Roof Replacement Cost Calculator
Estimate the cost to replace your roof by roof size, material, pitch, and whether the old roof is torn off. Get a materials and labor breakdown in seconds.
Estimated Cost
Low
$8,657
Average
$12,660
High
$19,184
Project Details
Adjust the project scope below to update the estimate instantly.
Preparing interactive controls…
Enter measured roof-surface area from plans, an aerial report, or a contractor takeoff. If you only know the building footprint, use the roof-area worksheet above instead of applying one generic pitch factor.
Tear-off is recommended; most codes allow a maximum of two roofing layers.
Scope Notes & Exclusions4 planning notes included with this estimate
- Includes 10% planning waste for Architectural Asphalt.
- High-wind nailing patterns, valleys, hips, ridges, and cold-climate ice barriers can change accessory quantities.
- Excluded: Deck/sheathing replacement, structural framing repair, gutters, skylight replacement, and hazardous-material abatement
- Excluded: Extended manufacturer warranty upgrades
Cost Breakdown
Review the subtotals first, then expand a section for itemized quantities and price ranges.
Materials & Equipment3 line items · 42% of the average estimateAverage$5,370
| Item | Qty | Low | Average | High |
|---|---|---|---|---|
| Architectural Asphalt Shingle Squares | 19 roofing squares (100 sq ft) | $2,850 | $4,180 | $6,080 |
| Starter, Ridge Caps, Flashing, Drip Edge & Fasteners | 1700 sq ft roof area | $425 | $765 | $1,275 |
| Underlayment / Ice-Barrier Allowance | 1700 sq ft roof area | $255 | $425 | $765 |
| Subtotal | $3,530 | $5,370 | $8,120 |
Labor, Trade Services & Removal4 line items · 56% of the average estimateAverage$7,120
| Item | Qty | Low | Average | High |
|---|---|---|---|---|
| Architectural Shingle Layout & Installation Labor | 1700 sq ft roof area | $3,060 | $4,080 | $5,780 |
| Existing Roof Tear-Off & Loading | 1700 sq ft roof area | $1,360 | $2,040 | $3,230 |
| Roofing Debris Haul-Off / Disposal Allowance | 1700 sq ft roof area | $255 | $510 | $1,020 |
| Medium-Pitch Fall-Protection / Production Allowance | 1 allowance | $367 | $490 | $694 |
| Subtotal | $5,042 | $7,120 | $10,724 |
Design, Permits & Project Costs1 line items · 1% of the average estimateAverage$170
| Item | Qty | Low | Average | High |
|---|---|---|---|---|
| Roofing Permit / Inspection Allowance | 1 job | $85 | $170 | $340 |
| Subtotal | $85 | $170 | $340 |
About the Roof Replacement Calculator
Replacing a roof is one of the largest home-maintenance projects most owners face, and the price swings widely with roof size, material, and how complex the roof is to work on. This calculator estimates your total by combining the roofing material, underlayment and flashing, installation labor (adjusted for pitch and home height), tear-off of the old roof, and permits — so you get a realistic low, average, and high range before you call contractors.
How We Calculate Roof Replacement Cost
We normalize measured roof area, material, pitch, stories, and tear-off scope, then select a material-specific roof assembly. Each profile has its own waste, purchase increment, covering, accessories, underlayment, and installation labor. Asphalt orders round up to whole 100-sq-ft roofing squares. Pitch and home height create separate labor allowances instead of silently multiplying material. Tear-off, debris disposal, and permit are separate lines; permit does not change with the Location selector.
Factors That Affect Roof Replacement Cost
The biggest cost drivers are measured roof area, material and grade, waste and purchase rounding, pitch, stories, tear-off, disposal, and detail complexity at valleys, hips, ridges, walls, chimneys, skylights, and other penetrations. Tile and slate may require structural review; cedar can face fire-zone restrictions; metal price changes with gauge, coating, panel system, and trim. Hidden deck rot and framing repair remain excluded until demolition exposes them.
Roofing Material Comparison
Profile inputs used by this calculator before pitch, stories, tear-off, disposal, permit, regional adjustment, and whole-square rounding. Accessory ranges include the profile-specific flashing, edge/ridge, fastener, and underlayment allowances.
| Material | Waste | Covering / purchase sq ft | Accessories / roof sq ft | Base labor / roof sq ft |
|---|---|---|---|---|
| 3-Tab Asphalt | 10% + whole squares | $1 – $2 | $0.40 – $1.20 | $1.60 – $3 |
| Architectural Asphalt | 10% + whole squares | $1.50 – $3.20 | $0.40 – $1.20 | $1.80 – $3.40 |
| Exposed-Fastener Metal | 12% | $4 – $11 | $1 – $3.65 | $3 – $7 |
| Cedar Shake | 15% | $4 – $9.50 | $1 – $3.65 | $3 – $6.50 |
| Clay / Concrete Tile | 15% | $4 – $12 | $1.50 – $5.25 | $4 – $9 |
| Natural Slate | 15% | $8 – $24 | $2 – $7.25 | $6 – $14 |
Source: Current material profiles; Fixr benchmark plus ARMA, MCA, TRIA, CSSB, and National Slate Association installation guidance.
