Roof Replacement Cost: Asphalt, Metal and What Drives the Price

A new roof costs about $10,000 on average, and most replacements fall between $7,500 and $14,000, as of 2026 (Fixr). Asphalt shingles usually cost the least. Metal, tile and slate cost more but last longer. Roof size, pitch, tear-off and local labor rates make up the rest of the price.

This guide breaks down what a roof replacement costs by size and material, what adds to the bill, and how to compare quotes. Every price is a national range from a cited source. Your own quote will depend on your roof and where you live.

What does a roof replacement cost on average?

The national average for a roof replacement is about $10,000, with most projects between $7,500 and $14,000 (Fixr). Fixr bases its material ranges on a 1,700-square-foot home with about 2,000 square feet of roofing (Fixr).

Fixr's separate asphalt shingle guide gives a higher range for asphalt replacements: $8,000 to $16,000, with a national average of $12,000 (Fixr). The two pages use different assumptions, which is a good reminder that national averages are only a starting point. The quotes you get for your own roof are what count.

The biggest factors in your price are:

• the size of the roof, measured in roof area, not floor area;
• the material you choose;
• the shape and pitch of the roof;
• what has to come off before the new roof goes on; and
• local labor costs, permits and code rules.

How does roof size change the price?

Roofers price by the square foot or by the "square," which is 100 square feet of roof. The national average is $4.75 per square foot, with a range of $3.75 to $11 per square foot (Fixr).

Here is what that range looks like for different roof sizes:

• 1,000 square feet of roof: $3,750 to $11,000 (Fixr).
• 1,500 square feet: $5,625 to $16,500 (Fixr).
• 2,000 square feet: $7,500 to $22,000 (Fixr).
• 2,500 square feet: $9,375 to $27,500 (Fixr).
• 3,000 square feet: $11,250 to $33,000 (Fixr).

Your roof is bigger than your floor plan. Slopes and overhangs add area. Fixr gives the example that a 1,000-square-foot home needs about 1,200 square feet of roofing, and a 2,000-square-foot home needs 2,400 to 2,500 square feet (Fixr). A roofer will measure your actual roof before quoting.

What does a new roof cost by material?

Material is the biggest choice you make. Fixr's ranges for a 1,700-square-foot home with about 2,000 square feet of roofing:

• Asphalt shingles: $6,000 to $10,000 (Fixr).
• Plastic: $8,000 to $16,000 (Fixr).
• Rubber: $8,000 to $30,000 (Fixr).
• Architectural shingles: $8,000 to $32,000 (Fixr).
• Cedar shake: $10,000 to $30,000 (Fixr).
• Concrete tile: $14,000 to $24,000 (Fixr).
• Clay tile: $14,000 to $28,000 (Fixr).
• Metal: $14,000 to $38,000 (Fixr).
• Slate: $20,000 to $60,000 (Fixr).
• Copper: $30,000 to $60,000 (Fixr).

Price isn't the only thing to weigh. Fixr suggests also thinking about how the material handles your climate, how well it insulates and how long it lasts (Fixr).

What does an asphalt shingle roof cost?

Asphalt shingles are the most common roofing in the U.S. Fixr, citing the Asphalt Roofing Manufacturers Association, says they are on more than 80% of homes (Fixr). An asphalt replacement averages $12,000, with most between $8,000 and $16,000 (Fixr).

There are three main types, priced per square foot installed:

• 3-tab shingles: $3 to $5 per square foot. These are the cheapest up front but have the shortest life, about 15 to 20 years, and the least wind and impact resistance (Fixr).
• Architectural shingles: $4 to $8 per square foot. They last about 25 to 30 years and resist wind and impact better (Fixr).
• Luxury or designer shingles: $6.50 to $16 per square foot. They usually last 30 years or more (Fixr).

Fixr notes that most homeowners choose architectural shingles for their balance of cost, durability and looks (Fixr).

If you live where hail is common, ask about impact-resistant shingles. The Insurance Institute for Business & Home Safety publishes independent hail ratings for asphalt shingles (IBHS), and the Texas Department of Insurance notes that your insurer might give a discount for materials less likely to be damaged by wind, hail or fire (Texas Department of Insurance). Our hail damage guide covers this in more detail.

