Key takeaways
- National range: $6,700–$25,000 per roof replacement, about $14,000 on average.
- Cheapest states: Arkansas, Mississippi and Alabama. Most expensive: Hawaii, California and Alaska.
- Biggest price driver: Roof size and pitch — steep roofs need extra safety gear and labor.
- Best way to save: Get three itemized bids that list the shingle line, underlayment and ventilation.
How much does roof replacement and repair cost in 2026?
| 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 |
| Slate | $1,200–$2,200+ | 75–100+ years |
| Tear-off of old shingles | $100–$150 per square | Required when replacing most roofs |
| Roof leak repair | $378–$1,186 per repair | Flashing, boots and small sections |
Roof Replacement Cost questions, answered
- 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.
What changes the price
- Roof size and pitch — steep roofs need extra safety gear and labor.
- Material — metal, tile and slate cost more up front but last decades longer.
- Layers to remove — tearing off two layers costs more than one.
- Decking damage — rotted plywood is replaced per sheet once the old roof is off.
- Complexity — valleys, dormers, skylights and chimneys add flashing work.
- Local code — some areas require ice-and-water shield, wind-rated nailing or permits.
How to save without cutting corners
- Get three itemized bids that list the shingle line, underlayment and ventilation.
- Check whether a hail or wind event makes the damage an insurance claim.
- Ask about impact-resistant (Class 4) shingles — some insurers discount premiums for them.
- Schedule in the off-season when roofers have openings.
- Don't overlay a new roof on top of an old one just to save money — it hides decking problems and can shorten shingle life.
Roof Replacement Cost by state
Labor and material prices vary by region. These estimates apply each state's approximate cost index to the national range.
| State | Estimated range | vs. U.S. average |
|---|---|---|
| Alabama | $5,800–$21,500 | 14% below |
| Alaska | $8,200–$30,500 | 22% above |
| Arizona | $6,200–$23,300 | 7% below |
| Arkansas | $5,700–$21,300 | 15% below |
| California | $8,200–$30,500 | 22% above |
| Colorado | $6,700–$25,000 | about average |
| Connecticut | $7,500–$28,000 | 12% above |
| Delaware | $7,000–$26,000 | 4% above |
| District of Columbia | $7,400–$27,500 | 10% above |
| Florida | $6,200–$23,000 | 8% below |
| Georgia | $6,000–$22,300 | 11% below |
| Hawaii | $8,700–$32,500 | 30% above |
| Idaho | $6,200–$23,000 | 8% below |
| Illinois | $7,400–$27,500 | 10% above |
| Indiana | $6,300–$23,500 | 6% below |
| Iowa | $6,200–$23,300 | 7% below |
| Kansas | $6,000–$22,500 | 10% below |
| Kentucky | $6,000–$22,500 | 10% below |
| Louisiana | $5,800–$21,800 | 13% below |
| Maine | $6,400–$23,800 | 5% below |
| Maryland | $6,700–$25,000 | about average |
| Massachusetts | $7,900–$29,500 | 18% above |
| Michigan | $6,600–$24,500 | 2% below |
| Minnesota | $7,100–$26,500 | 6% above |
| Mississippi | $5,700–$21,300 | 15% below |
| Missouri | $6,500–$24,300 | 3% below |
| Montana | $6,200–$23,300 | 7% below |
| Nebraska | $6,000–$22,500 | 10% below |
| Nevada | $6,900–$25,800 | 3% above |
| New Hampshire | $6,700–$25,000 | about average |
| New Jersey | $7,800–$29,300 | 17% above |
| New Mexico | $6,000–$22,300 | 11% below |
| New York | $8,000–$30,000 | 20% above |
| North Carolina | $5,800–$21,800 | 13% below |
| North Dakota | $6,200–$23,000 | 8% below |
| Ohio | $6,400–$23,800 | 5% below |
| Oklahoma | $5,800–$21,800 | 13% below |
| Oregon | $7,000–$26,300 | 5% above |
| Pennsylvania | $7,000–$26,000 | 4% above |
| Rhode Island | $7,400–$27,500 | 10% above |
| South Carolina | $5,800–$21,800 | 13% below |
| South Dakota | $5,900–$22,000 | 12% below |
| Tennessee | $6,000–$22,300 | 11% below |
| Texas | $6,000–$22,300 | 11% below |
| Utah | $6,200–$23,300 | 7% below |
| Vermont | $6,400–$24,000 | 4% below |
| Virginia | $6,300–$23,500 | 6% below |
| Washington | $7,200–$27,000 | 8% above |
| West Virginia | $6,200–$23,300 | 7% below |
| Wisconsin | $6,700–$25,000 | about average |
| Wyoming | $6,100–$22,800 | 9% below |
More 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
Roof Replacement Cost FAQs
How much does a new roof cost?
Most homeowners pay $6,700–$25,000, with about $14,000 typical for a 2,000 sq ft roof using architectural shingles. Metal and tile roofs cost more.
How much does a roof cost per square foot?
Asphalt shingle roofs typically run about $4.25–$12.50 per square foot installed. Metal ranges about $4.50–$21, and slate $12–$22 or more.
What is a roofing square?
A roofing square is 100 square feet of roof surface. A 2,000 sq ft roof is 20 squares; roofers price materials and labor per square.
Is a metal roof worth the cost?
Often, if you'll stay in the home long-term. Metal costs more up front but can last 40–70 years versus 20–30 for architectural shingles.
Roof Replacement Cost in popular cities
Sources: Inch Calculator — Roof replacement cost · LawnStarter — Water damage restoration cost (roof leak repair). Ranges are rounded estimates; see our editorial policy.