Key takeaways
- Typical cost: $6,700–$25,000 per roof replacement, about $14,000 on average.
- Average replacement: about $14,000
- Typical range: $6,700–$25,000
- Leak repair: about $378–$1,186
- Timeline: Most homes are re-roofed in 1–3 days.
- Permits: Most cities require a re-roofing permit and a final inspection.
Roof Replacement Cost at a glance
Roof replacement typically costs $6,700–$25,000, and most homeowners spend about $14,000 for a 2,000 sq ft roof with architectural shingles. Metal, tile and slate cost more but last much longer.
| Material / job | Installed cost per square (100 sq ft) | Typical lifespan |
|---|---|---|
| 3-tab asphalt shingles | $425–$825 | 15–20 years |
| Architectural shingles | $450–$1,250 | 25–30 years |
| Steel (metal) | $450–$1,700 | 40–70 years |
| Aluminum (metal) | $650–$2,100 | 40–70 years |
| Tile | $500–$1,800 | 50+ years |
| Cedar shake | $800–$1,430 | 20–30 years |
Prices run lowest in states like Arkansas, Mississippi and Alabama and highest in Hawaii, California and Alaska. See the full breakdown and cost by state →
Roofing cost questions
- What is the cost of 3-tab asphalt shingles? The typical cost of 3-tab asphalt shingles is $425–$825 (installed cost per square 100 sq ft). Typical lifespan: 15–20 years.
- What is the cost of architectural shingles? The typical cost of architectural shingles is $450–$1,250 (installed cost per square 100 sq ft). Typical lifespan: 25–30 years.
- What is the cost of steel (metal)? The typical cost of steel (metal) is $450–$1,700 (installed cost per square 100 sq ft). Typical lifespan: 40–70 years.
- What is the cost of aluminum (metal)? The typical cost of aluminum (metal) is $650–$2,100 (installed cost per square 100 sq ft). Typical lifespan: 40–70 years.
- What is the cost of tile? The typical cost of tile is $500–$1,800 (installed cost per square 100 sq ft). Typical lifespan: 50+ years.
- What is the cost of cedar shake? The typical cost of cedar shake is $800–$1,430 (installed cost per square 100 sq ft). Typical lifespan: 20–30 years.
- What is the cost of slate? The typical cost of slate is $1,200–$2,200+ (installed cost per square 100 sq ft). Typical lifespan: 75–100+ years.
- What is the cost of tear-off of old shingles? The typical cost of tear-off of old shingles is $100–$150 per square (installed cost per square 100 sq ft). Typical lifespan: Required when replacing most roofs.
- What is the cost of roof leak repair? The typical cost of roof leak repair is $378–$1,186 per repair (installed cost per square 100 sq ft). Typical lifespan: Flashing, boots and small sections.
Signs you need a new roof
- Shingles that are curling, cracked, missing or bald
- Granules piling up in gutters
- Daylight or water stains in the attic
- Sagging roof deck
- Repeated leaks in different spots
- The roof is 20+ years old (asphalt)
One leak doesn't always mean a full replacement. Many leaks come from worn flashing or pipe boots that can be repaired.
Repair or replace?
- Repair if damage is under about 30% of the roof and the roof is less than 15 years old.
- Replace if leaks keep coming back, shingles are failing across the roof, or it's near the end of its lifespan.
- File a claim first if the damage followed hail or a windstorm — insurance may cover replacement.
How a roof replacement works
- Inspection and measurement, often by drone or satellite report.
- Old shingles and underlayment are torn off and hauled away.
- Damaged decking is replaced.
- Ice-and-water shield, underlayment, drip edge and flashing go on.
- New shingles or panels are installed with ridge vents.
- Cleanup with magnetic nail sweeps. Most homes take 1–3 days.
Roofing and insurance
Homeowners insurance usually covers sudden damage from hail, wind, fallen trees or fire. It does not cover wear and tear or an old roof failing. Many policies pay only depreciated value (ACV) on older roofs, and wind/hail deductibles are often a percentage of your dwelling coverage.
