Quick Answer: A new roof costs $5,000–$25,000+ for the average US home (1,700 sq ft roof area). Asphalt shingles cost $4–$7/sq ft installed, metal $6–$14/sq ft, tile $8–$18/sq ft, and flat/TPO $5–$10/sq ft. Labor accounts for 40–60% of total cost, with roofers averaging $22–$29/hr nationally (BLS data). A mid-range asphalt reroof on a 2,000 sq ft roof runs $10,000–$14,000 including tear-off, materials, labor, permits, and 20% contractor markup. Use our calculator for a location-specific estimate.
Replacing a roof is one of the largest home maintenance expenses you'll face. This guide breaks down costs by material, home size, and location so you can budget accurately. All labor data comes from the Bureau of Labor Statistics, and material pricing reflects 2024–2025 national averages.
Roof Replacement Cost by Material
Roofing material is the primary cost variable. Here's what each type costs installed, including tear-off, labor, and markup:
| Material | Cost/Sq Ft | 1,700 Sq Ft Roof | Lifespan | Cost/Year |
|---|---|---|---|---|
| Asphalt (3-tab) | $4–$5/sq ft | $6,800–$8,500 | 15–20 yrs | $340–$567 |
| Asphalt (architectural) | $5–$7/sq ft | $8,500–$11,900 | 25–30 yrs | $283–$476 |
| Metal (standing seam) | $9–$14/sq ft | $15,300–$23,800 | 40–70 yrs | $219–$595 |
| Tile (clay/concrete) | $12–$18/sq ft | $20,400–$30,600 | 50–100 yrs | $204–$612 |
| Flat / TPO | $5–$10/sq ft | $8,500–$17,000 | 15–25 yrs | $340–$1,133 |
Roof Replacement Cost Breakdown
Here's where the money goes on a typical mid-range asphalt shingle roof replacement for a 1,700 sq ft roof:
| Category | % of Total | Cost Range | Details |
|---|---|---|---|
| Materials | 35–45% | $3,000–$5,500 | Shingles, underlayment, fasteners, ridge caps |
| Labor | 40–55% | $3,500–$6,000 | Tear-off, installation, cleanup (0.04–0.06 hr/sq ft) |
| Tear-Off & Disposal | 5–8% | $300–$800 | Removing old shingles, dumpster rental, disposal fees |
| Flashing & Vents | 3–5% | $200–$400 | Drip edge, step flashing, ridge vents, pipe boots |
| Permits | 2–3% | $200–$300 | Required in most jurisdictions for full replacement |
| Contractor Markup | ~17% | $1,400–$2,000 | 20% on subtotal for overhead, profit, warranty |
Roof Cost by Home Size
Roof area is typically 10–40% larger than your home's footprint depending on pitch. Here are estimates for mid-range architectural asphalt shingles at a standard 6/12 pitch:
| Home Footprint | Roof Area (6/12) | Asphalt (Mid) | Metal (Mid) |
|---|---|---|---|
| 1,000 sq ft | 1,118 sq ft | $6,700–$9,400 | $12,000–$17,000 |
| 1,500 sq ft | 1,677 sq ft | $8,400–$11,700 | $15,100–$23,500 |
| 2,000 sq ft | 2,236 sq ft | $11,200–$15,700 | $20,100–$31,300 |
| 2,500 sq ft | 2,795 sq ft | $14,000–$19,600 | $25,200–$39,100 |
| 3,000 sq ft | 3,354 sq ft | $16,800–$23,500 | $30,200–$47,000 |
What Drives Roof Replacement Cost
- Roofing material: The biggest variable. Asphalt is 50–70% cheaper than metal upfront, and tile can cost 2–3x more than asphalt. Consider lifespan and cost-per-year, not just upfront price.
- Roof size and pitch: Steeper roofs require more safety equipment, slower work, and more material per square foot of coverage. A 12/12 pitch costs 20–40% more in labor than a 4/12 pitch.