Roof Replacement Cost Examples From the Calculator
Example 1 — 1,700 sq ft of architectural asphalt on a one-story, medium-pitch roof with tear-off. Ten percent waste produces a 1,870-sq-ft target, which rounds up to 19 roofing squares or 1,900 sq ft of purchase coverage. The national modeled range is $8,657–$19,184, with a $12,660 midpoint: $5,370 in shingles, accessories, and underlayment; $4,570 in installation and medium-pitch access labor; $2,040 in tear-off; $510 in disposal; and $170 for permit/inspection.
Example 2 — 2,500 sq ft of exposed-fastener metal roofing on a steep, two-story home with tear-off. Twelve percent waste produces 2,800 sq ft of purchase coverage. The modeled range is $27,080–$71,995, with a $44,900 midpoint: $24,600 in panels and roof-system materials; $16,380 in installation, pitch, and height labor; $3,000 in tear-off; $750 in disposal; and $170 for permit/inspection.
Both examples exclude deck replacement, structural reinforcement, gutters, skylight replacement, hazardous-material abatement, and regional adjustment.
Tear-off vs. overlay: which should you choose?
An overlay (laying new shingles over the old ones) is tempting because it skips the messiest, most labor-intensive step. On an average roof that saves roughly $1,500–$3,000.
The catch: the new shingles inherit whatever is underneath. Any rotted decking stays hidden, the extra layer traps heat and shortens shingle life, and the added weight isn't ideal for older framing. Building codes also cap most homes at two total layers, so an overlay just defers a full tear-off to next time. For a roof you want to last its full rated lifespan — and to keep manufacturer warranties intact — a complete tear-off is the safer choice.
When to repair vs. replace
If less than about a quarter of the roof is damaged and the roof still has years of rated life left, a targeted repair is usually the smart spend. Once damage is widespread, leaks are recurring, or the roof is past roughly 80% of its expected lifespan, repeated repairs stop paying off and full replacement is more economical.
Get the roof inspected after any major storm — and before listing your home. A documented new roof removes a major buyer objection and smooths the inspection, even though it typically recoups only part of its cost at resale.
Roof Replacement by Roof Area
| Roof Area | Low | Average | High |
|---|---|---|---|
| 850 sq ft | $4,448 | $6,526 | $9,923 |
| 1,300 sq ft | $6,711 | $9,824 | $14,900 |
| 1,700 sq ft | $8,657 | $12,660 | $19,184 |
| 2,550 sq ft | $13,020 | $19,015 | $28,766 |
| 3,400 sq ft | $17,229 | $25,149 | $38,027 |
| 5,100 sq ft | $25,802 | $37,639 | $56,871 |
National average at typical settings — use the calculator above for your exact inputs and location.
Planning a larger project? You may also want to estimate costs for soffit installation cost, siding replacement cost, gambrel roof cost, or window replacement cost.
Cost basis & data provenance
Scope-matchedThis calculator checks a typical 1,700 sq ft architectural-asphalt roof, medium pitch, one story, tear-off against a scope-matched benchmark of $10,000–$14,000, using Fixr 1,700-sq-ft roof-replacement guide (accessed 2026-07-22). Cost data is scheduled for review by 2027-01.
- Fixr — 1,700 Sq. Ft. Roof Replacement: $8,075–$17,000; $11,900 average. The source's architectural-shingle case closely matches the default area, material, and tear-off scope. The model also exposes 10% waste and rounds the order to 19 roofing squares. Checked 2026-07-22.
Sources
- • Fixr — 1,700 Sq. Ft. Roof Replacement (checked 2026-07-22)
- • Asphalt Roofing Manufacturers Association — Installation Guidance (checked 2026-07-22)
- • Metal Construction Association (checked 2026-07-22)
- • Tile Roofing Industry Alliance (checked 2026-07-22)
- • Cedar Shake & Shingle Bureau (checked 2026-07-22)
- • National Slate Association — Installation (checked 2026-07-22)
Costs are based on current industry ranges and vary by location and market conditions. See how we calculate costs — cost data last reviewed July 2026.
Frequently Asked Questions
How much does it cost to replace a roof on a 2,000 sq ft house?
Is it cheaper to put new shingles over the old ones?
What is the 25% rule in roofing?
How long does it take to replace a roof?
What is the lifespan of a roof by material?
Does a new roof increase home value, and is it tax deductible?
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