Replacing a roof is one of the larger home projects most owners will ever pay for, and the range is wide: a typical asphalt-shingle replacement runs $6,000 to $30,000, with most homeowners landing around $9,000 to $16,000. On a per-area basis, that’s roughly $4 to $12 per square foot installed, or $400 to $1,200 per roofing “square” (a 10×10 ft section).
The single biggest variable is the material you choose, followed by the size and pitch of your roof. Below is how the numbers break down, plus how to tell a fair quote from an inflated one. These are typical national ranges that vary by region and roof complexity, for exact pricing, compare local quotes through the ServiceGoat Cost Guides or the link at the bottom of this page.
Roof replacement cost by material
Material is the first fork in the road. Asphalt shingles dominate the market because they balance cost and lifespan, but premium materials last decades longer.
| Material | Installed cost per sq ft | Typical lifespan |
|---|---|---|
| 3-tab asphalt shingles | $4 to $7 | 15 to 20 years |
| Architectural asphalt shingles | $5 to $9 | 25 to 30 years |
| Metal (standing seam) | $10 to $18 | 40 to 70 years |
| Wood shake | $8 to $15 | 25 to 35 years |
| Clay or concrete tile | $10 to $25 | 50+ years |
| Slate | $15 to $30+ | 75 to 100+ years |
What drives the cost
- Roof size: Priced per square foot, so a 3,000 sq ft roof costs roughly double a 1,500 sq ft one.
- Pitch and complexity: Steep roofs and ones with many valleys, dormers, or skylights take more labor and safety setup.
- Tear-off vs. overlay: Removing old layers adds $1,000 to $3,000+ in labor and disposal.
- Decking repairs: Rotted plywood found during tear-off adds cost you can’t see until work begins.
- Material grade: Premium shingles, underlayment, and flashing raise both price and durability.
- Region and season: Labor rates and demand (especially after storms) move pricing.
Cost breakdown
On a typical asphalt replacement, expect roughly 40% materials and 60% labor. A full quote should itemize tear-off and disposal, new underlayment, the shingles themselves, flashing and vents, and cleanup. Watch for line items like ice-and-water shield in cold climates and ridge venting, leaving them out makes a quote look cheaper than it really is.
| Component | Share of typical job |
|---|---|
| Shingles & materials | 35 to 45% |
| Labor (tear-off + install) | 45 to 55% |
| Underlayment, flashing, vents | 10 to 15% |
| Disposal & permits | 5 to 10% |
Example projects
1,800 sq ft asphalt roof, single story
With architectural shingles and a standard tear-off, most homeowners pay $9,000 to $15,000. A simple roofline keeps labor reasonable.
2,500 sq ft home upgrading to metal
Standing-seam metal on a larger, moderately complex roof commonly runs $25,000 to $45,000, a bigger upfront cost that can outlast two asphalt roofs.
How to save on a roof replacement
- Get three detailed, itemized quotes so you compare apples to apples, not just bottom lines.
- Schedule in the off-season (late fall to early spring in many regions) when crews are less booked.
- Check your insurance, storm or hail damage may be partly covered.
- Choose architectural shingles over 3-tab for a small price bump and a much longer lifespan.
- Address it before it leaks, water damage to decking and interiors costs far more than the roof itself.
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More cost guides: ServiceGoat Cost Guides · House Painting Cost · HVAC Cost
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