Roof replacement: costs, quotes and local roofers

A roof replacement is one of the biggest home investments you’ll make, and the contractor you choose matters as much as the shingles. Roof Restore Buddy matches you with independent roofers near you so you can compare real quotes side by side, for free.

Most homeowners replace their roof every 20–30 years, or sooner after storm damage. Whether your shingles are curling, you’re seeing leaks, or you’re selling your home, getting multiple quotes is the single best way to get a fair price.

How much does a roof replacement cost?

The average roof replacement costs about $9,500, with most homeowners paying between $5,800 and $19,800 for a typical asphalt-shingle roof. Premium materials like metal, tile, or slate can push the total to $30,000–$50,000 or more.

Your final price depends on a few things:

• Roof size and pitch
• How many old layers are torn off
• Material choice (asphalt, metal, tile, or slate)
• Local labor rates in your area

Use our free roof cost calculator to estimate your project before you talk to a contractor. For prices by material and state, see the roof replacement cost guide, or go straight to asphalt shingle roof replacement cost, tile roof replacement cost or flat roof replacement cost.

Roof replacement cost by home size

A roof of about 2,000 square feet typically costs $8,500 to $18,500 to replace with asphalt shingles, including tearing off one old layer. Roofers price by roof area, measured in “squares” of 100 sq ft, so the table below is based on the size of the roof itself:

Roof area is not the same as floor area. A single-story home’s roof is usually larger than its floor area because of slope and overhangs (a 6/12 pitch alone adds about 12%), while a two-story home of the same floor area has a smaller roof. Ask each roofer for the measured roof area so you compare quotes on the same basis.

How we estimate these costs: asphalt shingles at about $3 (3-tab) to $8 (architectural) per square foot of roof, installed, plus about $1.25 per square foot to tear off and dispose of one old layer, based on published 2026 industry cost data and typical contractor pricing. Extra layers, decking repairs and steep pitches push a job toward the top of the range. Prices reviewed October 2026.

What is the most expensive part of replacing a roof?

After the shingles and labor themselves, the items that move a quote most are the ones nobody can fully see until the old roof comes off:

• Decking: rotted sheathing is replaced sheet by sheet, often about $70–$100 per 4x8 sheet installed, and an older or storm-damaged roof can need many sheets.
• Tear-off: removing old roofing typically adds about $1–$3 per square foot, more for each extra layer. Under the International Residential Code, a roof that already has two or more layers can’t be covered again and must be stripped to the deck.
• Flashing and chimneys: rebuilding the flashing around a chimney can run from about $200 to $1,800.
• Steep or complex roofs: steep pitches, valleys, dormers and second stories take more labor and safety equipment.
• Premium materials: metal roofing, tile and slate cost far more than asphalt.

Signs it’s time to replace your roof

Watch for these common warning signs:

• Shingles that are curling, cracking, or missing
• Granules collecting in your gutters
• Daylight or water stains in the attic
• A sagging roofline
• A roof past its 20–25 year lifespan

A professional roof inspection can confirm whether a repair will hold, or a full replacement is the smarter long-term call.

How long does a roof replacement take?

Most roof replacements take one to three days, and the size and shape of the roof decide where yours lands:

• Simple single-story roofs up to about 2,000 sq ft: often one to two days
• Two-story or more complex roofs: about two to three days
• Tile, metal, slate or very large roofs: three days to a week or more

The crew tears off the old roof, repairs any rotten decking, then installs underlayment, flashing and the new roof before cleanup and a magnetic nail sweep. Rain and decking repairs can add time. See our roof replacement process guide for a day-by-day walkthrough, and the best time of year to replace a roof if your schedule is flexible.

Should you repair or replace?

If your roof is under about 15 years old and the damage is localized, a roof repair is usually the smarter, cheaper choice; see typical roof repair costs. If it is near the end of its lifespan, has widespread damage, or keeps leaking, replacement often costs less over time.

You may also hear about the 25% rule. It comes from Florida’s building code, which generally requires a whole roof section to be replaced when more than 25% of it is repaired or replaced within 12 months. Roofs built to the 2007 Florida Building Code or later are exempt and only need the repaired part brought up to code. Elsewhere, check with your local building department.

How to compare roof replacement quotes

The cheapest quote is only a bargain if it covers the same work. Before you choose, check that each one includes:

• The same scope: shingle product line, underlayment, drip edge, ventilation, and how many layers come off
• A per-sheet price for decking replacement
• Whether chimney, wall and valley flashing is replaced or reused
• A license you can verify, plus proof of liability and workers’ compensation insurance
• Who pulls the permit where one is required (it should be the contractor, not you)
• Both warranties in writing: manufacturer (materials) and workmanship (labor)
• Payments tied to milestones, with the final payment after you’ve seen the finished roof

A bid far below the others usually leaves something out. Our guides on how to choose a roofer and how to spot a bad roofer cover the red flags.

How to pay for a new roof

A new roof does not have to be paid all at once. Common options include:

• Contractor financing and monthly payment plans
• A home equity loan or HELOC
• An FHA Title I improvement loan
• An insurance claim, if the damage was storm related

Compare your roof financing options to find the right fit. If money is tight, see roof replacement assistance programs and our guide to affordable roofing.