Cost breakdown
| Item | Typical price |
|---|---|
| Asphalt shingles | $5,000 – $14,000 |
| Metal roof | $12,000 – $30,000 |
| Tile / slate | $20,000 – $50,000 |
| Per square (100 sq ft), shingle | $350 – $550 |
| Tear-off of old roof | $1,000 – $3,000 |
Estimates only — your exact price depends on your home. Get local quotes for the real number.
What drives the price
- Roofing material — the biggest driver.
- Roof size & pitch
- Number of layers to tear off
- Decking repairs
- Local labor rates
How to save on roof replacement
- Get 3 itemized bids and compare per-square (100 sq ft) pricing, not just the bottom line.
- Re-roof in the off-season (late fall/winter) for 10–15% lower labor.
- Architectural asphalt shingles give the best cost-to-lifespan ratio for most homes; save metal/tile for when you'll stay 20+ years.
- If a storm caused the damage, file an insurance claim before paying out of pocket — you may only owe the deductible.
How to get an accurate roof replacement quote (and avoid overpaying)
National averages tell you the ballpark; only a quote tells you your number. Here's how to get a fair one:
- Get at least 3 itemized quotes. For the same roof replacement, bids routinely vary 20–40%. Comparing line items (not just the total) is the fastest way to spot padding.
- Check license & insurance. Ask for the contractor's license number and proof of liability + workers' comp. Unlicensed/uninsured bids are cheaper for a reason.
- Beware the extremes. A bid far below the others usually means a missing scope item or a bait price; a high-pressure "today only" quote is a classic overpay trap.
- Get it in writing. The quote should list materials, labor, what's included (removal, permits, cleanup), the timeline, and the warranty.
- Confirm what's not included. Removal/disposal, permits, and code upgrades are the line items that turn a "cheap" bid into the expensive one.
Frequently asked questions
An average asphalt-shingle roof runs $8,000–$15,000 (about $12,000 typical); metal and tile cost more. Figure $350–$550 per 100 sq ft for shingles.
Asphalt shingles last 20–30 years, metal 40–70, tile/slate 50+. Replace before leaks cause deck damage.
If damage is from a covered event (storm, hail), often yes — minus your deductible. Normal wear is not covered.
An asphalt shingle roof replacement runs about $5,000–$14,000 for an average 2,000 sq ft home, or roughly $350–$550 per 100 sq ft (one 'square'), including tear-off of the old roof.
These are national averages — your actual roof replacement price depends on your home, your ZIP, and who you hire. Get up to 3 real quotes and stop guessing.
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Sources & methodology
Our price ranges are compiled and cross-checked against published cost studies, industry datasets, and current contractor pricing, then reviewed against the sources below. Cost guides are estimates, not quotes — local pricing varies by region, materials, and labor.