How much of an asphalt roof is labor?

Labor is around 50% to 60% of an asphalt roof, or $1.50 to $9.60 per square foot (Fixr). That usually covers tearing off the old roof, laying new underlayment and flashing, and installing the shingles (Fixr). Upgrading to ice and water shield in a cold climate averages about $1,000 extra (Fixr).

Brand matters too. Fixr notes that the shingle brand affects the price and that pricier lines may come with better warranty coverage (Fixr). When you compare quotes, make sure each one names the same brand and product line, or ask why they differ.

What does a metal roof cost?

Metal roofs cost more up front but last much longer. Fixr puts a 2,400-square-foot steel roof at $26,500 on average, with most homeowners paying $14,400 to $38,400 (Fixr). Installed, metal averages $11 per square foot, with a range of $3 to $30 (Fixr).

By type of metal, installed:

• Tin: $3 to $15 per square foot (Fixr).
• Aluminum: $4 to $12 per square foot. It resists rust, which suits coastal areas, but dents more easily (Fixr).
• Zinc: $6 to $12 per square foot (Fixr).
• Steel: $6 to $16 per square foot. It's the most common metal roof and can last up to 60 years (Fixr).
• Copper: $15 to $30 per square foot (Fixr).

By style:

• Corrugated metal: $3.50 to $26 per square foot. It's usually used on sheds and garages because of its exposed fasteners (Fixr).
• Metal shingles: $6 to $22 per square foot (Fixr).
• Standing seam: $7 to $30 per square foot. It's the most popular style, with hidden fasteners that reduce leaks (Fixr).

Fixr says metal costs two to three times as much as asphalt but lasts at least twice as long (Fixr). It compares an average of $11 per square foot for metal with $4 for asphalt (Fixr). Metal can be noisier in heavy rain without insulation underneath (Fixr).

What drives the price of a metal roof?

Labor for a metal roof runs $3 to $12 per square foot, or $300 to $1,200 per square, and makes up 50% to 80% of the total (Fixr). Beyond the metal and the style, a few other choices matter:

• Gauge. Residential metal roofing usually comes in 22 to 29 gauge. A lower number means thicker, sturdier and more expensive metal (Fixr).
• Coating. Paint or powder coating protects against corrosion and is especially worthwhile on steel (Fixr).
• Underlayment. Options range from $0.05 to about $0.50 per square foot installed (Fixr).

Metal roofs also need a roofer who knows how to install them. Fixr says metal is heavy and slippery, needs precise installation, and that doing it yourself voids most warranties (Fixr).

What do tile and slate roofs cost?

Tile and slate are heavy, long-lasting and expensive. Fixr's national range for a tile roof is $19,000 to $35,000 (Fixr). Slate runs $20,000 to $60,000, with a national average of $40,000 (Fixr).

Because these materials are so heavy, a roofer may need to confirm the roof frame can carry them, especially if you're switching from asphalt. Ask about this early, since added support raises the price. Tile is popular in hot climates, and metal is common in snowy ones (Fixr).

What else adds to the cost of a new roof?

Material and size set the base price. These items can add to it:

• Labor. Labor is 40% to 60% of a roof replacement, or about $4,000 to $6,000 on an average job (Fixr). It covers removing the old roof and installing the underlayment and new roofing.
• Tear-off and disposal. Removing and hauling away the old roof averages $50 per square, and can reach $150 per square for heavy materials or several layers of shingles (Fixr).
• Underlayment upgrades. Ice and water shield, often needed in cold regions, costs about $0.50 per square foot (Fixr). In hot climates, extra vents or insulation can add $100 to $2,000 (Fixr).
• Rotten decking. Once the old roof is off, the crew may find damage from past leaks. Replacing decking costs $2 to $8 per square foot (Fixr).
• Fascia and soffit repairs. These can add $500 to $2,500 (Fixr).
• Rafter damage. Significant damage can add up to $5,000 (Fixr).
• Permits. Most cities require a permit for a new roof, typically $100 to $500 (Fixr).
• Solar panels. Removing and reinstalling panels can cost $500 to $2,000 (Fixr).
• Pitch and shape. Steep roofs need harnesses or scaffolding, and hips, valleys and dormers add flashing and seam work (Fixr).
• Code requirements. Some areas require fire-, impact- or wind-resistant materials, which can add thousands (Fixr).
• Location. Coastal and urban areas typically pay more than rural ones (Fixr).

