Average Cost to Replace a Roof

Roofs perform such an essential function that "keeping a roof over your head" is synonymous with the very concept of home. When it comes to maintaining your investment, the smartest money you spend could be on this project. So, while paying $5,000 to $10,000 or more for this project might seem high, understand that there is good reason. A lot of time, effort and equipment is involved in keeping your installation up to snuff.

Outlined in this guide are in-depth prices to give you a realistic sense of installation rates and what's involved in the process. Always get quotes from at least 3 to 4 professionals so that you get an accurate range that's within a margin of $2,000 to $3,000. If you’re not sure that you even need this service, hiring a roof inspector costs $125 to $325 and can be very helpful in your decision process.

If you don't need a complete replacement, then you may want to read this guide on roof repair costs. The rates and services of a handyman can vary widely depending on the market and handyman. A handyman or woman is a skilled generalist. Some jurisdictions require them to have a license, but the term applies to a jack-of-all-trades who performs minor repairs or construction tasks on residential sites.

Cost to Reroof a House

Reroofing a house costs an average of $8,506, with most homeowners spending between $5,583 and $11,617. The project typically involves removing the existing shingles, making spot repairs to the underlying shingle, and installing new shingles. It's important to note that this price fluctuates depending on factors like:

• Size
• Pitch
• How it's installed on your frame/deck
• Products and supplies
• Layers
• Code requirements
• Skylights, chimneys, plumbing pipes or other features

When you're getting an estimate, it's important to know they're going to quote you on a "per square" basis. For these projects, 100 square feet is considered a roofing square.

Roofing Prices

Roofing materials alone cost anywhere from $100 per square to $1,000 per square, depending on the type you choose. For an average roof of 17 squares (according to the United States Census, which puts average home size at 2,200 square feet and two stories), roofing materials typically range from $2,500 to $25,000.

Consider that, for most projects, the quote breaks out to 40% product and 60% labor. You can find more information about your options and their unique pros, cons and prices in our guide to roofing costs.

Roofing Labor Cost per Square or Square Foot

Labor for roofing projects ranges from $150 to $300 per square or $1.50 to $3 per square foot, depending on factors like the product you’re installing and the conditions of the structure. Labor and overhead usually make up 60% of the project total. For example, if you spend a total of $7,500 on the roof, $4,500 will go toward labor and overhead.

One hundred square feet is considered a roofing square. The per square rate contains all relevant factors:

• The price of the shingles
• Supplies
• Any protective elements (if you live in cold or hot climates)
• Removal of waste
• Labor

Cost to Tear Off & Replace Roof

The removal of an old roof can cost $1 to $5 per square foot. The job averages $1,000 to $1,500. Some contractors charge hourly, which can run from $40 to $80 per hour. Also, if you have rotting timbers or need new supports for a heavier material, you can expect to pay an extra $1,000 to $10,000, depending on what sort of repair or reinforcement it requires.

Pros often factor removal into the project quote alongside replacement. The rate fluctuates based on material, location, complexity and workload. Removing the old shingles is the hardest part of the job no matter if you're a contractor or a DIYer. While doing it yourself can save about $1,000, pros can do the job safely and efficiently. See our shingle removal tips for more insights.

Cost to Redo a Roof with a Different Material

Redoing a roof with a different material runs from $7,000 to $12,000 and more. This rate includes the tear-off.

If you are replacing one product with another of the same type, you usually have no major concerns. However, if you are replacing a lighter product, such as asphalt, with something heavier, like slate or clay tiles, you'll want to be sure that your framing can support it. Before going with heavier option, have your frame and trusses inspected and strengthened if necessary to make sure they can support the weight of the new product.

Potential added elements of this project include:

• Inspection
• Truss repairs
• Truss reinforcement

Average Cost to Replace a Roof by House Size

*The rates are based on the total to install architectural shingles ($350-$500 per square) for a pitch of 4/12 on a single-story home.

** Keep in mind that your roof size will not match the area of your house. You must consider factors like overhangs and pitch. You will learn more about calculating these measurements further on in this guide.

Average Cost of a Roof Replacement by Location

Roof Change Cost Comparison by Material

Replacing a roof can cost anywhere between $5,000 and $45,000 depending on the type of roofing you add. Different types have their own unique pros, cons and prices.

Asphalt shingle installation costs: $5,700-$12,000.

