Roof replacement cost in 2026
The average roof replacement costs about $9,500, with most homeowners paying between $5,800 and $19,800 for an asphalt-shingle roof. Premium materials can push costs to $30,000–$50,000+. Here’s how cost breaks down by material, roof size, and state.
Roof replacement cost by material
| Material | Typical cost | Lifespan |
|---|---|---|
| Asphalt 3-tab shingles | $4,500 – $12,000 | 15–20 yrs |
| Architectural shingles | $6,000 – $19,800 | 25–30 yrs |
| Metal roof | $11,000 – $30,000 | 40–70 yrs |
| Clay or concrete tile | $12,000 – $30,000 | 50+ yrs |
| Cedar shake | $12,000 – $25,000 | 25–30 yrs |
| Slate | $18,000 – $50,000 | 75–100 yrs |
Installed costs for an average single-family home. Actual pricing varies by region, roof complexity, and contractor.
Roof replacement cost by size
Roofers price by the “square” (100 sq ft). A home’s roof is usually 1.5–2x its floor area once pitch and overhangs are counted.
| Roof size | Squares | Asphalt cost |
|---|---|---|
| 1,000 sq ft | 10 sq | $4,500 – $11,000 |
| 1,500 sq ft | 15 sq | $6,000 – $15,500 |
| 2,000 sq ft | 20 sq | $8,000 – $20,000 |
| 2,500 sq ft | 25 sq | $10,000 – $25,000 |
| 3,000 sq ft | 30 sq | $12,000 – $30,000 |
What affects roof replacement cost?
Roof size & pitch. Bigger and steeper roofs need more material and labor, and steep pitches require extra safety measures.
Material. Asphalt is cheapest; metal, tile, and slate cost more but last far longer.
Tear-off & layers. Removing old shingles, especially multiple layers, adds labor and disposal cost.
Location. Labor rates and permit fees vary widely by state and city.
Features. Skylights, chimneys, valleys, and complex rooflines all add to the price.
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Roof replacement cost by state
- Alabama: $6,000–$16,500
- Alaska: $9,500–$26,000
- Arizona: $7,000–$19,000
- Arkansas: $6,000–$16,000
- California: $9,000–$25,000
- Colorado: $8,000–$22,000
- Connecticut: $8,500–$22,000
- Delaware: $7,000–$18,500
- Florida: $8,000–$24,000
- Georgia: $6,500–$18,000
- Hawaii: $10,000–$28,000
- Idaho: $7,000–$19,000
- Illinois: $7,000–$19,500
- Indiana: $6,000–$16,500
- Iowa: $6,500–$17,500
- Kansas: $6,500–$17,500
- Kentucky: $6,000–$16,500
- Louisiana: $7,000–$20,000
- Maine: $7,500–$19,500
- Maryland: $7,500–$20,000
- Massachusetts: $8,500–$23,000
- Michigan: $6,500–$18,000
- Minnesota: $7,000–$20,000
- Mississippi: $5,800–$15,500
- Missouri: $6,000–$16,500
- Montana: $7,000–$18,500
- Nebraska: $6,500–$17,500
- Nevada: $7,000–$18,500
- New Hampshire: $7,500–$19,500
- New Jersey: $8,000–$21,500
- New Mexico: $6,500–$17,000
- New York: $8,000–$23,000
- North Carolina: $6,500–$18,000
- North Dakota: $6,500–$17,500
- Ohio: $6,000–$16,500
- Oklahoma: $6,000–$17,000
- Oregon: $7,500–$20,000
- Pennsylvania: $6,500–$18,500
- Rhode Island: $8,000–$21,000
- South Carolina: $6,000–$17,000
- South Dakota: $6,500–$17,000
- Tennessee: $6,000–$16,500
- Texas: $6,500–$19,000
- Utah: $7,000–$18,500
- Vermont: $7,500–$19,500
- Virginia: $7,000–$18,500
- Washington: $8,000–$21,000
- West Virginia: $6,000–$16,000
- Wisconsin: $6,800–$18,500
- Wyoming: $6,800–$18,000
- Washington, D.C.: $8,000–$21,500
Roof replacement cost. FAQs
How much does it cost to replace a roof?
The average roof replacement costs about $9,500, with most homeowners paying between $5,800 and $19,800 for an asphalt-shingle roof. Premium materials like metal, tile, or slate can run $20,000–$50,000 or more. Your price depends on roof size, pitch, material, and local labor.
How much does it cost to replace a roof on a 2,000 sq ft house?
A roof on a 2,000-square-foot home typically costs $8,000 to $20,000 with asphalt shingles. Note that the roof area is usually larger than the home’s floor area because of pitch and overhangs.
Is $30,000 too much for a roof?
$30,000 is high for a standard asphalt roof but reasonable for a large home, a steep or complex roof, or premium materials like metal, tile, or slate. Always compare 2–3 local quotes for the same scope before deciding.
What is the cheapest time of year to get a new roof?
Late fall and winter are usually cheapest, as demand drops after storm season. Spring and summer are the busiest and priciest times to replace a roof.
Does homeowners insurance cover roof replacement?
Insurance typically covers roof replacement when damage is sudden and accidental, such as from a storm, hail, or fallen tree, but not normal age and wear. Document storm damage promptly and review your policy’s deductible.
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