Ask every roofer how they price decking repairs, since that's the most common surprise. A clear per-sheet or per-square-foot price in the contract avoids arguments later.

Can you put a new roof over the old one?

Sometimes. An "overlay" puts new shingles over the existing layer. Where local codes allow it and the old roof is in good shape, it can save on labor and disposal (Fixr).

There are trade-offs. An overlay hides the decking, so a roofer can't check for rot. Fixr notes that even for metal roofs, which can go over shingles, it's usually best to tear off the old roof and start fresh (Fixr). Removing an old roof before a metal install runs $1,000 to $7,400, depending on size and weight (Fixr).

Ask each roofer whether they recommend an overlay or a tear-off for your roof, and why.

Which roofing material suits your climate?

The cheapest roof isn't always the best value where you live. Weather is a big part of how long a roof lasts and how often it needs repairs. Some general guidance from the sources in this guide:

• Hail-prone areas. 3-tab shingles are the least resistant to strong wind and impact, so Fixr says they aren't ideal where severe weather is common (Fixr). Architectural and impact-resistant shingles hold up better. The Insurance Institute for Business & Home Safety suggests choosing shingles rated "Good" or "Excellent" in its ratings when replacing a roof (IBHS).
• Snowy, cold areas. Metal roofs are common in snowy regions because they shed snow well (Fixr). Ice and water shield under the roofing helps reduce leaks from ice dams (Fixr).
• Hot, sunny areas. Clay tile is popular in hot climates (Fixr). Light-colored "cool roof" shingles or metal may qualify for rebates or tax credits in some places (Fixr).
• Coastal areas. Aluminum resists rust, which Fixr says makes it a good fit near the coast (Fixr).
• Wildfire and hurricane zones. Local codes may require fire-, wind- or impact-resistant materials (Fixr).

Ask local roofers what holds up best in your area, and check what your insurer offers discounts for before you decide.

How long does a new roof last?

Lifespan depends on the material, the climate and how well the roof is installed and ventilated. Fixr's estimates:

• Asphalt shingles: 20 to 30 years for a standard asphalt roof (Fixr), or 15 to 20 years for 3-tab and 25 to 30 for architectural (Fixr).
• Metal: 50 to 70 years (Fixr).
• Clay and concrete tile: up to 100 years (Fixr).
• Slate: up to 150 years (Fixr).

A cheaper roof that needs replacing twice as often can cost more over the years you plan to stay in the home. Think about how long you'll live there when you compare materials.

Should you repair or replace your roof?

Repair is usually the better choice when damage is limited and the roof has plenty of life left. Fixr suggests repair if the roof has 10 or more years of useful life and the damage is localized, and replacement for widespread wear, moss or missing shingles (Fixr). The average roof repair costs $1,150 (Fixr).

Other signs that point to replacing:

• the repair would cost 50% or more of a new roof (Fixr);
• you keep having leaks (Fixr); or
• the decking or framing is damaged (Fixr).

Our roof repair cost guide lists what common fixes cost, and the guide to signs your roof needs replacing covers the warning signs.

Will insurance pay for a new roof?

Insurance may pay for a new roof if a covered event, like hail, wind or a fallen tree, damaged it badly enough. It won't pay just because a roof is old or worn out (Texas Department of Insurance).

Some things to know:

• Replacement cost vs. actual cash value. Replacement cost coverage pays to repair at current prices. Actual cash value pays less for an older, worn roof, and some insurers switch older roofs to it at renewal (Texas Department of Insurance).
• Two checks. With replacement cost coverage, the insurer may pay in two parts: a first partial check, and the rest after repairs start (Texas Department of Insurance).
• Wind and hail deductibles. Ask whether your wind and hail deductible is different from your regular one (Texas Department of Insurance).
• When insurers suggest replacement. Fixr notes that an insurer may recommend replacing rather than repairing if 50% or more of the shingles are significantly damaged, the shingles are warped, or the damage caused several leaks (Fixr). Fixr puts a storm-damage replacement at $20,000 to $30,000 for severe cases (Fixr).