• Most common type
• Lightweight
• Easy to install
• Low-cost
• Most DIY-friendly
• DIY costs average $2,000-$4,000
• More recyclable now than in years past

Wood shake roof installation costs: $16,000-$27,000.

• Gorgeous appearance
• High maintenance
• All-natural
• Deteriorates quickly
• Prone to fire
• Requires treatment to resist insects and mold
• Easy to DIY replacement shingles

Rubber or plastic wood shake runs from $10,000 to $18,000. High-end synthetics can cost over $20,000. Unlike wood shakes, synthetics are not high-maintenance or prone to fires.

Metal roofing installation prices: $5,300-$15,000.

• Copper develops patina over time, and costs more than the average at $25,000+
• Many attractive options
• Resistant to climate conditions
• High-end options are a good long-term investment
• Learn more about metal vs. asphalt shingles

Tile roofing cost average: $8,000-$24,000.

• Concrete tile: $8,000-$22,000
• Clay tiles: $13,000-$30,000
• Customizations and exotic tiles: $30,000-$50,000+.
• Long life expectancy
• Tiles are easy to repair and replace
• Custom shapes and colors available

Slate roofing costs: $5,700-$23,500 for the average home.

• Synthetic slate: $12,000-$30,000
• Long life expectancy
• Natural appearance
• Popular on larger houses

Cost to Reshingle a Roof

A new shingle roof, including removal costs, averages between $5,700 and $12,000. Shingles are a popular option for roofing in the United States. Although "shingle roof" often conjures up images of a typical asphalt product, the fact is that unless your roof features a single piece of material that caps the building, it falls under the category of a "shingle" style.

Your shingles might be asphalt, clay, slate, wood or metal. The right choice for your home depends on your tastes and your budget for both installation and maintenance. Each product has its own requirements for care, and it helps to first learn about shingle maintenance and life expectancy.

You can also get impact-resistant products, which come in various types. If you decide to invest in impact-resistant products, know that they:

• Provide deck protection
• Defenses against leaks
• Increased energy efficiency
• Decrease the risk of blow-off during inclement weather
• Enhance the beauty of a home

Learn more about each material in our guide to shingle types.

Roof Removal Costs by Material

The average cost or roof removal ranges from $100 to $175 per square, depending on the type of roofing and the extent of the damage.

Slate or Tile Shingles

Removing slate or tile shingles costs $125 to $150 per square. The basic premise of stripping slate or tile is the same as for asphalt. However, the weight of slate and tile builds up much faster, so the pros have to remove them in smaller quantities. Also, some people re-use old tiles and slate in other projects, so it's not wise to break any that are in good shape. This extends labor time and adds to the total budget you’ll need. Learn more about the advantages and disadvantages of tile roofing.

Wood Shake Roofs

Wood shake removal costs $100 to $125 per square. Pros remove wood shakes in a manner almost identical to asphalt except that many crews work horizontally instead of vertically. The first step is always to remove the ridge cap, but instead of working downward to jacks, they roll up the shake and underlayment horizontally from one side of the surface to the other. If you tried this with asphalt, the roll would become too heavy to lift safely or throw into the debris bin.

Metal Roofs

Removing metal shingles or panels costs $125 to $175 per square. Metal roofs aren't a new concept. Many homes dating to the 1930s have them. The fact that they still have their original metal roofing after almost a century attests to the durability of the material. However, those that have been poorly maintained will need panel replacement. Also, some do not have the soundproofing of modern products, and the homeowner wants to upgrade while keeping a high-quality product overhead.

These products come off in large panels and pros have to cut new panels to shape. They rest on a framework to provide maximum support, and this framework lays on top of the underlayment. The crew has to remove all of this to inspect the boards beneath. While it's a lot of work, it also tends to go quickly compared to other types because the crew can work on large sections at a time.

If the structure is in good shape but could use an aesthetic boost, consider having it painted instead. Painting a metal roof costs $1,200 to $3,700.

Cost to Install an Entirely New Roof

Adding a new roof typically involves replacing the top layer of shingles, as well as the underlying structure. Expect to pay a total between $10,000 and $20,000.

You may get an initial quote of only $10,000 when you speak to the contractor on the phone. Then after closer inspection, the quote could go up to between $15,000 and $20,000. What your initial quote might not include are the hassles the contractor might run into during the project. These could be problems with your ventilation, gutters, chimneys, etc. Each could drive up the total for the project. When the professional does a walkabout, they will be able to point out problems and reassess the quote based on what they will have to do.

