repairs for reference.
| Roof Repair | Typical Cost |
|---|---|
| Broken shingle/tile | $150–$250 |
| Damaged flashing | $200–$500 |
| Hail damage | $700–$4,000 |
| Roof leak | $350–$1,600 |
| Roof patch | $100–$1,000 |
| Sagging roof | $1,500–$7,000 |
Some of the issues above will require other professional work, as well, and could increase your costs. For example, you might need to pay for the cost to tarp your roof while you wait for a roof leak repair or patch.
It’s also helpful to understand the typical cost to repair a roof based on your roofing material. Knowing potential repair costs can help you decide which material is best and which will provide the most value for your money.
| Roof Material | Typical Repair Cost |
|---|---|
| Wood | $750 |
| Asphalt shingle | $875 |
| Clay tile | $1,000 |
| Metal | $1,600 |
| Slate | $1,600 |
Maintenance and Cleaning
It’s also a good idea to budget for ongoing roof maintenance, inspections, and cleaning to prolong its lifespan and ensure it keeps your home protected from the elements. Below are some expenses you can budget for to keep your roof system in tip-top shape:
Gutter cleaning: Gutter cleaning costs around $170, and you should schedule the service or do it yourself twice annually to protect your fascia and prevent leaks.
Roof sealing: Certain types of roofs, like clay and concrete tiles, benefit from roof sealing to reduce water absorption. Roof sealing costs around $1,400 per application.
Trim back trees: Tree branches touching your roof can promote pest infestation, staining, and moss growth. Expect to pay between $100 and $250 to trim back trees away from your roof as needed.
Moss removal: You could spend a few hundred dollars to have a professional remove moss, but it’s worth it, as it avoids roof damage and leaks and improves curb appeal. Moss prevention treatments cost around $200 and are beneficial to do annually.
Roof cleaning: Roof cleaning costs around $450 or between $0.20 and $0.60 per square foot. Cleaning is best as a preemptive service once per year.
Roof inspections: Annual roof inspections are great for catching issues early and avoiding major leaks and damage. A roof inspection costs around $240.
DIY Roof Replacement vs. Hiring a Pro
If you’re installing a standard asphalt roof and choose to do the work yourself, you can expect to save around $5,600 on labor, and your roof replacement will cost closer to $3,800 rather than the standard $9,400.
However, the potential for hidden (and potentially disastrous) expenses is extremely high for this project. For example, unless you’re a licensed roof contractor, your insurance company likely won’t reimburse you for the roof repairs or replacement if you’re replacing due to a natural disaster. Hiring a contractor also usually comes with a warranty, whereas when you do the work yourself, the pressure is on you to do it right the first time.
DIY roofing projects also carry significant safety risks, such as losing your balance or encountering unstable surfaces. Steeper pitches and older roofs with questionable structural integrity are especially dangerous for untrained DIY-ers to maneuver. For all these reasons and more, we’d strongly recommend hiring a local roof repair company for your roof replacement so you can guarantee the job is done safely and accurately.
Costs of Common Roof Replacement Add-Ons
Roof replacement costs can get quite expensive, but if you have additional room in your budget, you might want to consider the following add-on projects:
Skylight repair/replacement: If you have skylights set in your roof, your roofer can usually repair them while they’re on your home. Expect to pay around $350 for skylight repairs or around $1,500 for a full replacement. New skylights are less likely to leak and will be more energy-efficient, so they’re often worth the cost.
Chimney replacement: Replacing your chimney can get pricey, costing an average of $9,300, but doing so can help prolong the life of your roof and avoid leaks and dangerous gasses in your living space.
Replacing gutters: Replacing gutters costs around $1,200, in most cases, but an upgrade here can save you much more in water leaks and foundation issues over time.
Installing solar panels: Solar panel installation costs around $27,000, making it an expensive add-on service. However, they will make your home more energy-efficient and should reduce or eliminate your electric bills.
Replacing ridge caps: Ridge cap replacement costs average around $480, but upgrading to a vented ridge cap can boost your home’s efficiency and keep your living space cooler in the summer.
Replacing roof vents: Replacing roof vents will usually run you between $300 and $650. If your vents are aging, there’s no better time to replace them while you already have a roofer at your home. It’s also easier to replace them along with a new roof rather than retroactively.
