What Does a New Roof Cost?
A new roof typically costs $9,000 to $30,000, with most homeowners paying around $16,000 for a standard asphalt shingle replacement on an average-sized home. Material, roof size, and slope drive the range. Asphalt shingles at $4.50 to $10 per square foot installed cover the majority of residential projects; metal, tile, and slate cost more per square foot but last far longer.
The totals below assume a single-story home with a moderately pitched roof and include tear-off of one existing layer, new underlayment, and standard flashing. (For more on this, see What Affects the Cost of a New Roof?.)
| Material | Installed cost | Service life |
|---|---|---|
| 3-tab asphalt shingles (1,500 sq ft roof) | $6,750 to $8,000 | 15 to 20 years |
| Architectural asphalt shingles (1,500 sq ft roof) | $8,300 to $13,400 | 25 to 30 years |
| Impact-resistant asphalt shingles | $10,000 to $15,000 | Class 4 hail rated |
| Standing seam metal (1,500 sq ft roof) | $14,000 to $25,000 | 40 to 70 years |
| Concrete or clay tile | $15,000 to $35,000 | 50 years or more |
| Natural slate | $20 to $40 per square foot | 75 to 100 years or more |
Cost figures on this page were checked against published pricing on August 28, 2026. How we source cost data.
Roofing Materials Compared
Asphalt Shingles: $9,000 to $18,000
Asphalt accounts for roughly 70 percent of residential roofs in the US because it balances cost, durability, and the availability of qualified installers. Three-tab shingles start at $4.50 per square foot installed and are increasingly rare in new work. Architectural, or dimensional, shingles run $5.55 to $8.95 per square foot, cost 20 to 30 percent more than 3-tab, and are the current residential standard for their heavier appearance and longer warranty. A 2,000-square-foot roof in standard architectural shingles runs $11,000 to $18,000 installed.
Impact-resistant shingles sit at the top of the asphalt range at $10,000 to $15,000. They carry a Class 4 hail rating, and in hail-prone markets the insurance discount can offset the premium over time. Manufacturer warranties across the asphalt grades run 25 to 50 years.
Metal Roofing: $10,000 to $25,000
Steel panel roofing runs $5 to $10 per square foot installed for exposed-fastener panels. Standing seam, the premium residential metal roof system, runs $10 to $16 per square foot installed. Metal lasts 40 to 70 years against 20 to 30 for asphalt, resists fire and wind, and needs almost no maintenance. Over a 30 to 40-year horizon, the longer replacement cycle usually makes metal pencil out for homeowners who plan to stay in the house.
Tile and Slate: $20,000 to $30,000 or More
Clay tile and concrete tile run $15 to $20 per square foot installed; natural slate runs $20 to $40 per square foot. These last 50 to 100 years and are the most durable roofing materials available, but they are also the heaviest. The added weight requires a structural assessment confirming the framing can carry the load. Their premium reflects both material expense and specialized installation labor. Tile and slate dominate in Mediterranean, Spanish Colonial, and historic-district architecture, where they add real value because they suit the house. (For more on this, see Roofing Materials Compared: Asphalt, Metal, Tile, Slate.)
How Roofing Is Measured and Priced
Roofing is priced by the square, meaning 100 square feet of roof surface. A 1,500-square-foot ranch roof is 15 squares; a 2,500-square-foot two-story might be 25 to 30 squares depending on pitch. A 2,000-square-foot home does not have 2,000 square feet of roof, because roof area depends on slope and the number of facets. A steeper roof carries more surface area than the home’s footprint, which is why a roofer measures the actual roof during an estimate rather than quoting off the house size.
Pitch also drives labor. Steeper roofs demand more safety equipment, a slower work pace, and greater installer risk. Most contractors apply a pitch premium starting at 7:12 or steeper, adding 15 to 30 percent above flat-rate labor. Low-slope and flat roofs require different materials and methods entirely.
