Roofing costs depend on your project and location. Check with a local pro for your specific job.
Professional roof replacement costs $9,610 on average, but your total depends on roof size, material choice, pitch, and location.
Your roofing material selection and roof pitch are the primary factors that change your project total, with slate and tile costing more than asphalt shingles.
You should account for permit fees, old roof removal, dumpster rental, post-installation inspections, and warranty coverage when creating your budget.
Hiring a local roof repair professional ensures the home remains weather-tight and boosts ROI with a professionally installed roof.
In 2026, the national average cost to replace a roof is $9,610, based on 32,999 verified projects from Angi Pros. Most homeowners pay between $5,903 and $13,378, with the spread driven primarily by roofing material, roof pitch, and the size of your home.
Roof replacement costs $4 to $11 per square foot on average, and your total rises directly with the size of your roof surface. A steeper roof angle increases the actual surface area beyond what your home's footprint suggests, so pitch matters when estimating square footage. The average home has a roof size between 1,300 and 1,800 square feet, and costs vary significantly across that range, as the table below shows.
| Roof Size | Average Cost in 2026 |
|---|---|
| 1,120 sq. ft. | $4,900–$12,300 |
| 1,340 sq. ft. | $5,800–$14,700 |
| 1,565 sq. ft. | $6,800–$17,200 |
| 1,790 sq. ft. | $7,800–$19,700 |
| 1,800 sq. ft. | $8,800–$22,100 |
| 2,235 sq. ft. | $9,700–$24,600 |
| 2,460 sq. ft. | $10,700–$27,100 |
| 2,685 sq. ft. | $11,700–$29,500 |
| 2,910 sq. ft. | $12,700–$32,00 |
| 3,130 sq. ft. | $13,600–$34,400 |
| 3,355 sq. ft. | $14,600–$36,900 |
| 3,580 sq. ft. | $15,600–$39,400 |
| 3,805 sq. ft. | $16,600–$41,900 |
Before you choose your roofing material, weigh the pros, cons, and cost differences of each type, since material is one of the biggest drivers of your total project cost. Asphalt shingles are the most common choice in the U.S., while metal and wood offer longer lifespans and a distinctive look at a higher price point. Higher-end options like stone, slate, cedar, and copper add luxury appeal but come with a premium budget requirement. Costs vary widely by material, as the breakdown below illustrates.
| Roof Material | Average Cost Installed in 2026 |
|---|---|
| Asphalt Shingle | $5,800–$20,000 |
| Wood Shake Shingle | $16,000–$27,000 |
| Metal | $5,700–$25,000 |
| Tile | $8,500–$26,400 |
| High-End Stone or Slate | $5,800 – $30,000 |
A dedicated roofing professional is the right choice for a roof replacement, and you can expect to pay each worker $40 to $90 per hour. Most jobs require at least two workers on site, so factor that into your labor budget when comparing quotes. Roofing pros may also offer project-based pricing similar to general contractors, so ask about both options when getting estimates.
General contractors typically charge a project fee of 15% to 25% of the total job cost, though hourly rates of $90 to $400 or more are also common depending on the scope of work and the contractor's availability. Getting quotes from several contractors gives you a clearer picture of their contractor pricing model and helps you find the best fit for your budget.
Where you live has a direct impact on your roof replacement cost, with metropolitan areas and high cost-of-living regions commanding higher labor rates and material prices. Climate also shapes your material options, since harsh conditions from heat, heavy storms, ocean spray, or heavy precipitation may require more durable and expensive roofing products. Local municipalities and HOAs may have separate permit requirements with fees that add to your total, so check both before finalizing your budget.
Don’t forget to consider these extra cost factors when budgeting for your roof replacement.
An unusually steep roof pitch can add $1,000 to $3,000 to your total in extra labor and materials. Steeper slopes require more roofing material to cover the expanded surface area, which is why pitch is one of the more significant cost variables in any replacement project.
Removing an old roof before installation adds to your project cost, covering the labor and disposal of old materials. Your contractor may charge a separate fee for this work, which can also include the cost of a dumpster rental for hauling away debris.
Building permits for a new roof typically range from $100 to $1,400 depending on your city, and most municipalities require them for full replacements and any structural changes. Some HOAs also require pre-approval of shingle color or style before work begins, which can add time to the process. Permit approvals can take weeks and involve complex requirements, so rely on your roofing pro to navigate this step.
A post-installation roof inspection is a smart step after any replacement or alteration, and roof inspections cost around $240 on average. This expense gives you documented confirmation that the work was completed correctly and protects your investment going forward.
Roofing warranties vary in cost depending on the source: contractor warranties typically range from $500 to $2,000, while manufacturer warranties can run from $500 to upward of $5,000 when not included in the base price. Contractor warranties are often worth the added cost because they typically cover annual checkups and minor repairs like missing shingles or flashing, giving you ongoing protection after installation.
Checking whether your homeowner's insurance pays for roof replacement before budgeting can make a significant difference in your out-of-pocket costs. Most policies exclude regular environmental wear and tear, and coverage for damage from earthquakes, mold, mildew, animals, pests, or improper installation is also unlikely.
A good indicator that the roof needs to be replaced and done by a professional is evidence of missing shingles or other materials. If the roof is beginning to lose shingles during major storms, then it is likely time to have it replaced rather than making repairs.
