Cost Guide · Roofing
Roof Replacement Cost Guide
Most asphalt shingle replacements for a mid-size home fall between $8,000 and $18,000. Steeper pitches, multiple layers to tear off, and premium materials push totals higher.
Typical mid-size home
$8,000–$18,000
Updated August 2026
A roof protects everything underneath it. Waiting too long on curling shingles, leaks, or storm damage usually costs more than a planned replacement—especially once interior repairs start stacking up.
Roofing quotes are usually priced by square (100 sq. ft. of roof surface). Your final number depends on roof size, pitch, layers to remove, underlayment, and material choice.
What drives the price
01
Roof size and pitch
Larger footprints and steep pitches mean more material and slower, safer labor. Complex valleys, dormers, and multiple levels also raise cost.
02
Tear-off vs. overlay
Most codes and best practices call for removing old layers. Tear-off adds dump fees and labor but reveals decking issues before you cover them up.
03
Material type
Architectural asphalt is the volume standard. Designer shingles, metal panels, and tile sit higher—and often last longer with different maintenance profiles.
04
Decking and details
Rotten sheathing, new drip edge, ice & water shield, ridge vent, flashing, and chimney work can move the quote more than the shingles alone.
Cost breakdown
National planning ranges. Local labor, permits, and material availability will shift these numbers.
Architectural asphalt (installed)
Most common residential choice; roughly $8k–$18k for many homes
$4.50–$7.50 / sq ft
Designer / premium asphalt
Heavier look, longer warranties, higher wind ratings
$7–$12 / sq ft
Standing-seam metal
Long lifespan; strong in hail/wind-prone markets
$10–$18 / sq ft
Tear-off (existing layer)
Per additional layer; disposal fees vary by market
$1–$3 / sq ft
Decking replacement
Only where plywood/OSB is damaged
$2–$5 / sq ft
Typical timeline
Many asphalt replacements wrap in 1–3 days in fair weather. Metal jobs can take longer. Expect a morning start, dumpster delivery, and temporary noise. Rain delays are common—build a little schedule cushion.
Tips before you hire
- Ask whether ice & water shield is included in valleys, eaves, and around penetrations.
- Confirm who handles permit fees and final inspection in your city or HOA.
- Compare shingle brand, warranty length, and whether labor is covered if the product fails.
- After storms, photograph damage before repairs—helpful for insurance conversations.
Common questions
How long does an asphalt roof last?
Architectural shingles often last 20–30 years depending on climate, attic ventilation, and installation quality. Poor ventilation shortens life dramatically.
Can I put new shingles over old ones?
Sometimes, but it’s rarely ideal. Overlay can hide deck problems, add weight, and void warranties. A clean tear-off is usually the better long-term call.
What raises roofing cost the most?
Steep pitch, multiple tear-off layers, rotten decking, and premium materials. Access issues (tight lots, tall homes) also increase labor.