What a new roof typically runs based on your home size, material, and roof complexity.
Updated April 2026
Ranges generally assume materials, labor, tear-off of one existing layer, disposal, and standard flashing unless otherwise noted. Actual estimates may include or exclude permits, decking replacement, ventilation upgrades, ice and water shield, chimney work, skylights, gutters, access equipment, and local code-related requirements. Ranges reflect national averages — your area may be 15–30% higher or lower.
Roofing is priced per "square" — one square = 100 square feet of roof area. As a rough planning shortcut, roof area is often estimated at about 1.2–1.5× the home’s floor area, but actual roof size depends on pitch, overhangs, stories, valleys, dormers, garages, additions, and layout.
| Material | Per square (typical range) | Lifespan |
|---|---|---|
| 3-tab asphalt shingles | $300 – $450 | 15–20 years |
| Architectural asphalt shingles | $400 – $600 | 25–30 years |
| Standing seam metal | $700 – $1,200 | 40–60 years |
| Metal panels (exposed fastener) | $400 – $700 | 25–40 years |
| Concrete tile | $800 – $1,400 | 40–60 years |
| Clay tile | $1,000 – $1,800 | 50–100 years |
| Slate | $1,200 – $2,500 | 75–150 years |
| Flat/TPO/EPDM | $350 – $700 | 15–25 years |
These ranges assume moderate roof pitch (6/12), one story, standard complexity, and tear-off of one layer.
| Home size (floor area) | Est. roof squares | Typical installed range |
|---|---|---|
| 1,000 – 1,500 SF | 15 – 22 | $5,500 – $10,000 |
| 1,500 – 2,000 SF | 22 – 30 | $8,000 – $14,000 |
| 2,000 – 2,500 SF | 28 – 38 | $10,000 – $18,000 |
| 2,500 – 3,000 SF | 35 – 45 | $13,000 – $22,000 |
| 3,000 – 4,000 SF | 42 – 60 | $16,000 – $30,000 |
| 4,000+ SF | 55+ | $22,000+ |
| Factor | Typical impact |
|---|---|
| Steep pitch (8/12+) | 15–25% over standard |
| 2-story vs 1-story | 15–25% (access, safety equipment) |
| Second layer tear-off | $1,000 – $3,000 additional |
| Rotted decking replacement | $50 – $100 per sheet (4×8) |
| Complex roof (valleys, dormers, skylights) | 15–30% over simple |
| Ice & water shield (cold climates) | $500 – $1,500 |
| New gutters with roof | $800 – $2,500 |
| Chimney flashing rebuild | $300 – $800 |
| Skylight replacement (while open) | $500 – $1,500 each |
| Ridge vent install | $300 – $600 |
| Item | Typical range |
|---|---|
| Minor patch repair | $200 – $800 |
| Flashing repair | $200 – $600 |
| Soffit repair | $300 – $900 |
| Chimney cap install | $150 – $400 |
| Gutter repair | $100 – $350 |
Age is the biggest factor. Asphalt shingle roofs typically last 20–30 years (architectural) or 15–20 years (3-tab). If an asphalt roof is relatively young and damage appears isolated, repairs may be worth discussing with a qualified roofer or independent inspector before pricing a full replacement. If the roof is older and showing multiple warning signs, it may be worth comparing repair costs against replacement options:
Curling or buckling shingles. Missing shingles after storms. Granules accumulating in gutters. Daylight visible through attic boards. Multiple active leaks. Sagging roof deck. Moss or algae growth covering large areas.
These ranges are national averages. Your actual cost depends on your market:
| Region | Multiplier vs national avg |
|---|---|
| Northeast / Mid-Atlantic major metros | 1.25–1.40× |
| West Coast metro (SF, LA, Seattle) | 1.20–1.35× |
| Midwest (Chicago, Detroit, Minneapolis) | 0.90–1.00× |
| Southeast (Atlanta, Charlotte, Tampa) | 0.85–0.95× |
| Southwest (Phoenix, Dallas, Houston) | 0.90–1.00× |
| Rural / suburban | 0.80–0.90× |
Based on national trade data, supplier pricing, and contractor experience. Updated April 2026. All ranges are for planning purposes only — not a quote or guarantee. Actual costs vary by region, scope, access, materials, and contractor. Get multiple written estimates for your specific project.