2026 roofing costs
Roof Replacement Cost
Most homeowners pay $8,497 to $12,795 to replace an asphalt shingle roof on a 1,700 sq ft house in 2026, or about $5.00 to $7.53 per square foot of floor area, including tear-off. Roof area, pitch and the number of existing layers drive most of the difference.
Price your own roof below. Every line is itemized, so you can check the math before you talk to a contractor.
Estimate your roof
Measure the footprint of the house, not the roof surface. Pitch is handled below.
Estimated total
materials + labor + tear-off + permit
- Roof area
- 1,901 sq ft
- Roofing squares
- 19.0
- Materials
- $3,839 – $6,196
- Labor and tear-off
- $4,507 – $6,098
- Permit
- $150 – $500
- Per sq ft of house
- $5.00 – $7.53
Holding a contractor's quote? Itemize this estimate and check the quote against it.
Know your pitch? Read what it means for the job: 3/12 · 4/12 · 6/12 · 12/12
Roof replacement cost by material
Installed cost on a 1,700 sq ft home at a 6/12 pitch, including tear-off of one layer and a permit. Per square foot of floor area.
| Material | Low / sq ft | High / sq ft | 1,700 sq ft home |
|---|---|---|---|
| TPO / flat membrane | $4.99 | $8.66 | $8,477 – $14,726 |
| Asphalt shingles (architectural) | $5.00 | $7.53 | $8,497 – $12,795 |
| Metal panel (exposed fastener) | $6.88 | $9.84 | $11,692 – $16,733 |
| Clay or concrete tile | $8.95 | $14.64 | $15,207 – $24,881 |
| Cedar shake | $12.65 | $20.28 | $21,497 – $34,479 |
| Natural slate | $21.17 | $38.20 | $35,992 – $64,941 |
Figures are computed live from our material and labor dataset, not copied from a cost guide. The metal row is exposed-fastener panel; standing seam typically costs about twice as much. See how we calculate.
- Materials 48% · $6,196
- Labor and tear-off 48% · $6,098
- Permit 4% · $500
Asphalt shingle roof cost
Asphalt is on about four out of five American homes, by the Asphalt Roofing Manufacturers Association's long-standing count, so it is the default this calculator prices. What changes the number most is not the shingle you pick, it is how much of the old roof has to come off first.
| Scope of work | Per square | Per sq ft of roof | 1,700 sq ft home |
|---|---|---|---|
| New shingles over a bare deck New construction or an addition. No old roof to remove. | $281 – $431 | $2.81 – $4.31 | $5,341 – $8,186 |
| Shingle replacement, deck reused Shingles and underlayment come off, the deck stays. | $352 – $530 | $3.52 – $5.30 | $6,687 – $10,079 |
| Full replacement including tear-off What most people mean by a new roof. Disposal included. | $447 – $673 | $4.47 – $6.73 | $8,497 – $12,795 |
Watch the unit. The columns above are per square and per square foot of roof surface, which is what a roofer quotes. A 1,700 sq ft house at a 6/12 pitch carries about 1,901 sq ft of roof, or 19.0 squares. Quotes given per square foot of floor area look cheaper for the same job, so check which one you are reading before comparing two bids.
Need the material order rather than the price? The roof shingle calculator converts the same roof into bundles, starter strip and ridge cap.
The jobs inside a replacement
A replacement quote bundles several jobs that are also priced on their own, which helps when a bid lists them separately or a roofer finds rot halfway through.
From a planning figure to a signed quote
The number above is built from national material prices and BLS wage data. It cannot see your deck, your access or your county's disposal fees, which is why the price you sign will come from a roofer who has been on the roof. What the estimate is good for is knowing what that quote should contain before you read it.
1. Itemize
Break the estimate into the lines a written quote uses: materials, labor, tear-off and disposal, a decking allowance and the permit.
2. Get three quotes
Written and itemized, from licensed local roofers. One quote has nothing to be measured against; beyond three the effort stops paying for itself.
3. Compare line by line
Check each quote's squares and totals against the estimate. A bid far from it should be explainable by a line you can point to.
The free roof estimate calculator does all three steps in your browser: an itemized estimate sheet you can print, a per-sheet decking rate to agree before tear-off, and a check of up to three quotes against it.
How this calculator works
Every roofing estimate is the same two things added together: how much material the roof needs, and how many crew hours it takes to install. This calculator does both explicitly.
1. Footprint becomes true roof area
A sloped roof covers more surface than the ground beneath it. We multiply your footprint by the pitch multiplier, 1.118 at 6/12 and 1.414 at 12/12, to get the area a roofer actually has to cover. That area divided by 100 gives roofing squares, the unit the trade buys and bids in.
2. Squares become a material take-off
Each material carries its own per-square quantities: three bundles of asphalt shingles per square, underlayment rolls, drip edge by the perimeter foot, ridge cap, fasteners and flashing. A waste factor is applied to the materials that get cut to fit, 12% for a straightforward asphalt roof and 18% for slate and cedar where cuts waste more, and everything is ordered in whole bundles, rolls and sticks, the way a roofer buys it.
3. Crew hours become labor cost
Labor is hours-per-square multiplied by a billed crew rate. A full tear-off and replacement runs about 3 person-hours per square. The billed rate starts at a $78/hour national figure, which reflects a $27.95 mean roofer wage from the Bureau of Labor Statistics plus roofing's unusually heavy burden, since workers' compensation class 5551 is among the most expensive in the trades, plus overhead and profit. Choosing a state re-prices that labor against BLS wage data for your area.
4. Permits and disposal
Roof replacement is permitted work almost everywhere. We add the national permit band of $150 to $500 when a permit is normally required, and skip it for repairs that usually are not. Tear-off is priced per square of roof, with a second layer at about half again the first.
Frequently asked questions
How much does a new roof cost in 2026?
How much does an asphalt shingle roof cost per square?
Is it cheaper to shingle over an old roof than to tear it off?
How is roof replacement cost calculated?
Why is my roof area bigger than my house footprint?
What is a roofing square?
Does a steeper roof cost more to replace?
Do I need a permit to replace a roof?
How accurate is this calculator?
Material breakdown
The asphalt replacement above, as ordered: whole bundles, rolls and sticks, with waste on the materials that are cut.
| Material | Qty | Cost |
|---|---|---|
| Asphalt Shingles | 64 BUNDLE | $1,920 – $3,072 |
| Dumpster Rental (Debris Removal) | 1 EA | $350 – $500 |
| ProEdge Estate Gray Hip Ridge Roof Shingles ( 33-lin ft per Bundle ) | 5 EA | $338 – $477 |
| Ice & Water Shield | 5 ROLL | $275 – $475 |
| Roofing Vents | 8 EA | $160 – $400 |
| Roofing Felt (Underlayment) | 9 ROLL | $198 – $360 |
| Starter Strip Shingle Plus Black Starter Roof Shingles ( 105-lin ft per Bundle ) | 5 EA | $200 – $350 |
| 10-in x 50-ft Silver Aluminum Roll flashing | 5 EA | $185 – $261 |
| 2-in x 10-ft Black Galvanized steel Drip Edge | 26 EA | $133 – $188 |
| 2-in Smooth Shank Electro-galvanized Roofing Nails 3817 -Per Box | 2 BOX | $81 – $114 |
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