Installing a dormer: The cost to add a dormer usually sits between $2,500 and $55,000, with an average of around $12,000. Dormers add living space, value, and utility to your home and are easier to install alongside a new roof.
Replacing attic insulation: New attic insulation will make your home more efficient and should reduce your heating and cooling bills. Expect to pay around $2,500 for this add-on.
Replacing siding: Siding replacement costs come in around $11,500. New siding can boost efficiency and reduce the risk of water intrusion, and it also adds immensely to your curb appeal.
Fascia and soffit repair: Repairs to fascia and soffits cost an average of $3,300. They’re often worth the cost, though, as they can minimize the risk of water intrusion and will make your home look better from the street.
7 Ways to Save on Roof Replacement Costs
A roof replacement is a pricey project, but there are a few savvy ways to lower your total spend:
Vet your roofing contractors before you hire—blindly going with the lowest bidder might lead to shoddy work and greater expenses down the line.
Get multiple quotes from vetted and highly-rated professionals to find the best deal.
Double-check to see if your homeowner’s insurance will cover all (or part) of your roof replacement cost.
Schedule your appointment during the off-season. Summer and fall are the busiest months for roofers, so you may get a better rate if you schedule from late winter through spring.
Ask your contractor if it’s possible to salvage and reuse materials from the existing roof.
Consider applying for a personal loan or ask your bank about a home equity line of credit to finance your roof replacement. If your budget is tight, this could help extend the time you need to pay for a new roof.
Apply for local and federal home improvement grants to help cover your roofing costs. The U.S. Department of Agriculture (USDA) and the U.S. Department of Housing and Urban Development (HUD) help qualified homeowners take advantage of such savings.
Choose your roofing material carefully. Some roofing materials cost many times more than others. Pick your material based on your budget, the material’s longevity, and your personal preference for aesthetic.
Help Us Improve Our Cost Data
Send us your project quotes to help us improve our cost guide data. If you have given or received a quote for this project, please send an email to costquotes@angi.com. Quotes and personal information will not be shared publicly. Learn more about our cost data methodology.
Heather Ayer contributed to this piece.
Frequently Asked Questions
The average roof replacement takes two days to complete, but it depends on the job's complexity and the roof's size. It can take as long as 12 days for some roofing projects. The roofing material can also affect the installation time; metal and tile take longer to install than asphalt shingles or wood. Remember that rain or snow can delay a roofing project.
The lifespan of a new roof varies based on factors such as weather conditions, roofing material, and how well you maintain it. Here are the average lifespans for these common roofing materials, assuming a homeowner keeps up with maintenance:
Asphalt shingles: 20 to 50 years
Wood shingles: 20 to 30 years
Metal: 45 to 75 years
Clay shingles: 45 to 100 years
Slate shingles: 45 to 100 years
It’s typically best to get your gutters replaced at the same time as you install a new roof. This is something you can work out with your roofing company, but on average, it costs around $1,200 for a new gutter system. If you’ve noticed problems with drainage, now’s the time to call a local gutter repair pro alongside your roofer.
Issues such as a leaks or missing shingles don’t always mean you need to replace your entire roof. To determine whether you need a roof repair versus a roof replacement, consider the roof’s age and the life expectancy of its materials. If it still has several years left, plus the damage is relatively new and only in a small area, you may be able to opt for a repair instead. However, if the roof is old, severely damaged, or if repairs would violate building codes, it’s best to invest in the cost of roof replacement.
DIY roof maintenance is crucial for getting the most from your roof’s lifespan. You should aim to do it at least once a year, or more as needed. Here’s what to do:
Keep an eye on the condition of your shingles.
Clean off leaves, branches, and other debris.
Clean the gutters twice per year.
Treat mold, moss, or fungi with a commercial fungicide cleaning solution.
Check your chimney for cracks and missing mortar.
Remove snow with a roof rake where needed.
Have your roof professionally inspected and cleaned annually.
The average cost to replace a roof on a 2,200-square-foot house is around $15,000, but prices can fall anywhere between $10,700 and $27,100 or more, depending on the material. You’ll pay significantly more than that for high-end roofing materials, like metal, clay, and slate. Other factors can affect your price, as well, so always get a few estimates from local roofers to set your budget.