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A roof replacement in the US typically costs about $5,900 to $13,200. Angi puts the national average at about $9,500, or roughly $4 to $11 per square foot.
Start with the roof you have, not the roof you want. The material sets most of the price. The size and shape of your roof set the rest.
For a sense of scale: the average US roof is about 1,700 square feet, and This Old House prices an asphalt shingle roof that size at about $8,772.
Typical cost, US roof replacement
$5,900 – $13,200
National average about $9,500
Sources: Angi (2026 data), This Old House (Oct 2026).
How much does a new roof cost by material?
The short answer: asphalt shingles are the lower-cost roof, and metal and tile can cost three to four times as much. This Old House priced a 2,000 sq ft roof with builder-grade materials:
| Material | Average cost (2,000 sq ft) | Per sq ft | Typical lifespan |
|---|---|---|---|
| Asphalt shingles | $10,319 | $5.16 | 30–35 years |
| Wood shake | $26,302 | $13.15 | 30–50 years |
| Metal | $38,593 | $19.30 | 40–70 years |
| Clay tile | $44,423 | $22.21 | 50–100 years |
Source: This Old House, updated October 7, 2026.
Slate sits at the top of the price range and can last 75 to 150 years, but This Old House doesn't give a dollar figure for it.
Roofers often price by the "square." One square is 100 square feet of roof, so a 2,000 sq ft roof is 20 squares.
Why one guide says $9,500 and another says $30,000
You'll see very different averages. Angi's $9,500 average comes from what its customers report paying. This Old House reports an average of about $29,909, but that number is for a 2,000 sq ft roof across several materials, including metal and tile.
Neither number is wrong. They measure different roofs. In the same This Old House survey, 52% of homeowners paid between $5,001 and $20,000. When you hold a quote up to any average, ask what size and material it assumes.
How long does each roof last, and what does it cost per year?
A low price today can cost more over 20 years. So it helps to divide the price by the years the roof should last.
Using This Old House's own prices and lifespans for a 2,000 sq ft roof, here's the math:
| Material | Average cost | Lifespan | Cost per year of roof life |
|---|---|---|---|
| Asphalt shingles | $10,319 | 30–35 years | about $295–$344 |
| Clay tile | $44,423 | 50–100 years | about $444–$888 |
| Wood shake | $26,302 | 30–50 years | about $526–$877 |
| Metal | $38,593 | 40–70 years | about $551–$965 |
Our calculation: average cost divided by the lifespan range. It leaves out repairs, insurance and resale value.
On these numbers, asphalt is still the lower-cost roof per year. Metal and tile close the gap only if they reach the long end of their lifespan, and only if you stay in the house long enough to see it. We run the numbers over 20, 40 and 70 years in our metal roof vs shingles comparison.
Lifespan ranges also differ between sources. Angi lists asphalt at 15 to 30 years and metal at 30 to 60 years. Climate, ventilation and the quality of the installation all move the real number. Our guide to how long a roof lasts covers each material and what shortens its life.
Repair or replace?
Not every leak needs a new roof. HomeAdvisor puts the average roof repair at about $1,174, with most repairs between $395 and $1,968.
Fixr gives a simple rule of thumb. Repairing usually makes sense when:
- there are no ongoing problems,
- the repair costs less than half of a new roof, and
- the roof has more than half of its life left.
If the roof is over 15 years old and keeps leaking, losing shingles or sagging, Fixr says replacement may cost less over time.
Don't climb onto the roof to check. Leave that to the roofer you hire to inspect it. Our guide to the signs you need a new roof covers what you can check from the ground and the attic.
What adds to the price?
Tearing off the old roof. Removal, disposal and sometimes a dumpster are extra lines on the quote. This Old House notes that underlayment, drip edge, flashing, pipe boots, ventilation and an ice and water barrier can all add to the price too.
Hidden damage. Some damage only shows up once the old roof comes off. In the This Old House survey, about 23% of homeowners who found hidden damage paid more than their estimate, against 13% of those who didn't.
A steep roof. A steep pitch can add $1,000 to $3,000 for labor and materials.
Permits. Expect $100 to $1,400, depending on your city. Permits often aren't in the first estimate, so check the contract for them.
Labor. Labor makes up about 65% of the total, according to This Old House. Angi lists roofers at $40 to $90 per hour per worker.
Angi puts a contractor's warranty at $500 to $2,000 when it isn't included, and an extended manufacturer's warranty at $500 to $5,000 or more.
How long does the job take?
In the This Old House survey, 46% of roof replacements took three to seven days. Weather can stretch that.
Many homeowners don't get to plan the timing. In the same survey, 57% called their project urgent or an emergency, and 40% named weather damage as the main reason. If a storm forces your hand, a temporary repair can buy time to collect more than one quote.
How can you keep the cost down?
- Compare at least three written quotes that list the same scope, including tear-off, decking and permits. Here's how to choose a roofing contractor and what to check before you sign.
- Ask about timing. NerdWallet notes that fall and spring are pricier, and that off-season work may cost less where the weather allows.
- Price the decking up front. A per-sheet price in the contract keeps hidden damage from becoming an open-ended bill.
Sources
Figures checked on October 22, 2026.
- Angi, "How Much Does Roof Replacement Cost? [2026 Data]." angi.com/articles/real-cost-new-roof.htm
- This Old House, "How Much Does a New Roof Cost?" updated October 7, 2026. thisoldhouse.com/roofing/new-roof-cost
- HomeAdvisor, "How Much Does Roof Repair Cost in 2026?" updated June 19, 2026. homeadvisor.com/cost/roofing/repair-a-roof/
- Fixr, "How Much Does It Cost to Repair a Roof?" updated January 21, 2026. fixr.com/costs/repair-roof
- NerdWallet, "Roof Replacement Cost in 2026," updated September 16, 2025. nerdwallet.com/home-ownership/home-improvement/learn/roof-replacement-cost
Common questions
How much does it cost to replace a roof?
Most roof replacements cost about $5,900 to $13,200, with a national average around $9,500. Metal, tile and slate cost more.
How much does a roof cost per square foot?
Roughly $4 to $11 per square foot for typical materials. This Old House puts asphalt at about $5.16 and metal at about $19.30 per square foot on a 2,000 sq ft roof.
Is a metal roof cheaper than shingles over time?
Not always. On This Old House's numbers, asphalt costs about $295 to $344 per year of roof life, and metal about $551 to $965. Metal closes the gap only if it lasts toward the long end of its range.
Should I repair or replace my roof?
Repair usually makes sense if the problem is isolated, the repair costs less than half of a new roof, and the roof has more than half its life left. The average repair runs about $1,174.
Do I need a permit to replace my roof?
Often, yes. Permits run about $100 to $1,400 depending on the city. Ask your roofer who pulls it, and check that it's in the contract.
