Roof Replacement Cost in 2026: Asphalt, Metal and Tile
Roof pricing is driven by geometry more than material. Two houses with identical floor area can differ by 60% because of pitch, valleys, dormers and how many layers have to come off.
Short answer. Most homeowners pay $5,500 to $12,000 for a roof replacement, with a typical mid-grade project around $9,000. The spread is driven by scope, not by the size of the room.
A roof is priced by the square — 100 sq ft of roof surface, not floor area. A steep, cut-up roof on a two-storey house can carry 30 squares where a simple gable on a ranch carries 15. That is the first thing to check when a quote looks high.
Ranges below assume a full tear-off, new underlayment and flashing, and disposal. Layering new shingles over old ones is cheaper and usually a bad idea: it traps heat, hides decking rot and shortens the next roof's life.
Cost by scope of work
The same room can fall into three different rows. Decide which one you are actually buying before you compare bids.
| Scope of work | Typical cost | What is included |
|---|---|---|
| Asphalt shingle, simple gable | $5,500 – $9,000 | 1,500–1,800 sq ft roof area, single storey, one layer removed, architectural shingles. |
| Asphalt, two-storey with valleys | $9,000 – $14,000 | 2,000–2,500 sq ft, multiple penetrations, steeper pitch, more staging and fall protection. |
| Standing-seam metal | $16,000 – $30,000 | Metal panels, concealed fasteners, 40–50 year service life, higher material and skilled labour cost. |
| Clay tile or slate | $25,000 – $60,000 | Heavy material requiring structural review, specialist installers, long lead times. |
Where the money goes
A typical mid-range budget breaks down like this. Material-heavy projects (roofing, siding) put more into product; labour-heavy projects (painting, tile) put more into hours.
| Line item | Share | Cost |
|---|---|---|
| Materials (shingles, underlayment, flashing) | 38% | $3,420 |
| Labour | 32% | $2,880 |
| Tear-off and disposal | 12% | $1,080 |
| Decking repair allowance | 7% | $630 |
| Permits and inspection | 4% | $360 |
| Ice and water shield | 4% | $360 |
| Ventilation | 3% | $270 |
Illustrative budget for a ≈ $9,000 roof replacement. Percentages are shares of the total project cost, not markups on materials.
What moves the price
Pitch and access
Anything above 6:12 slows the crew and requires harnesses and staging. Steep roofs commonly add 20–30% to labour. A roof that cannot be reached by ladder adds more.
Layers to tear off
One layer is standard. Two or three layers add disposal weight, time and dumpster cost, and often hide soft decking that has to be replaced at $3–$6 per sq ft.
Penetrations and valleys
Every chimney, skylight, vent and valley is a place that has to be flashed by hand. A roof with six penetrations takes materially longer than a clean gable of the same size.
Climate code
Ice-and-water shield along eaves in cold states, and hurricane straps or ring-shank nails in coastal zones, are code requirements that add cost — and are not optional upgrades to cut.
How much does it cost in your state?
Labour rates, permit fees and material logistics vary enough that a national range is only a starting point. California and New York run 30–35% above the national average for the same scope; Mississippi, Ohio and Texas run below it.
| State | Cost index | Adjusted planning range |
|---|---|---|
| California | 1.30 | $7,200 – $15,600 |
| New York | 1.35 | $7,400 – $16,200 |
| Massachusetts | 1.32 | $7,300 – $15,800 |
| Washington | 1.22 | $6,700 – $14,600 |
| Florida | 1.05 | $5,800 – $12,600 |
| Texas | 0.95 | $5,200 – $11,400 |
| Ohio | 0.90 | $5,000 – $10,800 |
| Mississippi | 0.82 | $4,500 – $9,800 |
Index 1.00 = the national average used in the range above. Derived from published labour-rate and material-cost differentials, then applied to the national range and rounded to the nearest $100. Treat it as a planning band, not a quote.
Local permits and HOA rules add cost that no index captures. Two or three written quotes for your address remain the only accurate number.
How to get a number you can trust
- Write the scope down. List what is being removed, what is being installed, and what is explicitly excluded. A bid is only comparable to another bid with the same scope.
- Get three written quotes. Ask each contractor to state the permit holder, the payment schedule and the change-order rate. Verbal estimates are not quotes.
- Hold a contingency. 10–15% on any project that opens a wall, a floor or a roof. Hidden conditions are the norm, not the exception.
- Check licensing and insurance. Verify the licence number with the state, and ask for a certificate of insurance naming you as additionally insured.
Frequently asked questions
How much does a new roof cost per square?
Asphalt shingles installed run roughly $350–$550 per square (100 sq ft) including tear-off and disposal. Metal runs $900–$1,500 per square; tile and slate go higher and depend on structural review.
How long does a roof replacement take?
One to three days for most asphalt roofs. Metal and tile take longer, and any decking repair found under the old roof adds a day.
What is the best season to replace a roof?
Late summer to mid-autumn in most of the US: shingles seal better in warm weather and crews are less booked than in spring. Winter installs are possible but sealant strips may not activate until spring.
Is a metal roof worth the extra cost?
If you plan to stay 15 years or more, standing-seam metal typically costs two to three times asphalt and lasts two to three times as long, with lower cooling loads in hot climates. If you may sell in five years, asphalt recovers its cost more reliably.
Will insurance pay for a roof replacement?
Only for sudden damage — wind, hail, fallen limbs — not for age. An adjuster will compare the damage to the roof's age. Get the inspection report in writing before signing anything from a door-knocking contractor.
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Last updated: November 2026. Figures are planning estimates for general information, not a quote or a contract.