How much does it cost to replace a roof?
A roof replacement typically costs $9,000–$18,000 installed in 2026 (national average about $9,000), depending on material, size, pitch and region.
Key takeaways
- The national average roof replacement is about $9,000, and most homeowners pay $9,000–$18,000 installed.
- Asphalt shingles run roughly $5,800–$12,700; metal $5,600–$16,400; tile $8,400–$25,000; slate $5,500–$22,700.
- Roofing is priced per square (100 sq ft), which works out to about $4–$16 per square foot all-in.
- Labor is 50–60% of the bill, roughly $1.50–$6.00 per square foot.
- Location swings the price hard: some states average under $9,000 while others reach $12,000–$28,000.
A roof replacement typically costs $9,000–$18,000 installed in the US in 2026, with a national average near $9,000. Budget jobs on a small, simple roof with asphalt shingles can start around $5,700, while large homes or premium materials like slate and tile can push $25,000–$30,000 or more. Expect roughly $4–$16 per square foot all-in, according to Bob Vila and Modernize cost data.
What a new roof costs in 2026
Roofers price work per “square” — one square equals 100 square feet of roof surface. Bob Vila’s 2026 data puts the typical replacement between $5,727 and $12,418, with an average around $9,072. Modernize reports a wider working range: about $6,000–$9,000 on the low end, $9,000–$18,000 for a typical project, and $30,000 or more for large or premium roofs. The overlap is clear: most homeowners land in the $9,000–$18,000 band, and material choice is the single biggest lever.
Cost by roofing material
| Material | Typical installed range | Notes |
|---|---|---|
| Asphalt shingles | $5,800–$12,700 | Most common; cheapest and fastest to install |
| Metal | $5,600–$16,400 | Long-lived; premium standing-seam runs higher |
| Tile (clay/concrete) | $8,400–$25,000 | Heavy; may need extra structural support |
| Slate | $5,500–$22,700 | Very durable but labor-intensive |
Ranges above are from Bob Vila. Modernize notes that on a large 2,000 sq ft roof, premium materials can climb much higher — asphalt up to about $32,000, tile $20,000–$36,000, and slate as high as $60,000 — once size, complexity and premium product lines are added in.
What moves the price
- Material: The biggest single factor — asphalt is cheapest, slate and tile the most expensive.
- Roof size: Priced per square, so a larger footprint scales the total directly.
- Pitch and complexity: Steep or cut-up roofs with valleys, dormers and hips take more labor and safety gear.
- Tear-off and decking: Removing old layers and replacing rotted decking adds cost.
- Features: Skylights, chimneys and dormers need extra flashing and waterproofing.
- Region: Labor rates and permit costs vary; some states average under $9,000, others $12,000–$28,000.
How to keep costs down
Get at least three itemized bids, since labor is 50–60% of the total and quotes vary widely. Asphalt shingles deliver the lowest upfront cost, while metal costs more now but lasts decades longer. Replacing before leaks damage decking and framing avoids expensive structural repairs. Prices here are current as of the verified date and will vary by your location and contractor.
How to save on a roof replacement
- Choose standard architectural asphalt shingles instead of metal, tile or slate, which cost several times more per square.
- Get at least three itemized bids from licensed local roofers and schedule work in the off-season, typically late fall or winter.
- Ask whether a single-layer tear-off is possible, since removing multiple old layers adds labor and disposal fees.
- File an insurance claim if storm, hail or wind caused the damage, which may cover most of the replacement.
- Have new roofing installed over sound decking and address only the rotted sections rather than replacing all sheathing.
- Bundle related work like gutters or attic ventilation with the same crew to save on mobilization costs.
- Confirm the quote includes permits, cleanup and disposal so a low bid does not hide extra charges later.
Cost scenarios
Budget: Around $5,700 covers a smaller or simple single-story roof with basic three-tab or architectural shingles and a single tear-off layer.
Typical: About $11,000 replaces an average US home’s roof with architectural shingles, new underlayment and standard flashing in 2026.
Premium: $30,000 or more reflects large, steep or complex roofs, or upgrades to metal, tile or slate with extensive decking repair.
