How Much Does It Cost to Replace a Roof in 2026?
Your roof is leaking, or a roofer just told you it has two winters left, and now you need a number before you can plan anything else.
A roof is one of the biggest single jobs a homeowner pays for, and quotes can differ by thousands of dollars for the same house. Once you understand how roofers price — by the square foot of roof surface and by the material — the numbers start to make sense.
All prices below are national US estimates checked Nov 2, 2026, from Angi, MyRoofData, and Replacement Roof Calculator. Your quote will vary by roof size, pitch, material, and where you live.
The Quick Answer
Most US homeowners pay $9,500 to $21,000 for a full roof replacement in 2026, according to MyRoofData. Angi puts the national average at $9,610, based on nearly 33,000 verified projects, with most homeowners paying between $5,903 and $13,378.
The simple formula roofers use is:
Total = roof surface area in square feet × price per square foot installed + tear-off + permit + decking repairs
Roofers measure the roof surface, not your floor plan. A pitched roof has more surface than the footprint of the house, and they count it in "squares" — one square is 100 square feet of roof.
Roof Replacement Cost Per Square Foot by Material
Material is the biggest single lever on price. These are installed prices, which include materials, underlayment, and labour.
| Material | Per square foot installed | Typical lifespan |
|---|---|---|
| 3-tab asphalt shingles | $3.50 – $5.50 | 15 – 25 years |
| Architectural asphalt shingles | $5 – $8 | 25 – 30 years |
| Metal roofing | $8 – $14 | 40 – 80 years |
| Clay or concrete tile | $10 – $18 | 40 – 50 years |
| Natural slate | $15 – $30 | 75 – 100+ years |
Asphalt shingles cover most American homes because they are the cheapest mainstream option and last 20 to 30 years. Metal costs roughly twice as much upfront but can last two to three times longer, which is why it is popular in areas with heavy snow or hail. Slate is the most expensive by far and is usually found on high-end or historic homes.
3-Tab Asphalt: $3.50 to $5.50 Per Square Foot
3-tab shingles are the cheapest option. They are flat, single-layer shingles with a uniform look. They last 15 to 25 years and do the job, but they are thinner and less wind-resistant than architectural shingles. They make sense on a tight budget or a home you plan to sell soon.
Architectural Asphalt: $5 to $8 Per Square Foot
Architectural shingles, also called dimensional or laminate shingles, are the most common choice in 2026. They are thicker, look more like wood shake or slate, and resist wind better. They typically last 25 to 30 years. For most homeowners, this is the sweet spot between cost and durability.
Metal: $8 to $14 Per Square Foot
Metal roofing costs more upfront but lasts 40 to 80 years, sheds snow well, and can lower cooling costs in hot climates. Standing-seam metal sits at the top of this range; corrugated or exposed-fastener panels are cheaper.
Tile and Slate: $10 to $30 Per Square Foot
Clay or concrete tile runs $10 to $18 per square foot installed and is common in warm, dry regions. Natural slate runs $15 to $30 per square foot and can last a century, but it is very heavy, and some homes need structural reinforcement first.
Roof Replacement Cost by Roof Size
The bigger the roof, the bigger the bill. These totals use mid-range architectural shingles at $4 to $11 per square foot installed, the range Angi reports across materials.
| Roof surface area | Typical total (architectural shingles) |
|---|---|
| 1,000 sq ft | $4,500 – $11,000 |
| 1,500 sq ft | $6,750 – $16,500 |
| 2,000 sq ft | $9,000 – $22,000 |
| 2,500 sq ft | $11,250 – $27,500 |
| 3,000 sq ft | $13,500 – $33,000 |
Remember, roof surface is larger than your home's floor area. A 2,000-square-foot house usually has 2,200 to 2,600 square feet of actual roof surface once pitch and overhangs are counted, according to MyRoofData.
Worked Example: A 2,000-Square-Foot House
Here is a common job: a two-storey house with a 2,000-square-foot footprint, a medium-pitch roof, and one layer of old shingles to tear off.
