A new asphalt-shingle roof on an average 2,000-square-foot home runs $5,500–$12,000 installed. Premium materials (metal, tile, slate) push that to $15,000–$40,000+. The biggest cost drivers are the size and pitch of your roof, the material you pick, and whether the old roof has to come off first. This guide walks through what each factor adds and where roofing quotes typically land in 2026.
| Service | Typical cost |
|---|---|
| Asphalt shingles (1,500 sq ft) | $4,500–$8,500 |
| Asphalt shingles (2,500 sq ft) | $7,500–$13,500 |
| Architectural shingles (2,000 sq ft) | $8,000–$15,000 |
| Metal roof (2,000 sq ft) | $14,000–$26,000 |
| Tile or slate (2,000 sq ft) | $20,000–$45,000 |
| Flat / TPO membrane (per sq ft) | $5–$9 |
| Tear-off existing roof | $1,000–$3,500 add-on |
| Roof repair (single leak) | $350–$1,500 |
Pricing is for materials and labor combined. Steep, multi-story, or cut-up roofs add 10–30% on top of the ranges above. Permits run $150–$500 and are usually billed separately.
Roofers price by the "square" — a 10×10 ft area, or 100 sq ft. A typical home is 20–30 squares. More squares = more material and more labor hours, in roughly linear fashion.
3-tab asphalt is the cheapest at $4–$6/sq ft installed. Architectural shingles run $5–$8. Metal roofing is $9–$14. Tile and slate are $15–$25+, last 50+ years, but cost 3–5× a shingle roof.
Steep pitches (9/12+) need fall protection and slow the crew down. Roofs with multiple gables, valleys, dormers, and skylights have more flashing work and waste more material — expect a 15–30% bump versus a simple ranch.
Stripping an existing layer adds $1,000–$3,500 in labor and disposal. Code in most jurisdictions caps you at 2 layers total — past that, tear-off is required. A clean deck also lets the roofer find and fix rotten sheathing before the new roof goes on.
Most quotes assume the deck is sound. Replacing rotten plywood runs $70–$120 per 4×8 sheet installed. Synthetic underlayment, ice-and-water shield in valleys, and drip edge are usually included — confirm in writing.
High-cost metros (NYC, SF, Boston, Seattle) run 30–50% above the national median. Demand spikes after hailstorms can push prices up another 10–20%. Off-season work (late fall through early spring, weather permitting) is sometimes discounted.
High-cost metros
$8–$14 per sq ft
New York, San Francisco, Seattle, Boston
Mid-size cities
$5–$9 per sq ft
Denver, Atlanta, Dallas, Chicago
Smaller cities & rural
$3.50–$6.50 per sq ft
Rural Midwest, rural South, smaller towns
Regional ranges are approximate and vary by city, neighborhood, and individual contractor.
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Most asphalt-shingle reroofs take 1–3 days for a typical home. Larger or more complex roofs can run 4–7 days. Metal and tile roofs take longer — usually a full week. Tear-off, decking repair, and bad weather can each add a day. Get a written timeline in your contract.
If your roof is under 15 years old and the damage is localized (a few missing shingles, one leak), repair. If it's 20+ years old, has multiple leaks, granules are washing into the gutters, or you're seeing daylight through the deck, replacement is almost always the better call. A repair on a worn-out roof is usually money you'll spend twice.
3-tab shingles are flat, lighter, and cheaper ($4–$6/sq ft). Architectural (also called dimensional or laminated) shingles are thicker, layered, last 25–30 years vs. 15–20 for 3-tab, and look more like wood shake. Most new roofs today use architectural shingles — the price difference is small and the warranty is meaningfully longer.
Sometimes you can layover (install new shingles on top of the old layer), which saves $1,000–$3,500. But code in most areas caps you at 2 layers total, layovers void most manufacturer warranties, and the roofer can't inspect the deck for rot. For a roof you want to last 25+ years, tear-off is the standard recommendation.
If the damage is from a covered event (hail, wind, fallen tree) and you're within the deductible/age limits, yes — homeowners insurance usually pays for the replacement minus your deductible. Wear-and-tear and age-related deterioration are not covered. Get an adjuster out before signing a contract, and pick a roofer willing to work directly with the insurance company.
At least three. Roofing has wide pricing variance — a $9,000 quote and a $16,000 quote on the same house is common. Make sure each quote specifies material brand and grade, underlayment, ice-and-water shield, flashing, ridge vent, tear-off scope, decking allowance, warranty terms, and licensing/insurance. The cheapest bid often skips one of those, which is why it's cheap.
Technically yes on a small, single-story, low-pitch roof — but for most homes it's a hard pass. Roofing is the highest-fall-injury trade in residential construction, manufacturer warranties typically require licensed installation, and a botched install can void insurance coverage and cause leaks that compound for years. The DIY savings rarely justify the risk on a 20+ year asset.
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