- Roof complexity: Dormers, valleys, skylights, chimneys, and multiple levels all add labor time and flashing costs. A simple gable roof is the cheapest to replace.
- Local labor rates: Roofer hourly rates range from $17–$30/hr across US metros (BLS data). Labor is 40–60% of total roof cost, so location has a major impact.
- Existing layers: Most codes allow a maximum of two layers. If you have two layers, both must be torn off before installing the new roof, adding $500–$1,500 in disposal costs.
- Decking condition: If the plywood decking underneath is rotted or damaged, it must be replaced at $2–$4/sq ft. A full deck replacement on a 1,700 sq ft roof adds $3,400– $6,800.
Roofing Material Comparison
- Asphalt Shingles: Used on 80% of US homes. 3-tab is cheapest ($4–$5/sq ft) but architectural lasts 5–10 years longer for $1–$2/sq ft more. Easy to repair. Best for most budgets.
- Metal Roofing: Standing seam or corrugated panels. Lasts 40–70 years. Reflects heat (10–25% cooling savings). Best in high-wind and snow areas. Higher upfront cost but lower long-term cost.
- Tile (Clay/Concrete): 50–100+ year lifespan. Very heavy — may need structural reinforcement. Popular in Southwest and Mediterranean styles. Fragile when walked on. Highest upfront cost for most homeowners.
- Flat / TPO: For low-slope or flat roofs. TPO is energy-efficient and weldable at seams. Requires proper drainage. Common on commercial and modern residential buildings.
Estimating Your Roof Area
Roof area is larger than your home's footprint due to pitch. Multiply your footprint by the pitch factor below:
| Roof Pitch | Pitch Factor | Example (1,500 sq ft) |
|---|---|---|
| Flat (0/12) | 1.000 | 1,500 sq ft |
| Low (4/12) | 1.054 | 1,581 sq ft |
| Standard (6/12) | 1.118 | 1,677 sq ft |
| Steep (8/12) | 1.202 | 1,803 sq ft |
| Very Steep (12/12) | 1.414 | 2,121 sq ft |
Get Your Personalized Estimate
Try Our Roofing Cost Calculator →
Enter your roof area, material type, quality grade, and ZIP code for a location-specific cost estimate with BLS roofer wage data.
Cost Formula Summary
Roofing Cost Formula:
Total = (A × M + A × H × R × 1.5 + F) × 1.20
where A = roof area (sq ft), M = material cost/sq ft, H = labor hours/sq ft, R = roofer hourly rate, 1.5 = labor burden, F = fixed costs, 1.20 = contractor markup.
| Roofing Type | Hr/Sq Ft | Fixed Costs |
|---|---|---|
| Asphalt Shingles | 0.04 | $1,400 |
| Metal | 0.06 | $1,600 |
| Tile | 0.08 | $2,000 |
| Flat / TPO | 0.05 | $1,100 |
Constants: Labor burden 1.5x. Contractor markup 20%. National roofer rate: $24.03/hr mean, $17.11 p25, $29.19 p75 (SOC 47-2181). 1 roofing square = 100 sq ft.
Assumptions: Fixed costs include tear-off, dumpster, permits, flashing/vents, and ice & water shield. Rates from BLS OEWS May 2024, 393 metros. Material costs reflect 2024–2025 national pricing.
Related Calculators
- Roofing Cost Calculator — get a personalized roof cost estimate with your ZIP code
- Roofing Calculator — calculate roofing squares and bundles needed
- Shingle Calculator — estimate shingle bundles for your roof
- Insulation Calculator — calculate attic insulation while the roof is open
Estimates are for planning purposes only. Consult a qualified contractor for critical projects. Actual material requirements may vary based on site conditions, waste, and installation methods.
Pricing last verified: February 2026. Material prices vary by region, season, and supplier. Prices shown are national averages for planning purposes.