Is a new roof worth the money?

A new roof protects everything under it, and it adds some resale value. Fixr says a new roof returns 60% to 70% of its cost on average (Fixr). For asphalt, Fixr cites a 68% average return from the Cost vs. Value Report (Fixr).

A new roof can also help with energy bills, especially if insulation or ventilation is improved at the same time (Fixr).

How long does a roof replacement take?

Most replacements take one to seven days, depending on the material and the size and complexity of the roof (Fixr). It's noisy, so plan around it if someone works from home. Before the crew arrives, it helps to move cars out of the driveway, clear patio furniture and grills away from the house, and take fragile items off walls on the top floor, since hammering can shake them loose. Weather can cause delays, so ask how the contract handles them (IBHS).

How can you save on a new roof?

• Get at least three quotes. Compare the same scope and materials side by side (Fixr).
• Pick the off-season if you can. Fixr says demand drops in fall and winter, which can mean lower labor costs and faster scheduling (Fixr). Roofers are usually busiest in spring (Fixr).
• Ask about overlays where codes allow and the old roof is sound (Fixr).
• Check rebates and tax credits. Some energy-efficient roofing qualifies for incentives (Fixr).
• Check insurance if the roof was damaged by a storm, hail or wind (Fixr).
• Ask about insurance discounts for impact-, wind- or fire-resistant materials (Texas Department of Insurance).

What questions should you ask for a fair quote?

The Insurance Institute for Business & Home Safety recommends at least three written estimates covering the scope, materials, start and finish dates, and payment terms (IBHS). Ask each roofer:

• Will you tear off the old roof or lay over it? How many layers are there now?
• What brand and line of shingles or panels are you quoting?
• What underlayment, ice and water shield and ventilation are included?
• Will you replace the flashing, drip edge and vent boots, or reuse them?
• How do you price rotten decking if you find it?
• Is the permit included, and will you pull it?
• What does the manufacturer's warranty cover, and what does your workmanship warranty cover, for how long? (IBHS)
• Is cleanup included, including nails in the yard?
• What is the payment schedule?
• Do you carry liability and workers' compensation insurance, and do you have a business license if my state requires one? (IBHS)

Be wary of high-pressure sales and of anyone who wants full payment up front (IBHS). Fixr adds that installing roofing yourself usually voids the manufacturer's warranty (Fixr), and working on a roof is dangerous, so this is a job for a roofer.

What should a roofing contract include?

Once you choose a roofer, get everything in a signed contract before work starts. The Insurance Institute for Business & Home Safety suggests a contract that spells out the full scope of work, materials, labor, costs, cleanup, schedule and terms for weather delays, and confirming the roofer pulls any required permits (IBHS).

A few more protections from the Texas Department of Insurance, which apply anywhere:

• Don't pay in full up front, and don't make the final payment until the work is done (Texas Department of Insurance).
• Never sign a contract that has blank spaces (Texas Department of Insurance).
• Check references, and look up complaints with the Better Business Bureau (Texas Department of Insurance).

Keep a copy of the contract, the permit, the shingle or panel product name, and both warranties. You'll want them if you sell the home or need a warranty claim later.

Should you get an inspection before replacing?

If a roofer tells you the whole roof needs replacing and you weren't expecting it, a second opinion is reasonable. A roof inspection averages $426, with most homeowners paying $307 to $571 (Fixr). An inspection should estimate how much life the roof has left and whether problem areas can be repaired (Fixr).

Getting quotes from more than one company does the same job. If two or three roofers independently say the roof is at the end of its life, you can be more confident.

What should you do next?

Note how old your roof is, what problems you've seen and whether a storm was involved. Then get a few roofers to measure and quote, and compare the scope line by line.

If you're not sure yet whether you need a repair or a whole new roof, try Check my roof. It shows the likely causes and typical costs for your answers, lists questions to ask, and lets you talk with a local roofing company about both options.