Roof replacement cost
A new roof costs $5,700 to $16,000 on average, or $3 to $6 per square foot installed for shingles, according to HomeGuide. Angi's October 2026 data puts the average at $9,611 and Fixr's at about $10,000. Below are the published ranges by roof size and material, the extras that push a quote up, and an estimator you can fill in with numbers from your own quotes.
Published cost ranges
These are US national ranges as each source publishes them. None of them are our own prices.
| Source (date) | Per square foot | Typical total | Average |
|---|---|---|---|
| HomeGuide (Nov 7, 2025) | $3–$6 installed ($300–$600 per square) | $5,700–$16,000 | $10,800 |
| Angi (updated Oct 22, 2026) | $4–$11 | $5,903–$13,380 | $9,611 (32,999 projects) |
| Fixr (updated Feb 4, 2026) | $3.75–$11 (average $4.75) | $7,500–$14,000 | About $10,000 |
The sources don't fully agree. The typical totals overlap, but the per-square-foot ranges don't: Angi and Fixr go up to $11 because they include every material, while HomeGuide's $3–$6 headline is for shingles. HomeGuide's own per-square breakdown (tear-off $100–$300, materials $100–$250 and labor $200–$350 per 100 sq ft) adds up to $400–$900 per square, which is higher than its $300–$600 headline because it includes removing the old roof. We print each figure as published.
By roof size
| Size | HomeGuide (home → roof) | Angi (roof) | Fixr (roof) |
|---|---|---|---|
| About 1,000–1,120 sq ft | 1,000 → 1,120 sq ft: $3,500–$6,700 | 1,120 sq ft: $4,900–$12,300 | 1,000 sq ft: $3,750–$11,000 |
| About 1,500–1,700 sq ft | 1,500 → 1,675 sq ft: $5,000–$10,100 | 1,565 sq ft: $6,800–$17,200 | 1,500 sq ft: $5,625–$16,500 |
| About 2,000–2,235 sq ft | 2,000 → 2,235 sq ft: $6,700–$13,400 | 2,235 sq ft: $9,700–$24,600 | 2,000 sq ft: $7,500–$22,000 |
| About 2,500–2,800 sq ft | 2,500 → 2,795 sq ft: $8,500–$16,800 | 2,685 sq ft: $11,700–$29,500 | 2,500 sq ft: $9,375–$27,500 |
| About 3,000–3,355 sq ft | 3,000 → 3,355 sq ft: $10,100–$20,100 | 3,355 sq ft: $14,600–$36,900 | 3,000 sq ft: $11,250–$33,000 |
HomeGuide's rows assume a single-story home with a 6:12 pitch. Your roof area is bigger than your floor area because of the slope and overhangs; our roof pitch calculator gives the multiplier, and the shingle calculator turns the area into squares and bundles. Two oddities in Angi's size table: its 1,800 sq ft row ($8,800–$22,100) is higher than its 1,790 sq ft row ($7,800–$19,700) by more than the extra 10 sq ft would explain, and its 2,910 sq ft row is printed as "$12,700–$32,00".
Cost by material
| Material | HomeGuide per sq ft | HomeGuide total | Angi total | Fixr total* | Lifespan (HomeGuide) |
|---|---|---|---|---|---|
| 3-tab asphalt shingles | $3–$5 | $5,700–$12,000 | Asphalt $5,800–$20,000 | $6,000–$10,000 | 15–20 years |
| Architectural shingles | $4–$6 | $7,500–$16,000 | $8,000–$32,000 | 20–30 years | |
| Metal | $5–$16 | $7,500–$40,000 | $5,700–$25,000 | $14,000–$38,000 | 30–80+ years |
| Wood shakes | $7–$15 (see note) | $12,900–$28,200 | $16,000–$27,000 | Cedar $10,000–$30,000 | 25–30 years |
| Tile | $7–$25 | $10,500–$62,500 | $8,500–$26,400 | Concrete $14,000–$24,000; clay $14,000–$28,000 | 30–100+ years |
| Slate | $10–$30 | $22,000–$70,000 | Stone or slate $5,800–$30,000 | $20,000–$60,000 | 50–200+ years |
| Flat roof | $3–$11 | $4,000–$16,800 | – | Rubber $8,000–$30,000 | 5–60 years |
*Fixr's material totals assume a 1,700 sq ft home with about 2,000 sq ft of roof. Fixr also lists plastic at $8,000–$16,000 and copper at $30,000–$60,000.
Conflicts in the material figures:
- HomeGuide's wood shake table says $7–$15 per sq ft installed, but the paragraph under it on the same page says $25–$30. The total it gives ($12,900–$28,200) fits the table better.
- Fixr's architectural shingles ($8,000–$32,000) reach far above its asphalt shingles ($6,000–$10,000) and its own $10,000 asphalt average. HomeGuide puts architectural at $7,500–$16,000.
- Angi's slate and stone low end ($5,800) is below HomeGuide's $22,000 and Fixr's $20,000. Angi's metal top end ($25,000) is well below HomeGuide's $40,000 and Fixr's $38,000.
For metal roofs by type (standing seam, corrugated, stone-coated steel), see our metal roof cost guide.
Extras that change the quote
- Tear-off: HomeGuide says $1–$3 per sq ft to remove shingles or metal and $2–$5+ for slate or tile. Fixr says about $50 per square (100 sq ft) on average including dumping, up to $150 per square for heavy or multi-layer roofs. Those figures differ by about two to six times; ask whether your quote includes removal. A roof-over skips this, but HomeGuide notes most cities allow no more than two layers.