Cost by state
Prices vary by where you live. These estimates scale the national typical ($11,000) by each state's overall price level, so treat them as a regional guide rather than a quote for how much does it cost to replace a roof?.
See all 50 states + DC
| State | Estimated typical | vs U.S. |
|---|---|---|
| Alabama | $9,770 | -11% |
| Alaska | $11,260 | +2% |
| Arizona | $11,070 | +1% |
| Arkansas | $9,560 | -13% |
| California | $12,180 | +11% |
| Colorado | $11,340 | +3% |
| Connecticut | $11,400 | +4% |
| Delaware | $10,980 | 0% |
| District of Columbia | $12,090 | +10% |
| Florida | $11,380 | +3% |
| Georgia | $10,590 | -4% |
| Hawaii | $12,090 | +10% |
| Idaho | $10,500 | -5% |
| Illinois | $11,000 | 0% |
| Indiana | $10,270 | -7% |
| Iowa | $9,650 | -12% |
| Kansas | $9,910 | -10% |
| Kentucky | $9,920 | -10% |
| Louisiana | $9,700 | -12% |
| Maine | $10,680 | -3% |
| Maryland | $11,550 | +5% |
| Massachusetts | $11,630 | +6% |
| Michigan | $10,580 | -4% |
| Minnesota | $10,850 | -1% |
| Mississippi | $9,560 | -13% |
| Missouri | $9,990 | -9% |
| Montana | $10,410 | -5% |
| Nebraska | $9,910 | -10% |
| Nevada | $11,000 | 0% |
| New Hampshire | $11,460 | +4% |
| New Jersey | $11,970 | +9% |
| New Mexico | $10,140 | -8% |
| New York | $11,870 | +8% |
| North Carolina | $10,380 | -6% |
| North Dakota | $9,790 | -11% |
| Ohio | $10,210 | -7% |
| Oklahoma | $9,660 | -12% |
| Oregon | $11,370 | +3% |
| Pennsylvania | $10,730 | -2% |
| Rhode Island | $11,250 | +2% |
| South Carolina | $10,310 | -6% |
| South Dakota | $9,740 | -11% |
| Tennessee | $10,110 | -8% |
| Texas | $10,680 | -3% |
| Utah | $10,880 | -1% |
| Vermont | $10,780 | -2% |
| Virginia | $11,120 | +1% |
| Washington | $11,770 | +7% |
| West Virginia | $9,840 | -11% |
| Wisconsin | $10,350 | -6% |
| Wyoming | $10,200 | -7% |
Regional estimates scale our national typical by BEA Regional Price Parities (2024), an index of overall state price levels — actual variation for this specific service differs. Source: BEA.
Frequently asked questions
What is the average cost to replace a roof in 2026?
About $9,000 nationally, with most homeowners paying between $9,000 and $18,000 installed. Small simple roofs can start near $5,700, and large or premium roofs can exceed $30,000.
How much does an asphalt shingle roof cost?
Roughly $5,800–$12,700 installed, per Bob Vila. Asphalt is the most common and cheapest option, which is why it sets the national average.
What do metal, tile and slate roofs cost?
Metal runs about $5,600–$16,400, tile $8,400–$25,000, and slate $5,500–$22,700. Premium product lines and large roofs can push these figures considerably higher.
How is roof replacement priced?
By the "square" (100 sq ft of roof). All-in, that works out to roughly $4–$16 per square foot depending on material, with labor making up 50–60% of the bill.
Does roof pitch affect the price?
Yes. Steeper and more complex roofs require more labor, staging and fall protection, which raises the cost compared with a low, simple roof of the same size.
Why do roofing quotes vary so much?
Material, roof size, pitch, tear-off needs, features like skylights and chimneys, and your region all move the number. Getting three itemized bids is the best way to compare.
How we estimate this
Every figure on this page is compiled from the public sources cited above and given as a low–typical–high range rather than a single false-precise number. Where costs vary by location we scale the national typical using published state price levels. We recheck figures on a set schedule and stamp each report with the date last verified. We are independent and are never paid to change a number — see how we price things.