While you may be eager to roll up your sleeves, roof replacement should always be entrusted to professional roofers for safety reasons. While you may have considered saving on labor costs by doing the job yourself, it's best to plan on hiring a reputable roof repair company near you. Consider it a lasting investment for your home, while ensuring your safety.
Here are the top reasons why you should hire a roofer for the replacement:
Pros can advise you on the best roofing material type for your home, taking into account your budget and specific needs.
Pros are bonded and insured, helping protect your investment in case of any mishaps along the way.
DIYers can easily make mistakes during the process, whether it’s choosing the wrong materials or installing the materials incorrectly, which can lead to serious damage.
Your roofer can determine if you qualify for material warranties, and they may also offer additional workmanship warranties.
Professional roofers can get the job done in a matter of days, so you can move on to other home projects.
A new, professionally installed roof can significantly increase your home’s resale value.
If only a portion of your roof needs repair, you can do a partial roof replacement. You'll still have to pay for permits and removal of the old roofing material. Also, you'll likely pay more per square foot for materials but the overall total will be less. A good rule is that if the repair costs 50% or more of the cost of a replacement, you should replace everything.
If your entire roof is aging, or you believe you need to replace your roof underlayment due to leaks, it’s likely a good idea to replace it entirely. This will reduce your long-term costs, as each portion of a job will come with fixed costs, and it will ensure that your roof is uniform in color.
Replacing a roof is a big job no matter how you slice it. Some ways to save money are:
Check if your homeowner's insurance will cover the replacement.
Vet all contractors before starting any work.
Check for any existing warranties.
Ask your contractor if you can reuse any existing materials.
Apply for local and federal home improvement grants from the U.S. Department of Agriculture (USDA) and the U.S. Department of Housing and Urban Development (HUD).
Schedule work in your contractor's off-season.
Use energy-efficient materials.
Consider using a lower-cost roofing material.
Replacing a roof can increase home value but mostly when you consider the return on investment (ROI) compared to a straight number figure. Homeowners can recoup anywhere from 20% to 50% of the cost of a roof replacement but this will depend more on local market conditions than anything else. In some markets, a roof replacement won’t increase the value of a home at all but rather protects the home from a value decrease.
Be prepared to talk with your pro about roof materials and which fit your preferences and budget.
Find out which materials and workmanship warranties you qualify for, how much they cost, and what they cover.
Discuss with your pro whether you need to replace the roof underlayment and if a partial roof replacement is possible or recommended.
Ask if your roof replacement project is urgent or if you can wait for the off-season to save on labor costs.
Get an idea of when your roof repair pro can start the project and be ready to schedule the job.
Home is the most important place on earth, which is why Angi has helped more than 150 million homeowners transform their houses into homes they adore. To help homeowners with their next project, Angi provides readers with the most accurate cost data and upholds strict editorial standards. We’ve surveyed over 30,000 real Angi customers about their project costs to develop the pricing data you see, so you can make the best decisions for you and your home. We pair this data with research from reputable sources, including the U.S. Bureau of Labor Statistics, academic journals, market studies, and interviews with industry experts—all to ensure our prices reflect real-world projects.
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Mitchell and the crew were top tier i am so happy with my new roof
Home Genius ExteriorsD1 Roofing delivers outstanding service from beginning to end, backed by a strong warranty and expert teams. I highly recommend them for their excellence in meeting and surpassing expectations with unmatched communication. Choosing D1 Roofing was flawless decision
Division 1 Roofing LLCThis place took $25,000 for a flat roof job with a five-year warranty and never returned to fix the leaks that were caused by their work. These people are not professionals and should not be doing this type of work. They incorrectly changed the pitch of the roof, and caused more damage than...
The technician was very professional and friendly. He answered all my questions and was very thorough. He left the fireplace area very clean . He inspected from the roof and advised me as to other work that might need to be done. There was no pressure there. I was very satisfied with the...
Supreme brick & chimneyI am really impressed with their timeliness and turnaround. Mitchell came out, and we decided to move forward with their pricing. Our roof was on within a week, and we could not be happier with their team! Amazing company, great prices and honest, dependable craftsmanship. I highly recommend...
Window Depot USA of Central OhioManuel Calvillo is the best option in the area for roofing and you won't be disappointed.
They damaged multiple items on my property, including a marble slab used as a table top, tried to hide it, and refused to pay or replace. Arrived day one without a ladder to access roof & delayed a day. Left a mess in back yard; didn't wear face masks; no show by owner to property to see damages
Grants Tree ServiceI've hired Gary/Cherokee Roofing for two different homes, work quality, responsiveness, and completion have been great both times. And the prices quoted were very competitive. I would definitely hire again.
Lyle did a great job removing asbestos shingles from our front porch roof. They worked together with our roofer to make sure that the new roof was able to be installed on the same day that Lyle removed the asbestos shingles.
Lyle EnvironmentalBradley Builders did a good job replacing the roof on our front porch. They color-matched the existing shingles on the rest of the house and installed a metal ridge roll since we live in a historical neighborhood. They did the job while we were out of town. When we got back, everything was...
Bradley Builders, Inc.From average costs to expert advice, get all the answers you need to get your job done.
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