- Decking (sheathing): $2–$5 per sq ft installed (HomeGuide) or $2–$8 (Fixr). Rotten decking often only shows up once the old roof is off.
- Steep pitch: Angi says an unusually steep roof adds $1,000–$3,000. HomeGuide says pitches over 6:12 need extra safety measures and labor.
- Ice and water shield: about $0.50 per sq ft (Fixr), often required in cold regions along eaves and valleys.
- Permits: $100–$500 (HomeGuide and Fixr); Angi says $100–$1,400 depending on the city.
- Vents and flashing: roof vents $200–$700; flashing repair $200–$500, full replacement $400–$1,000 (HomeGuide).
- Drip edge: $1.50–$3 per linear ft (HomeGuide).
- Fascia and soffit: fascia $5–$12 per linear ft, soffit $4–$22 (HomeGuide); Fixr says fascia and soffit repairs add $500–$2,500.
- Solar panels: removing and reinstalling them costs $500–$2,000 (Fixr).
- Gutters: HomeGuide says replacement gutters run $12–$25 per linear ft. Angi suggests replacing old gutters with the roof. See our gutter replacement cost guide.
- Warranty: Angi says extended contractor warranties run $500–$2,000 and manufacturer warranties $500 to over $5,000 when not included.
- Inspection: $100–$400 (HomeGuide); Angi says about $240 for a post-installation inspection.
Estimate your own job
The main line uses HomeGuide's installed price per square foot for the material you choose; extras come from HomeGuide, Angi and Fixr as labeled. Type a figure from your own quote and that line uses your number instead.
Signs you need a new roof
Fixr says replacement makes more sense than repair for widespread wear, moss or missing shingles, and repair makes sense if the roof has 10+ years of life left and the damage is local. Angi's construction expert points to shingles coming off in storms as a sign it's time. HomeGuide says asphalt roofs last 15 to 30 years, metal 30 to 80+, and slate and tile far longer.
DIY or hire a pro?
All three sources recommend a professional roofer. Fixr notes that most shingle manufacturers void the warranty if the roof isn't installed by a pro, and that hidden damage is easy to miss. Angi says a crew can usually finish in a few days.
- OSHA says falls are the leading cause of death in construction. If you go up to look, use a properly set ladder (about 4-to-1, extended 3 feet above the edge) and stay off steep, wet or icy roofs.
- Keep ladders and metal flashing well away from overhead power lines.
Getting quotes
- HomeGuide and Fixr both advise getting at least three detailed written estimates from licensed, insured roofers, comparing the warranties as well as the price, and not paying in full up front.
- Ask whether the quote includes tear-off and disposal, new underlayment, drip edge, flashing and vents, decking replacement (and at what rate per sheet), the permit and cleanup.
- Check your homeowners policy first if storm or hail caused the damage.
Related: metal roof cost, roof pitch calculator, shingle calculator, gutter replacement cost and the cost guides.
FAQ
How much does a new roof cost?
HomeGuide (November 7, 2025) puts the average roof replacement at $5,700 to $16,000, with a national average of $10,800. Angi (updated October 22, 2026) gives a $9,611 average, with most homeowners paying $5,903 to $13,380. Fixr (updated February 4, 2026) says about $10,000, with most projects at $7,500 to $14,000.
How much does a roof cost per square foot?
HomeGuide says $3 to $6 per square foot installed for a typical shingle roof, or $300 to $600 per square (100 sq ft); its per-square breakdown including tear-off comes to $400 to $900. Angi says $4 to $11 per square foot and Fixr $3.75 to $11, averaging $4.75.
How much does it cost to replace a roof on a 2,000 sq ft house?
HomeGuide's table puts a 2,000 sq ft single-story home (about 2,235 sq ft of roof at a 6:12 pitch) at $6,700 to $13,400. Angi lists a 2,235 sq ft roof at $9,700 to $24,600. Fixr lists a 2,000 sq ft roof at $7,500 to $22,000.
What is the cheapest roof to install?
All three sources put asphalt shingles at the low end. HomeGuide lists 3-tab shingles at $3 to $5 per square foot installed and architectural shingles at $4 to $6, against $5 to $16 for metal and $10 to $30 for slate.
How long does a roof replacement take?
HomeGuide says 1 to 3 days for asphalt shingles, 1 to 5 days for metal and 6 to 8 days for wood shakes or slate. Fixr says one to seven days depending on material, size and complexity.
Does homeowners insurance pay for a new roof?
HomeGuide and Angi both say most policies cover sudden damage such as a storm or fallen tree, but not normal wear and age. Check your own policy.
Should I repair or replace my roof?
HomeGuide suggests repairing if less than 25% of the roof is damaged, repairs cost under 30% of a new roof, and the roof is under 20 years old. Angi's rule of thumb is to replace if the repair costs 50% or more of a replacement. Fixr puts the average repair at $1,150.
Sources
All checked November 8, 2026. Dates are each page's own published or updated date.
- HomeGuide, How much does a roof replacement cost?, November 7, 2025: averages, per square foot and per square, size table, materials, tear-off, decking, permits, extras, lifespans, timing.
- Angi, How much does roof replacement cost?, updated October 22, 2026: average and range, per square foot, size and material tables, pitch, permits, inspection, warranty.
- Fixr, How much does a roof replacement cost?, updated February 4, 2026: average and range, per square foot, size and material tables, tear-off, ice and water shield, decking, solar panels, permits.
- OSHA, Portable ladder safety QuickCard.