This could be due to a number of reasons, like:

• Leaking chimney or skylight flashing
• Removing excess layers
• Pitch
• Ranch style: Simple, less expensive.
• Colonial: Has a few slopes but isn't too hard.
• Tudor: Has many slopes, eaves and can be problematic, so it's expensive in comparison to other types.
• Substrate or deck damage
• Winter roof damage
• Mold
• Difficult removal due to previous installation
• Pooling water
• Fascia and soffit damage
• Gutter damage

Contractors will explain that there will be an overhead cost when they give you the quote, so you should budget additional funds just in case.

Garage Roof Replacement Cost

Replacing a garage roof costs $1,000 to $2,000, though your rate will depend on size, pitch and material. Consider adding better ventilation and insulation during this process if your garage needs it.

Average garage roof sizes:

• One-car: 250-350 square feet
• Two-car: 350-450 square feet
• Three-car: 700-1,000 square feet

Popular materials:

• Rolled roofing
• Asphalt
• Metal

Townhouse Roof Replacement

Replacing a townhouse roof costs $2,000 to $5,000. There are several unique factors for townhouse projects, including those that affect price and responsibility:

• Homeowner Associations (HOA) often regulate.
• HOA may be financially responsible.
• Likely connected to neighboring homes.
• Three-story homes cost more in labor.
• Options may be limited.
• Tear-off rates affect price. 

Average Price of Replacing Your Roof vs. Repairing

A new roof costs $8,500 on average, versus an average of $550 for repairs. Just because you have a leak doesn't mean you need to call a roofing contractor right away. Here are some cases where you don’t need a full replacement.

Consider replacing your roof when:

Certain products cost more to repair than others. Slate roof repairs cost $700 to $2,500, for example. This is versus asphalt repair costs of $300 to $1,000.

For more information, see this material-based look at when to repair or replace roofing.

DIY Roofing vs. Hiring a Roofer

Replacing your roof as a DIY project costs $2,500 to $5,000 versus the $5,000 to $10,000 average to hire a professional. This is a sizable job that can lead to all kinds of unexpected complications. You may:

• Find damaged timber in the framing/deck.
• Strip the surface and find that your new products won’t be delivered in time.
• Install the wrong product for your slope, frame or environment. See these tips on choosing the right shingles.
• Take unnecessary safety risks.

It's because of these unforeseen problems that many people, even those who know what they're doing, leave it to the professionals. Expert contractors will ensure that:

• You get the right product for your home and
• The project goes according to schedule.
• The crew takes steps in proper order and without delay.
• They catch problems early enough to manage, such as damaged timbers.
• They follow proper safety precautions.

If you’re confident in your skills, see this advice on DIY roofing. However, given that a lasts anywhere from 25 years to the life of the building, it can be well worth it to hire a professional. To start on the right track, find a roofer near you.

FAQs

How much does a new roof installation cost?

Building a brand-new roof on a home costs $10,000 to $20,000 or more, depending on the products you use. This installation involves the cost of new framing and trusses, underlayment and shingles, and supplies and labor. Metal framing costs more than wood.

How much roofing do I need?

To get an idea of how much material you’ll need for your roof, you have to find the surface area, height and pitch of your roof. You’ll use these numbers to find how many squares of material will cover the area.

How do I calculate the height and pitch of my roof?

You can get the height and pitch of your roof without getting on the roof. These methods involve measuring from the ground with weighted string and taking measurements in your attic. Knowing these measurements ahead of time can help you get more accurate quotes from pros in your area, and it can help you get an accurate understanding of the budget you’ll need. Reference our roofing calculator and measurement guide for detailed steps and formulas.

What is the cost of a new roof and gutters?

A new roof and gutters should cost $8,500, as gutter installation averages $1,000 and a new roof is typically $7,500.

How much does flashing replacement cost?

Flashing replacement costs $200 to $500 per project area. Project areas are places like valleys in the structure and features like chimneys and skylights. When you replace your roofing, you’ll definitely want to replace the valley flashing and any cracked or rusted materials.

Will a roofer replace the fascia and soffit during my roofing project?

The roofer won’t always need to replace the fascia and soffits when they replace your roof. If these features are in good condition and aren’t housing pests, they can usually be integrated with the new roofing system. However, if they are in poor shape, it’s best to get this work done at the same time as your roofing project. Replacing fascia and soffits costs $600 to $6,000. Your expert contractor can help you determine whether or not you should upgrade these features.