Updated September 2026
Roof replacement cost in 2026: the honest numbers.
Most homeowners pay between $5,700 and $16,000 for a full asphalt-shingle replacement. Metal, tile and slate cost more up front and last much longer. Here's what moves the price, and how to get a number for your own roof.
Typical full replacement
Asphalt, per sq ft installed
Metal, per sq ft installed
By material
Cost and lifespan by material
| Material | Installed cost / sq ft | Typical lifespan | Good to know |
|---|---|---|---|
| Asphalt shingle | $3–$6 | 15–30 yrs | Most common and most affordable. Impact-rated (Class 4) shingles can earn insurance discounts in hail states. |
| Metal | $5–$16 | 40–70 yrs | Light, fire-resistant and wind-rated. Standing seam sits at the top of the range. |
| Tile (clay / concrete) | $7–$25 | 50–100 yrs | Heavy; the framing may need an engineer's check. Common in the South and West. |
| Slate | $10–$30 | 75–150 yrs | Premium and very long-lived. Needs a specialist installer. |
By home size
What that means for a house like yours
Roof area runs about 10–15% more than the home's footprint once you add pitch and overhangs. These ranges assume a single-story equivalent.
| Home size | Roof area | Asphalt shingle | Metal |
|---|---|---|---|
| 1,200 sq ft | ~13 squares | $4,000 – $8,100 | $6,700 – $21,500 |
| 2,000 sq ft | ~22 squares | $6,700 – $13,400 | $11,200 – $35,800 |
| 3,000 sq ft | ~34 squares | $10,100 – $20,200 | $16,800 – $53,800 |
What moves the price
Six things that change your quote.
Size and pitch
Priced per square (100 sq ft). Steep roofs need more safety gear and labor.
Tear-off layers
Removing one layer is standard. Two or more adds disposal and labor.
Decking repairs
Rotted plywood is replaced per sheet, and often only found at tear-off.
Permits and codes
Local permits, ice-and-water shield and drip-edge requirements vary by town.
Where you live
Labor rates and demand after storms move prices, sometimes a lot.
Warranty level
Enhanced manufacturer warranties cost more but can cover labor for decades.
Your roof, your number
Get a price range for your roof.
Averages only go so far. Answer a few questions and we'll estimate your roof, then connect you with local pros for exact quotes.
Sources: HomeGuide, “Roof Replacement Cost,” 2026 national averages. Estimates are for planning and are not quotes.
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