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What a new roof costs in 2026, how the price splits between tear off, materials and labor, and why the same house can get quotes $6,000 apart.
Roof replacement costs $5,700 to $16,000 for an average home, with $10,800 the typical price, or $300 to $600 per square of asphalt shingles. Repairs run $150 to $1,000.
A full roof replacement costs $5,700 to $16,000 for an average home, with $10,800 the typical price. Shingles are priced by the square, which is 100 square feet of roof, and asphalt runs $300 to $600 per square installed. That number includes tear off, underlayment, flashing, vents and cleanup, or it should.
The same 2,000 square foot house can get quotes that differ by $6,000. One bid may include new decking, ice and water shield, ridge vents and a permit, while another reuses the old flashing and skips the permit. Compare each quote by the square, the material line and the decking terms, not by the bottom line alone.
Installed price at the national rate of $300 to $600 per square of asphalt shingles. A 2,000 square foot home usually has about 22 squares of roof, and steep or complex roofs add squares fast.
Calculated from the per-square range and checked against the HomeGuide size table in Oct 2026. Architectural shingles, steep pitch and new decking push the price toward the high end.
National ranges, installed. Your city can run 10 to 20 percent either way, so check the local pages before you compare quotes.
HomeGuide roof replacement, metal roof and roofing labor cost guides, compared Oct 2026.
Six things move a roofing quote more than anything else. Ask each contractor to put them in writing so the numbers describe the same job.
Roofs are measured in squares of 100 square feet. A 1,500 square foot home has about 17 squares and costs $5,000 to $10,100, while a 3,000 square foot home has around 34 squares and costs $10,100 to $20,100. Complexity adds waste.
Roofs steeper than a 6:12 pitch need extra safety gear and slower work. Two stories, dormers, valleys and skylights all add labor. The HomeGuide size table assumes a single-story home with a 6:12 pitch, so anything steeper costs more.
Asphalt shingles are the cheapest installed option at $3 to $6 per sq ft. Metal runs $5 to $16, tile $7 to $25 and slate $10 to $30. Material also sets the lifespan, from 15 to 20 years for 3-tab shingles up to 50 years or more for slate.
Removing the old roof costs $100 to $300 per square, and tear off labor runs $1 to $5 per sq ft. A roof over skips that cost but cuts the roof's remaining life, and most cities allow only two layers.
New roof decking costs $2 to $5 per sq ft, and trusses run $5 to $14. Structural repairs for a sagging roof cost $3,000 to $6,000. A contractor who never mentions decking is pricing the easy version of the job.
New flashing and underlayment should be included. Roof vents cost $200 to $700, soffit $4 to $22 per linear ft, fascia $5 to $12, and a drip edge $1.50 to $3. A roof permit costs $100 to $500.
On a shingle roof, labor is the largest single line. HomeGuide puts installation labor at $150 to $300 per square, and the calculator below shows how the per-square price splits.
HomeGuide roof replacement calculator, labor and material breakdown, Oct 2026.
Roofing is one of the most dangerous trades on a house. Falls, hot shingles, nail guns and a steep pitch are why most roofing crews carry insurance and use harnesses. A homeowner can inspect from the ground with binoculars, clear the gutters, and patch a lifted shingle with roofing cement, but replacing a roof is not a weekend project.
Patching small damage is realistic for a confident DIYer. A tube of roofing cement and a few shingles cost under $100. Anything above a 20 percent repair, however, is usually money spent on a roof that still needs replacing. Ask a roofer whether the decking is soft before you buy materials.
Installed prices per square foot and expected lifespan by material. Material sets the price more than any other choice, and labor rises with weight and complexity.
HomeGuide roofing material prices and lifespan table, compared Oct 2026.
All three cover a house for decades, but they trade upfront price against lifespan, weight and repair style. The right pick depends on budget, roof structure and how long you plan to stay.
Asphalt wins on day one and loses over 30 years once a second replacement is counted. Metal costs more upfront but lasts longer and weighs less than tile. Tile looks best on many homes but can need structural reinforcement. Compare quotes by the square and the material line, then run the number through our quote checker.
The order of work is the same on every roof. A quote that skips a step is where the savings come from, so compare the scope line by line.
The roofer measures the roof in squares, checks the pitch and notes valleys, vents, chimneys and any soft decking.
The permit is filed, the shingle order is placed and material is staged on the roof or in the driveway before tear off begins.
Old shingles and nails come off, the deck is swept and the site is protected with tarps over plants and siding.
Soft or rotten sheathing is replaced, and any framing problems are flagged before the new layers go down.
Synthetic underlayment, drip edge and new flashing at walls, chimneys and valleys are installed first.
Starter strip, shingle courses, ridge cap and vents go on, with nails placed at the manufacturer's pattern.
The site is swept with a magnet, the permit inspection is scheduled, and the workmanship warranty is issued.
Detailed cost guides for each job are being written; the tools above price every one of them today.
Checked against the official source on Oct 28, 2026. General information, not legal advice. Roofing work is regulated by permit, and by state license for some trades.
A full roof replacement costs $5,700 to $16,000 for an average home, with $10,800 the typical price. Asphalt shingles run $300 to $600 per square installed, and a square covers 100 square feet of roof. Material, pitch and decking condition drive the final number.
Asphalt shingles cost $300 to $600 per square installed, which includes tear off, underlayment, flashing and labor. Architectural shingles run higher, and metal or tile can cost several times more. One square is 100 square feet of finished roof area, not 100 square feet of floor space.
Asphalt 3-tab shingles last 15 to 20 years and architectural shingles 20 to 30 years. Metal lasts 30 to 80 years or more, tile 30 to 100 years, and slate 50 to 200 years. Ventilation, decking and installation quality matter as much as the material.
A repair makes sense when the damage is small and the roof is under 15 years old. Repeated leaks, granule loss, curling shingles or a roof past 20 years usually point to replacement. A roof inspection costs $100 to $400 and gives you a clearer answer than a storm chaser will.
Minor repairs cost $150 to $1,000 to patch a leak or replace shingles. Structural repairs to a sagging roof run $3,000 to $6,000. Leaks around chimneys and valleys are common and often need new flashing rather than more sealant.
A metal roof costs $5 to $16 per square foot installed, or $7,500 to $40,000 for an average home. Corrugated and sheet metal sit at the low end, while standing seam and copper cost more. Metal lasts 30 to 80 years or more and weighs less than tile.
Yes in some cases, and it saves $100 to $300 per square in tear off. But a roof over hides decking problems and shortens the life of the new roof by trapping heat. Most cities limit a roof to two layers, so check with your building department before choosing this option.
Most cities require a roofing permit, typically $100 to $500, and some require an inspection before the final course is installed. Ask who pulls the permit and who meets the inspector. Unpermitted roof work can become a problem when you sell the house.
Late spring through early fall is the most popular window, which is also when crews are busiest and quotes carry a premium. Asphalt shingles can be installed in cold weather if the adhesive is handled correctly. Ask your roofer how weather will affect the schedule.