Document storm damage with dated photos and call your insurer before signing any contract with a roofer.
Common roofing questions
How much does it cost to replace a 2,000 sq ft roof?
A 2,000 sq ft roof is about 20 squares (often 22–24 with pitch and waste). With architectural shingles, plan on roughly $6,700–$25,000, with most jobs near the middle of that range.
What does a new roof cost per square foot?
Architectural asphalt shingles typically run about $4.50–$12.50 per square foot installed, steel roofing about $4.50–$17 and tile about $5–$18. Roofers usually quote per square (100 sq ft).
Will insurance pay for a new roof after hail?
Usually, if hail or wind caused sudden damage and your policy covers it. You pay the deductible, which is often a percentage of dwelling coverage in storm-prone states. Normal wear and old age are not covered.
Can you put a new roof over old shingles?
Many codes allow one overlay on a single layer of asphalt shingles, but a full tear-off is usually better. It exposes rotted decking and is preferred by many manufacturers and insurers.
Do I need a roof repair or a full replacement?
Repair when damage is limited to a small area on a roof with plenty of life left. Replace when the roof is near the end of its life, has widespread curling or granule loss, or leaks in several places.
How much does a roof inspection cost?
Independent roof inspections commonly cost a few hundred dollars. Many roofers inspect free after storms, but an independent inspector has nothing to sell you.
Is a metal roof worth the cost?
For owners staying 15 years or more, often yes. Metal lasts 40–70 years and resists wind and fire, but it costs significantly more up front than shingles.
What is the best time of year to replace a roof?
Late spring through fall works best in most climates, and fall is often the least busy season. Shingles need warm days to seal properly.
Timeline, permits and DIY
How long it takes
Most homes are re-roofed in 1–3 days. Large, steep or tile roofs take longer.
Permits
Most cities require a re-roofing permit and a final inspection. Your roofer should pull it.
DIY or hire a pro?
Inspect from the ground with binoculars and keep gutters clean. Walking the roof, repairs and replacement are jobs for an insured pro.
Questions to ask contractors
Ask every bidder the same questions so you can compare quotes apples to apples.
- Will you tear off the old roof or lay over it?
- Which underlayment, flashing and ventilation are included?
- Are you certified for the manufacturer's enhanced warranty?
- What do you charge per sheet if rotted decking turns up?
Maintenance that prevents costly repairs
- Clean gutters every spring and fall
- Trim branches that overhang the roof
- Inspect and photograph the roof after major storms
Frequently asked questions
How long does a roof last?
Three-tab asphalt shingles last about 15–20 years, architectural shingles 25–30 years, metal 40–70 years and tile or slate 50–100+ years. Heat, hail and poor ventilation shorten lifespan.
How long does a roof replacement take?
Most asphalt roof replacements take 1–3 days. Larger homes, steep roofs, tile and metal roofs, or bad weather can extend it.
Can you put a new roof over an old one?
Many codes allow one overlay, but it adds weight, hides decking damage and can void some warranties. A full tear-off is usually the better choice.
Does insurance cover roof replacement?
Usually only when sudden damage like hail, wind or a fallen tree caused it. Normal aging isn't covered, and older roofs may be paid at depreciated value.
What are the signs of hail damage on a roof?
Look for dark spots where granules were knocked off, soft bruises in shingles, cracked shingles and dented gutters, vents or downspouts.
Do I need a permit for a new roof?
Most cities require a permit for full roof replacement. Your roofer typically pulls it and schedules any required inspection.
What's the best roofing material?
Architectural shingles give the best value for most homes. Metal suits long-term owners and fire- or hail-prone areas; tile suits hot climates and Spanish-style homes.
What time of year is best to replace a roof?
Late spring through fall offers the best weather for shingles to seal, and fall often has shorter wait times than storm season.
In-depth roofing guides
Roofing by city
Sources: Inch Calculator — Roof replacement cost · LawnStarter — Water damage restoration cost (roof leak repair). Ranges are rounded estimates; see our editorial policy.