How Much Does Roof Replacement Cost?

A full roof replacement in 2026 typically costs $9,000–$16,000 for architectural asphalt shingles on an average-size home — roughly $490–$680 per roofing square (100 sq ft) installed. Metal, tile, and slate cost two to four times more upfront but can outlast two or three shingle roofs. Here is how the numbers actually break down, and the line items contractors quietly leave out of the first quote.

Typical cost ranges

These are national baseline ranges. Hot metro labor markets (coastal cities, the Northeast) routinely land 15–25% higher; lower-cost regions can come in under these figures.

What drives the price

Roof size and complexity

Roofers price by the square, but complexity multiplies labor. A simple gable roof on a ranch is the cheapest geometry. Hips, valleys, dormers, and steep pitches (above 7/12) slow the crew and add 10–30% to labor.

Tear-off layers

Removing the old roof runs $100–$200 per square. Two existing layers take longer to strip and double disposal weight — some quotes assume a single layer, so confirm what is under your shingles.

Decking repairs

Rotten or delaminated plywood found after tear-off is usually billed per sheet: $50–$100 per 4×8 sheet installed. On a 20-year-old roof, budget for 5–10 sheets.

Material and underlayment

Upgrading from basic felt to synthetic underlayment adds $300–$600 on a typical roof but is cheap insurance. Ice-and-water shield in valleys and along eaves is required by code in cold climates and worth adding anywhere.

Labor market

Labor is 50–60% of a shingle roof's total. Storm-chasing seasons and post-hurricane demand spikes can push bids up 20% in affected regions — get quotes in the off-season when you can.

Common omissions / watchouts

• Decking replacement billed per sheet after tear-off — ask for the per-sheet rate in writing before work starts.
• Drip edge, ridge vent, and pipe flashing sometimes listed as "existing to remain" when they should be replaced.
• Permit fees of $150–$500, occasionally left off the quote and billed later.
• Dumpster and disposal fees ($300–$600) for tear-off debris.
• Skylight flashing kits ($200–$400 each) — reusing 20-year-old flashing around skylights is a leak waiting to happen.
• Workmanship warranty length: 5 years is standard, 10+ is better. Manufacturer warranties cover materials only and are often prorated.

Get a personalized estimate

Enter your roof's size, pitch, and material to get a tailored range with the roof replacement calculator. Bring that number to every contractor meeting — it makes lowball and padded bids obvious.

Bottom line

For most homeowners, architectural shingles at $490–$680 per square installed are the sweet spot: 25–30 years of service at roughly half the cost of metal. Budget an extra 10–15% above the quote for decking repairs and the small line items above, get three bids, and never sign a contract that does not spell out the per-sheet decking rate. The cheapest bid with vague line items is rarely the cheapest roof.