Beyond material and pitch, the number of penetrations such as chimneys, skylights, and vents, removal and disposal of the existing roof, decking repair or replacement where the sheathing has deteriorated, and local labor rates all move the total. Attic ventilation does not change the price much but has a large effect on how long the new roof actually lasts. (For more on this, see What Affects Roof Replacement Cost?.)
Insurance and Installation Timeline
Homeowners insurance covers roof replacement when the damage comes from a covered peril: storm, hail, wind, or a falling tree. Age-related wear and gradual deterioration are not covered. After a major storm, file promptly, document the damage with photos, and get a roofing contractor’s damage assessment to support the claim. Your deductible applies, and insurers pay replacement cost for like-kind material, so an upgrade in grade comes out of your pocket.
Most residential replacements finish in 1 to 3 days. A simple asphalt shingle job on a small to medium home takes a day; a larger home with multiple facets, a steep pitch, or complex flashing takes two to three. Tile and slate take longer because of the installation process. Weather is the main delay: roofing cannot be done safely in rain or high wind.
Comparing Roofing Quotes
Ask for a per-square installed price that includes tear-off, underlayment, and all flashing. That is the standard basis for comparing bids accurately, and it prevents a low number that quietly excludes disposal or reuses old flashing. Get at least two written quotes on equivalent scope from licensed local contractors after a site inspection. The FTC advises hiring only licensed, insured contractors, getting the full scope in writing, and never paying the full amount up front.
Confirm what happens if the crew finds rotten decking, how disposal fees are handled, whether permits are included, and what the labor warranty covers separately from the manufacturer’s material warranty. Verify general liability insurance and workers compensation coverage before anyone gets on the roof, get the scope in writing, and tie payment to milestones rather than paying in full upfront.
Frequently Asked Questions
$9,000 to $30,000, averaging $16,000. Asphalt shingles run $4.50 to $10 per square foot installed and cover most homes for $9,000 to $18,000. Metal runs $10,000 to $25,000. Tile and slate run $20,000 to $30,000 or more.
3-tab asphalt shingles starting at $4.50 per square foot installed, or $6,750 to $8,000 on a 1,500-square-foot roof. They are durable and widely available but largely displaced in new work by architectural shingles, which cost 20 to 30 percent more at $5.55 to $8.95 per square foot and last longer.
By the square, meaning 100 square feet of roof surface. A 1,500-square-foot ranch roof is 15 squares; a 2,500-square-foot two-story might be 25 to 30 squares depending on pitch. Roof area is not the same as home footprint, so a roofer measures the actual roof surface during the estimate. A complete quote includes material, labor, tear-off, underlayment, and flashing.
Yes, significantly. Steeper roofs require more safety equipment, a slower work pace, and greater installer risk. Most contractors add a pitch premium starting at 7:12 or steeper, which adds 15 to 30 percent above flat-rate labor. Low-slope and flat roofs use different materials and methods altogether.
3-tab asphalt lasts 15 to 20 years, architectural asphalt 25 to 30 years, metal 40 to 70 years, clay or concrete tile 50 years or more, and slate 75 to 100 years or more. Installation quality, attic ventilation, and basic maintenance such as keeping gutters clear meaningfully affect what you actually get.
For long-term owners, usually. Standing seam runs $15 to $25 per square foot against $5.55 to $8.95 for architectural asphalt, but it lasts 40 to 70 years versus 20 to 30, resists fire and wind, and needs almost no maintenance. Over a 30 to 40-year horizon the longer replacement cycle makes up the difference.
Only when the damage comes from a covered peril such as storm, hail, wind, or a falling tree. Age-related wear and gradual deterioration are not covered. File promptly after a storm, document damage with photos, and get a contractor's damage assessment. Your deductible applies, and insurers pay replacement cost for like-kind material.
1 to 3 days for most residential replacements. A simple asphalt job on a small to medium home takes one day; a larger home with multiple facets, steep pitch, or complex flashing takes two to three. Tile and slate take longer. Weather is the main delay, since roofing cannot be done safely in rain or high wind.