Roof replacement cost per square foot (2026)
US-average roof replacement pricing per square foot, broken out by variant. Multiply by your project size for a total, or use the calculator below.
| Variant | Low per square foot | Typical per square foot | High per square foot |
|---|---|---|---|
Asphalt 3-tab shingle Cheapest, 15 to 20 year lifespan. | $4 | $6 | $10 |
Architectural asphalt The default in most US markets. 25 to 30 year warranty. | $6 | $8 | $13 |
Standing-seam metal 40 to 70 year lifespan. Big premium up front. | $12 | $17 | $26 |
Concrete tile Common in the South and Southwest. Heavy, needs framing check. | $10 | $15 | $23 |
Clay tile Spanish-style roofs. 50 plus year lifespan, premium pricing. | $14 | $21 | $33 |
National averages. State and metro multipliers shift these 12 to 55% in either direction.
Calculate your total
Enter project size and variant; the total updates instantly.
Estimate your cost
US national averageAdjust the variant and size. Numbers update live.
Use your roof's footprint, not the home's square footage. Steep pitches add 15 to 35 percent.
- Variant
- Architectural asphalt
- Size
- 1,800 sq ft
- Region factor
- 1.00x
Free, no obligation. We hand you off to vetted local pros.
See per-unit pricing for your state
- Alabama
- Alaska
- Arizona
- Arkansas
- California
- Colorado
- Connecticut
- Delaware
- Florida
- Georgia
- Hawaii
- Idaho
- Illinois
- Indiana
- Iowa
- Kansas
- Kentucky
- Louisiana
- Maine
- Maryland
- Massachusetts
- Michigan
- Minnesota
- Mississippi
- Missouri
- Montana
- Nebraska
- Nevada
- New Hampshire
- New Jersey
- New Mexico
- New York
- North Carolina
- North Dakota
- Ohio
- Oklahoma
- Oregon
- Pennsylvania
- Rhode Island
- South Carolina
- South Dakota
- Tennessee
- Texas
- Utah
- Vermont
- Virginia
- Washington
- West Virginia
- Wisconsin
- Wyoming
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.