Planning estimate only. Real quotes vary with access, deck condition, local code, and contractor. Always get itemized bids.
Project
Roof size
Roof complexity
Home height
Existing roof being removed
Roof decking (sheathing) replacement
How big is the problem?
Data sources
Regional pricing blends BLS roofer wages (May 2025) and BEA Regional Price Parities (2023) across 376 metros and all 51 states, where the national average is 100. Installed prices are cross-checked across independent 2026 trade cost guides. Federal tax status per the IRS.
Every roofing calculator
Sixteen tools for pricing, measuring, and planning a roof.
Replacement costs, explained
Every figure below comes from the same verified data the calculator runs on.
How much does it cost to replace a roof in 2026?
Replacing the reference roof costs $23,050 at the US average. That's a 2,000 square foot single-story home reroofed in architectural asphalt with a single-layer tear-off, and it breaks down the way a contractor bid should: $16,900 for materials and labor, $3,900 for tear-off, $1,950 for disposal, $300 for the permit. Across states, the identical job runs $19,826 to $26,886. The calculator above rebuilds every line for your roof and your ZIP.
The useful way to read those numbers: the new roof itself is about three quarters of the bill. The last quarter is getting the old roof off and gone, and that's the part people forget to budget.
Roof replacement cost by material
Full replacement totals for the reference roof at the US average, with tear-off, disposal, and permit included. Most cost tables show material prices only. These are the checks you'd actually write.
| Material | Total replacement cost | Typical lifespan |
|---|---|---|
| Asphalt, 3-tab | $17,850 | 18 years |
| Asphalt, architectural | $23,050 | 28 years |
| Metal, exposed-fastener steel | $25,650 | 40 years |
| Asphalt, premium / designer | $30,850 | 30 years |
| Metal, stone-coated steel | $34,750 | 50 years |
| Metal, standing seam | $42,550 | 50 years |
| Clay tile | $43,850 | 100 years |
| Natural slate | $63,350 | 100 years |
| Copper | $71,150 | 85 years |
Heavy materials carry a hidden asterisk: tearing off tile, slate, or multiple layers costs $250 to $500 per square instead of the $100 to $300 this table assumes for a single light layer. The calculator switches rates automatically when you tell it what's coming off.
Tear-off and disposal costs: the part people skip
On the reference roof, tearing off and disposing of the old roof accounts for $5,850 of the $23,050 total. That's not padding. It's the labor to strip 26 squares, a dumpster, tipping fees, and hauling. If a bid looks suspiciously cheap, this is usually where the money went missing, either as a roof-over (new shingles nailed over the old ones) or as a disposal line that shows up later as a change order. Most building codes cap a roof at two layers, an overlay hides the deck so rot goes unfound, and the second layer ages faster. If a bid skips tear-off, make sure that's a deliberate choice and not a corner being cut.
How to read contractor quotes against this estimate
Bids are hard to compare because scope varies. Line them up against the four lines above. If materials and labor match the estimate but tear-off is triple, ask whether they found extra layers or decking damage. If every line is high, that might just be your metro: put your ZIP in the calculator and compare bids against your market, not a national average. Get at least three itemized bids. It's the highest-value hour in the whole project.
Frequently asked questions
How much does it cost to replace a roof?
$23,050 at the US average for a 2,000 square foot single-story home in architectural asphalt, single-layer tear-off included. Location moves that same job between $19,826 and $26,886, and material moves it more: $17,850 in 3-tab asphalt, $71,150 in copper. Enter your details above for your own itemized number.
What share of the cost is labor?
Labor is the biggest single input, which is why location moves prices so much. This calculator's regional index weights local roofer wages as its largest factor, straight from Bureau of Labor Statistics data, with regional overhead and materials behind it.
Can I put new shingles over the old ones?
Sometimes, but usually you shouldn't. Codes generally cap roofs at two layers, overlays hide deck damage, the new layer ages faster, and manufacturer warranties can shrink. The tear-off line exists for a reason.
When does repairing beat replacing?
Rule of thumb: a repair under about 30 percent of replacement cost usually wins; above about 50 percent, replacement usually wins. The repair or replace tool runs your two numbers against those thresholds and factors in the roof's age.