What Is the Average Cost to Replace a Roof?
In 2025, the average cost to replace a roof in the U.S. is about $11,000. Most homeowners spend between $7,000 and $14,500, though smaller, simpler roofs can start around $5,000 and complex or high-end projects can exceed $25,000.
Final pricing depends on your roof’s size, pitch, chosen material, and the complexity of installation. Most U.S. homes are between 1,500 and 2,500 square feet. We base our estimates on a 2,000-square-foot roof, which fits an average single-story home around 1,775 square feet or a two-story home near 3,500 square feet.
Average roof replacement costs by budget level (2,000 sq. ft. roof):
| Budget | Roof Type | Cost Range |
|---|---|---|
| Lower-end | 3-tab asphalt shingles | $7,000 - $11,000 |
| Mid-range | Architectural shingles and some metal roofs | $11,000 - $24,000 |
| Higher-end | Slate tiles and metals like copper or zinc | $24,000 - $60,000+ |
For a personalized estimate, try the roof cost calculator at the top of this page or click below to connect with local roofing professionals in your area.
How Much Does a New Roof Cost by Material?
The roofing material you choose is one of the biggest cost drivers in your project. Below is a simplified breakdown of popular roofing materials and their typical price ranges in 2025.
| Material Type | Avg. Installed Cost per Sq. Ft. | Cost per Square (100 sq. ft.) | Estimated Total Cost (2,000 sq. ft.) |
|---|---|---|---|
| Asphalt | $3.50 - $16.00 | $350 - $1,600 | $7,000 - $32,000 |
| Metal | $4.00 - $40.00 | $400 - $4,000 | $8,000 - $80,000 |
| Wood | $6.00 - $16.00 | $600 - $1,600 | $12,000 - $32,000 |
| Concrete | $10.70 - $27.50 | $1,070 - $2,750 | $21,400 - $55,000 |
| Clay | $11.00 - $22.00 | $1,100 - $2,200 | $22,000 - $44,000 |
| Slate | $8.00 - $35.00 | $800 - $3,500 | $16,000 - $70,000 |
See roofing costs in Austin, Dallas, and San Antonio, Texas or Los Angeles, San Francisco, and Sacramento, California.
Asphalt Roofing Costs
Asphalt shingles remain the most common choice due to affordability and easy installation. Basic 3-tab shingles cost $3.50 to $5.00 per sq. ft. installed, while architectural shingles range $4.00 to $8.50. Premium asphalt that mimics wood or slate can reach $16.00 per sq. ft.
Summary: Asphalt offers the best balance of cost and durability, making it ideal for most homeowners.
Metal Roofing Costs
Metal roofing provides long-term durability and energy efficiency. Costs vary by type:
- Corrugated steel: $4 to $7 per sq. ft.
- Aluminum or standing seam: $7 to $16 per sq. ft.
- Copper: $10 to $40 per sq. ft.
Summary: Metal roofs are a higher upfront investment but can last 50 years or more with minimal maintenance.
Wood Roofing Costs
Wood shakes and shingles, usually made from cedar, create a natural, rustic look. Expect costs between $6.00 and $16.00 per sq. ft., depending on thickness and finish.
Summary: Beautiful but high-maintenance, wood roofs are best for dry climates without fire restrictions.
Concrete Roofing Costs
Concrete tiles are durable and energy efficient, ranging from $10.70 to $27.50 per sq. ft. installed. These tiles may require additional structural support due to weight.
Summary: Concrete tiles offer excellent longevity and insulation but add substantial weight to your roof frame.
Clay Roofing Costs
Clay tiles deliver a distinctive Mediterranean aesthetic and lasting performance. Typical costs run between $11.00 and $22.00 per sq. ft.
Summary: Clay roofs are long-lasting, fire-resistant, and ideal for warm, dry climates.
Slate Roofing Costs
Natural slate is among the most durable roofing materials available, averaging $20.00 to $35.00 per sq. ft. installed. Synthetic slate provides a similar appearance for $8.00 to $15.00 per sq. ft.
Summary: Slate roofs offer unmatched longevity and curb appeal but require professional installation and strong roof framing.
What Does Roof Installation Cost Per Square Foot?
