Roof Replacement Cost
Architectural shingles, installed, average home
$8,000 – $20,000+
Roughly $4.50–$7.50 per square foot. Metal: $15,000–$35,000+.
What drives the price
| Driver | Impact | Notes |
|---|---|---|
| Material | 2–4x swing | 3-tab shingles cheapest, architectural standard, metal/slate premium |
| Roof size & complexity | Linear with squares + features | Valleys, dormers, skylights, and chimneys add flashing labor each |
| Pitch | +10–30% for steep | Above 7/12 pitch needs staging and safety gear; walkable is cheapest |
| Tear-off layers | $1,000–$3,000 per layer | Two old layers doubles disposal weight and labor |
| Decking repair | $500–$3,000+ if rotted | Quoted per sheet once exposed — get the per-sheet rate in writing upfront |
| Region & season | ±25% | Storm-chasing markets spike after hail; late fall bids run softer |
Material math: shingles vs metal
Architectural shingles last 20–30 years and cost half of metal upfront. Standing-seam metal lasts 40–70 years with minimal maintenance. If you will own the home 15+ years, metal's lifetime cost often wins despite the sticker shock — run both quotes over your expected ownership, not just year one.
Storm-chaser warning
After hail or wind events, out-of-state crews flood in with free inspections and insurance promises. Protect yourself: verify local licensing and a physical office, never sign over insurance benefits (AOB) without legal review, and get at least one bid from an established local roofer. The cheapest storm bid is rarely the cheapest roof.
Quick answers
How much does a new roof cost in 2026?
Architectural shingles typically run $8,000–$20,000 installed ($4.50–$7.50/sq ft). Metal runs $15,000–$35,000+ but lasts two to three times longer.
Can you put a new roof over the old one?
Most codes allow two shingle layers max, saving $1,000–$3,000 in tear-off. But overlays hide deck damage and shorten roof life — full tear-off is usually the better buy.
Before you sign: decking rates, underlayment type, and warranty terms (manufacturer vs workmanship) are where roof quotes differ most. See how to read a contractor quote.