The roof surface works out to about 2,400 square feet, or 24 roofing squares, once pitch and overhangs are added.
- Architectural shingles at about $6.50 per square foot: 2,400 × $6.50 = $15,600 for the new roof system.
- Tear-off of one old layer at about $1.25 per square foot: 2,400 × $1.25 = $3,000.
- Permit: typically $250 to $500, say $350.
- Total: roughly $18,950.
That sits inside the $9,500 to $21,000 national range, toward the upper middle because tear-off and a medium pitch are included. The same house with basic 3-tab shingles and no tear-off (a roof-over, where allowed) could come in near $10,000. With standing-seam metal, the same job would run roughly $22,000 to $40,000, according to MyRoofData.
These are mid-range examples, not quotes. A steep or cut-up roof adds roughly 15% in labour, according to MyRoofData, and a high-cost city can push you to the high end.
What Else Affects the Price?
Tear-off. Removing one existing layer typically adds $1.00 to $1.50 per square foot, and two layers about $1.75 to $2.50, according to Replacement Roof Calculator. Some quotes exclude it, so check.
Pitch. A steep roof is slower and more dangerous to work on, so labour rises. A low-slope roof is cheapest to install.
Decking repairs. Once the old roof is off, rotten or damaged decking underneath must be replaced. This is priced on inspection and is the most common surprise cost. Budget a few hundred to a few thousand dollars as a contingency.
Permits and inspection. Permits typically run $250 to $500, and a pre-job inspection averages around $200 to $235, according to ServiCover.
Labour. Labour makes up roughly 60% of the bill, according to ServiCover. Angi reports roofing professionals charge $40 to $90 per hour per worker. Rates vary widely by region — the same roof can cost 20% to 40% more in a coastal metro than in a rural area.
Repair or Replace?
You do not always need a full replacement. Angi's August 2026 repair guide puts a typical roof repair at $395 to $1,967.
Repair if the roof is under 15 years old, the damage is limited to a small area or a few shingles, and the rest of the roof is sound. Replace if the roof is over 20 years old, shingles are curling or losing granules across the whole roof, or leaks keep coming back in different places.
How to Get an Accurate Price
Measure nothing yourself — roofers measure with satellite tools or a tape and ladder. Instead, get at least three written quotes that list materials, labour, tear-off, permit, and decking separately, so you can compare like with like.
Ask each roofer: what material and brand, how many years the workmanship warranty lasts, and who handles the permit.
Frequently Asked Questions
How much does it cost to replace a roof on a 2,000 sq ft house?
Roughly $10,000 to $18,500 with architectural asphalt shingles in 2026, according to MyRoofData. The same house in metal runs $22,000 to $40,000. Your exact number depends on roof pitch, the number of old layers, and local labour rates.
How much does a roof cost per square foot?
Most replacements run $4 to $11 per square foot installed, according to Angi and Replacement Roof Calculator. Basic 3-tab asphalt starts around $3.50 per square foot, while natural slate reaches $15 to $30 per square foot.
How long does a roof replacement take?
Most homes take 1 to 3 days for asphalt shingles, once materials are on site. Metal, tile, and slate take longer — often a week or more — because the materials are heavier and slower to fit.
Does homeowners insurance cover roof replacement?
It can, if the damage was caused by a covered event such as a storm, hail, or a fallen tree. Insurance does not pay for a roof that simply wore out with age. Check your policy before you sign a contract, and get the insurer's adjuster out before work starts.
Can you put a new roof over the old one?
Sometimes. Many building codes allow one overlay layer, which saves the $1 to $1.50 per square foot tear-off cost. But an overlay hides decking damage, adds weight, and can void the shingle warranty. Most roofers recommend a full tear-off for a roof that will last decades.
Sources: Angi, MyRoofData, Replacement Roof Calculator, and ServiCover 2026 roof cost guides. Prices are national US estimates checked Nov 2, 2026, and are not a quote for your home.