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Roof replacement cost in 2026

A typical US roof replacement runs $9,900 to $22,500 in 2026, with most homeowners paying around $14,400. Costs vary by variant, size, and region. Use the calculator below or pick your state for local numbers.

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US national average

Adjust the variant and size. Numbers update live.

1,800 sq ft

Use your roof's footprint, not the home's square footage. Steep pitches add 15 to 35 percent.

Estimated total
$9,900 - $22,500
Typical: $14,400
Variant
Architectural asphalt
Size
1,800 sq ft
Region factor
1.00x
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Roof replacement cost by variant

National-average ranges for a 1,800 sq ft job. State and metro pages adjust these for local labor and permit costs.

Roof replacement cost by variant (US average)
VariantLowTypicalHigh
Asphalt 3-tab shingle
Cheapest, 15 to 20 year lifespan.
$7,700$11,250$17,550
Architectural asphalt
The default in most US markets. 25 to 30 year warranty.
$9,900$14,400$22,500
Standing-seam metal
40 to 70 year lifespan. Big premium up front.
$20,800$30,250$47,250
Concrete tile
Common in the South and Southwest. Heavy, needs framing check.
$18,300$26,650$41,650
Clay tile
Spanish-style roofs. 50 plus year lifespan, premium pricing.
$25,750$37,450$58,500

What's included

  • ✓Tear-off and disposal of the old roof
  • ✓New underlayment, drip edge, and flashings
  • ✓Standard ridge vents and pipe boots
  • ✓Permit and final inspection fees in most markets

What's NOT included

  • —Decking replacement if rotted plywood is found (typically 70 to 100 dollars per sheet)
  • —Skylight replacement or chimney rebuild
  • —Solar panel removal and reinstall
  • —Gutter replacement

What changes the price

Roof pitch and complexity

A steep-pitch roof with multiple valleys, dormers, or hips can add 20 to 40 percent in labor over a simple gable. Crews need safety harnesses and slow down.

Tear-off layers

Most jurisdictions only allow one layer of asphalt over the original deck. A double tear-off adds about 1 dollar per square foot in disposal.

Material choice

Asphalt remains the cheapest install. Metal and tile cost two to three times as much up front but last two to three times as long.

Roof replacement cost by state

All 50 states plus DC, sorted alphabetically.

Roof replacement cost in top US metros

Frequently asked questions

How long does a roof replacement take?+

A typical 1800 sq ft asphalt re-roof takes one to three days. Metal and tile run three to seven days because of fastener and underlayment requirements.

Is a roof replacement covered by homeowners insurance?+

Insurance covers replacement caused by a sudden, named peril such as hail or wind. Age-related wear and deferred maintenance are excluded under almost every policy.

Do I need a permit to replace a roof?+

Yes in most US cities and counties. Permit fees usually run 150 to 500 dollars and are bundled into the contractor's quote.

When is the best time of year to replace a roof?+

Late spring and early fall offer the best installation temperatures for asphalt sealant. Winter installs are possible but slower and may carry a 5 to 10 percent surcharge.

Should I repair or replace my roof?+

Repair if the roof is under 15 years old and the damage is localized. Replace if shingles are curling sitewide, granules fill the gutters, or two or more leaks have appeared in a single season.