Your home’s square footage, number of stories, and roof pitch determine how much surface area you need to cover. Steeper roofs increase total square footage and labor time.
Below are estimated roof sizes using a 1.12 pitch multiplier for single- and two-story homes, along with sample pricing for 3-tab asphalt shingles (lower-end), mid-range metal, and high-end slate.
Roof Replacement Cost by Size for a Single-Story Home
| House Square Footage | Estimated Roof Square Footage | Low-End Asphalt | Mid-Range Metal | Higher-End Slate |
|---|---|---|---|---|
| 1,500 | 1,680 | $6,720 | $18,480 | $47,040 |
| 2,000 | 2,240 | $8,960 | $24,640 | $62,720 |
| 2,500 | 2,800 | $11,200 | $30,800 | $78,400 |
| 3,000 | 3,360 | $13,440 | $36,960 | $94,080 |
| 3,500 | 3,920 | $15,680 | $43,120 | $109,760 |
Roof Replacement Cost by Size for a Two-Story Home
Assumes home square footage is evenly split between two floors.
| House Square Footage | Estimated Roof Square Footage | Lower-End Shingle | Mid-Range Shingle | Higher-End Shingle |
|---|---|---|---|---|
| 1,500 | 840 | $3,360 | $9,240 | $23,520 |
| 2,000 | 1,120 | $4,480 | $12,320 | $31,360 |
| 2,500 | 1,400 | $5,600 | $15,400 | $39,200 |
| 3,000 | 1,680 | $6,720 | $18,480 | $47,040 |
| 3,500 | 1,960 | $7,840 | $21,560 | $54,880 |
Summary: The average roof size is 1.2 times larger than the home’s footprint. For precise measurements, contact a licensed roofing contractor.
How Much Does Labor Cost to Replace a Roof?
Labor typically makes up 50 to 60% of your total roof replacement cost, averaging $3.00–$7.00 per sq. ft. Steeper or more complex roofs cost more due to added safety and installation time.
Additional Roof Installation Cost Factors
- Permits and Inspections: May range from $100 to $500, depending on local codes.
- Old Roof Removal: $1 to $5 per sq. ft. or $2,000 to $10,000 for a typical 2,000-sq.-ft. roof.
- Cleanup and Disposal: Usually included in the contractor’s bid but may add about $500 total.
Should You Replace or Repair Your Roof?
One of the biggest cost factors is whether you need a full replacement or just a targeted repair. Here’s how to decide:
Full Roof Replacement
A full replacement involves removing all existing roofing materials and installing a new underlayment, flashing, and top layer.
When It’s Needed: Your roof has reached the end of its lifespan, sustained severe damage, or you’re upgrading to a new material.
Partial Roof Replacement or Repair
Addresses isolated damage—like leaks, missing shingles, or storm-related issues—without replacing the entire roof.
When It’s Needed: Localized damage from a fallen branch, hail, or wind where the rest of the roof remains sound.
DIY Roof Work vs. Hiring a Pro
Roofing work is physically demanding and can be dangerous. While minor DIY repairs are possible, most homeowners save time and risk by hiring a professional.
DIY Roof Work
Cleaning gutters or replacing a few shingles are manageable for experienced DIYers. But even small leaks can signal deeper problems, and improper fixes can void warranties.
Hiring a Professional Roofer
Licensed roofers have the tools, safety training, and expertise to ensure installations meet local codes and manufacturer requirements. Many offer labor and material warranties for peace of mind.
How to Choose the Right Roofing Contractor
A reliable contractor makes all the difference in the cost, quality, and longevity of your new roof.
Get Multiple Quotes
Compare at least three estimates that clearly outline materials, labor, warranties, cleanup, and timelines.
Check Licenses and Insurance
Always confirm your roofer is licensed and insured in your state to protect against accidents or subpar work.
Review References and Feedback
Ask for recent references and check online reviews. Pay attention to how contractors handle communication, schedules, and warranty claims.
Ask the Right Questions
- How long have you been in business?
- Do you use subcontractors?
- What warranties do you offer?
- How do you handle unexpected weather or delays?
You can also explore Modernize’s contractor directory to find pre-screened local pros.
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