Roof replacement costs $9,511 on average, with most homeowners spending between $5,866 and $13,208. A roofing pro will assess the size, pitch, and material for your total cost.
The roof is one of the most vital parts of any home, so it's important to choose one you can rely on for years to come. The total cost to replace a roof—$9,511 on average—depends on its material, height and pitch, home size, roof surface size, and geographic location.
Depending on the above factors, the price can range quite a bit, from an average low of $5,866 to a high of $47,000. Learn all the aspects involved in replacing a roof.
The average roof replacement cost ranges from $4 to $11 per square foot. The more square footage your home has, the higher your cost will be. Remember that increases in roof angle result in more square footage on the roof. The average home has a roof size between 1,300 and 1,800 square feet.
| House Size in Square Feet | Roof Size in Square Feet | Average Cost |
|---|---|---|
| 1,000 | 1,120 | $4,900–$12,300 |
| 1,200 | 1,340 | $5,800–$14,700 |
| 1,400 | 1,565 | $6,800–$17,200 |
| 1,600 | 1,790 | $7,800–$19,700 |
| 1,800 | 2,010 | $8,800–$22,100 |
| 2,000 | 2,235 | $9,700–$24,600 |
| 2,200 | 2,460 | $10,700–$27,100 |
| 2,400 | 2,685 | $11,700–$29,500 |
| 2,600 | 2,910 | $12,700–$32,000 |
| 2,800 | 3,130 | $13,600–$34,400 |
| 3,000 | 3,355 | $14,600–$36,900 |
| 3,200 | 3,580 | $15,600–$39,400 |
| 3,400 | 3,805 | $16,600–$41,900 |
Local labor rates and fluctuating material prices can affect your roof replacement cost. Expect to pay more in metropolitan areas and places with higher costs of living. Certain climates may also call for more expensive roofing materials that can withstand heat, cold, and heavy storms.
Different localities and HOAs may have separate permit requirements and corresponding fees that can drive up your total cost. Remember that you can’t install every type of material in all climates. Ocean spray and precipitation play a factor in what materials are best.
| State | Average Roof Replacement Cost |
|---|---|
| California | $6,800–$19,400 |
| Colorado | $6,200–$18,200 |
| Florida | $5,900–$17,200 |
| Indiana | $6,100–$18,600 |
| Louisiana | $5,800–$16,800 |
| Michigan | $7,400–$18,900 |
| New York | $6,800–$19,400 |
| Oregon | $6,700–$18,000 |
| Texas | $6,600–$17,800 |
| Virginia | $6,700–$17,600 |
Before you choose your roofing material, you should consider the unique pros, cons, and related cost factors of each type. Most houses in the U.S. are asphalt shingle but that doesn’t mean you can’t consider alternatives. Metal and wood roofs both add a unique flair to the home and have a longer life span than asphalt. If you have the budget, higher-end materials like stone, slate, cedar, and copper are eye-catching options and add a level of luxury to your home.
| Roof Material | Average Cost Installed |
|---|---|
| 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 |
Hiring a dedicated roofing professional is your best bet when replacing your roof. There should be at least two workers replacing your roof, and you can expect to pay hourly rates (for each worker) between $40 and $90 per hour. Project-based fees are similar to general contractors.
In most cases, general contractors charge a project fee—15% to 25% of the job. Hourly costs are high and range from $90 to $400 or more, depending on the work and the contractor's availability. Talk to at least a few to get a better idea of their contractor pricing model.
Steeper slopes often mean more materials are necessary, pushing up installation costs. For an unusually steep roof, you might spend anywhere from $1,000 to $3,000 extra in labor and materials.
If you’re removing an old roof before having a new one installed, expect additional expenses to cover the cleanup and disposal of the old materials. Your contractor may charge an additional fee to account for the extra labor and the cost of a dumpster rental where necessary.
Building permits for a new roof will often range anywhere from $100 to $1,400, depending on your city. Most municipalities will require permits for full roof replacements and any structural changes made to the roof. In addition to your city, Some HOAs require pre-approval of shingle color or style. Permits can sometimes take weeks to approve and be complicated so lean on your pro here.
It’s a good idea to get a roof inspection after any roof replacement or alterations. Roof inspections cost around $240 on average and ensure whoever you hired for the work did it correctly.
Many roofing contractors include a warranty in their standard pricing, while others charge extra for extended coverage. A contractor warranty will range from $500 to $2,000 while manufacturer warranties can vary from $500 to upward of $5,000 if they aren’t included in the base price. Roofing warranties with the roofing contractor are often worth it because they include annual checkups and any minor repairs, such as missing shingles or flashing.
If your homeowner’s insurance pays for roof replacement, this will affect your budget tremendously. Make sure you check, though, as homeowners insurance policies rarely cover regular environmental wear and tear. A policy is also unlikely to cover damage from earthquakes, mold, mildew, animals, pests, or improper installation.
“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.”
– Korey Gregory, Construction Supervisor at ASAP Restoration LLC in Tempe, AZ
If you’re installing a standard asphalt roof and choose to do the work yourself, you can expect to save thousands on labor—but we don’t recommend it. Even beyond the safety hazards, the potential for hidden (and potentially disastrous) expenses is extremely high for this project.
We strongly recommend hiring a local roof repair company for your roof replacement so you can guarantee the job is done safely and accurately. An important note is that unless you’re a licensed roof contractor, your insurance company likely won’t reimburse you if there are errors down the line. You may even void your roof warranty by going the DIY route.
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.
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.
Want to help us improve our cost data? Send us a recent project quote to costquotes@angi.com. Quotes and personal information will not be shared publicly.
The life span of a new roof varies based on factors such as weather conditions, roofing material, and how well it is maintained. Assuming a homeowner keeps up with maintenance, most new roofs will last between 20 and 75 years. Higher-end materials like clay and slate will last longer than more common materials like asphalt and wood. Metal roofs can last hundreds of years if cared for correctly.
While not technically required, it’s a good idea. Replacing gutters, especially if they’re getting on in years, can sometimes even cost less than reinstalling existing gutters. The cost to replace or install gutters comes down to the size of your roof, the material costs, and the cost of labor in your area.
Regularly cleaning gutters, preventing ice damming in the winter, removing moss and algae, and regular cleanings and inspections help to extend the life span of your roof. While roofs last decades, it’s your responsibility as a homeowner to keep up regular maintenance. This can either be DIY work but, considering the safety aspect, we recommend you leave maintenance to a pro.
Common roof types like asphalt, wood, and metal can all increase home value but it depends on your market (if you’re looking to sell). While all roof types add value to the home, certain types will have a larger impact on the price of your home. Typically, the more expensive the material the higher your home value will rise, although return on investment can be higher with lower-cost materials.
