How Much Does a New Roof Cost in 2026?

Replacing a roof is one of the largest home improvement investments you'll make. The average roof replacement costs $9,000–$20,000 for a typical US home, though the actual price depends on your roofing material, home size, location, and project complexity.

In this guide, we break down every cost factor with 2026 pricing data so you can budget accurately. Whether you're comparing asphalt shingles to metal roofing or trying to figure out if it's time to replace, you'll find the numbers you need below. Use our free Roofing Calculator to get an instant estimate tailored to your home.

Average Roof Replacement Cost in 2026

For a standard 1,500–2,000 sq ft roof with architectural asphalt shingles — the most popular choice in the US — homeowners pay:

• Total cost: $6,750–$18,000 (1,500 sq ft) to $9,000–$18,000 (2,000 sq ft)
• Cost per sq ft: $4.50–$9.00 installed
• Material cost: $2.00–$4.00 per sq ft
• Labor cost: $2.50–$5.00 per sq ft (before tear-off multiplier)

These figures include material and installation labor for a standard tear-off-and-replace job. They do not include underlayment, flashing, permits, or other extras — we cover those in Hidden Costs below.

Cost by Roofing Material

Your choice of roofing material is the single biggest factor in total cost. Here's how the five most common options compare in 2026:

3-Tab Asphalt Shingles

The budget option. 3-tab shingles are flat, uniform, and the cheapest to install. They work well for rental properties, budget-tight projects, or homes you plan to sell soon. The downside: they have the shortest lifespan (15–20 years) and lower wind resistance compared to architectural shingles.

Architectural (Dimensional) Shingles

The most popular choice for US homeowners, making up about 75% of all residential roofing jobs. Architectural shingles have a layered, dimensional look that mimics more expensive materials. They're more durable than 3-tab (25–30 year lifespan), offer better wind resistance (up to 130 mph rated), and come in a wide variety of colors and styles. The price premium over 3-tab is modest and well worth it for most homeowners.

Metal Roofing (Standing Seam)

Metal roofing costs roughly double the price of architectural shingles, but lasts 2–3 times longer. Standing seam metal roofs reflect solar heat (reducing cooling costs by 10–25%), resist wind up to 140+ mph, and require almost zero maintenance. They're increasingly popular in hurricane-prone and wildfire-risk areas. Use our Roof Cost Calculator to compare metal vs. asphalt for your specific home size.

Clay / Concrete Tile

Common in Spanish, Mediterranean, and Southwestern-style homes. Tile roofs are heavy — your home's framing must support the weight (600–1,100 lbs per roofing square vs. 200–300 lbs for shingles). Beautiful and extremely durable, but the high material and labor costs make them a premium choice.

Slate

The pinnacle of roofing materials. Natural slate can last over 100 years — some slate roofs in Europe are 400+ years old. The cost is substantial ($15–$30/sq ft installed), and you need a specialized contractor experienced in slate installation. Best suited for high-end homes where longevity and aesthetics justify the investment.

Cost by Home Size

Here's what to expect based on your home's roof area, using architectural shingles with a single-layer tear-off (1.15× labor multiplier):

Not sure of your roof area? A common rule of thumb: your roof area is roughly 1.1–1.5× your home's footprint (ground floor square footage), depending on roof pitch and overhang. Use our Roof Replacement Cost Calculator to enter your exact dimensions.

Factors That Affect Roof Replacement Cost

1. Roofing Material

As shown above, material choice creates a 4–5× cost difference between budget (3-tab) and premium (slate) options. Most homeowners choose architectural shingles for the best balance of cost, durability, and appearance.

2. Roof Size and Pitch

Roof area is measured in square feet (or "roofing squares" — 1 square = 100 sq ft). A steeper roof pitch means more surface area: a 6/12 pitch adds about 12% to your footprint, while a 12/12 pitch (45°) adds 41%. Steep roofs also require more safety equipment and take longer to install, increasing labor costs.

3. Tear-Off Requirements

Removing an existing roof layer adds to labor costs:

• New construction: Baseline labor cost (1.0×)
• One-layer tear-off: +15% labor ($0.40–$0.75/sq ft for removal and disposal)
• Two-layer tear-off: +30% labor (more weight and disposal)

Building codes in most areas limit roofing to a maximum of two layers. If your roof already has two layers, a full tear-off down to the decking is required.

4. Roof Complexity

Simple gable roofs are the cheapest to work on. Each of these features adds cost:

• Hips, valleys, and dormers — more cutting and flashing work
• Chimneys and skylights — require custom flashing ($200–$500 each)
• Multiple roof levels or intersecting rooflines
• Limited access (no room for material staging or dumpster placement)

5. Decking Condition

Once old shingles are removed, the plywood decking underneath may show damage (rot, soft spots, water damage). Replacing damaged decking costs $2–$4 per sq ft. Most contractors won't know the full extent until tear-off is underway, which is why reputable roofers quote a per-sheet price for decking replacement upfront.

6. Local Labor Market

Labor makes up 50–60% of a roof replacement cost. Rates vary significantly by region, urban vs. rural location, and seasonal demand. During peak roofing season (spring through fall), contractors may be booked weeks out and less likely to negotiate on price.

Regional Cost Variations

Roofing costs aren't uniform across the US. Here's how major regions compare:

These percentages are relative to the national average. Your specific city, neighborhood, and even time of year will further influence pricing. Always get at least three local quotes.

Hidden Costs Most Homeowners Miss

The quoted price for a roof replacement usually covers materials and labor for the shingles themselves. But several additional costs can add $1,000–$5,000+ to your total:

Pro tip: Ask your contractor for an itemized quote that separates these line items. A "total price" quote without line items makes it harder to compare bids fairly.

How to Save Money on a New Roof

Roof replacement isn't a project where you want to cut corners, but there are legitimate ways to reduce costs:

1. Get Multiple Quotes

Always get at least three written estimates from licensed, insured roofing contractors. Prices for the same job can vary 20–40% between contractors. Don't automatically choose the cheapest — look at their warranty terms, material quality, and reviews.

2. Time Your Project Strategically

Late winter and early spring (January–March) are slower periods for roofers. Many offer discounts of 5–15% to fill their schedule. Avoid scheduling right after major storm events when demand (and prices) spike.

3. Choose the Right Material for Your Timeline

If you plan to sell your home within 10 years, architectural shingles offer the best value. If you're staying 20+ years, metal roofing's longer lifespan often makes it the better lifetime investment despite higher upfront cost.

4. Check for Insurance Coverage

If your roof was damaged by hail, wind, or a fallen tree, your homeowner's insurance may cover part or all of the replacement. Document the damage with photos and file a claim before starting repairs. Some policies also offer premium discounts for impact-resistant shingles.

5. Ask About Manufacturer Rebates

Roofing manufacturers like GAF, Owens Corning, and CertainTeed occasionally offer rebates or promotional pricing through certified contractors. Ask your roofer if any current programs apply to your project.

6. Bundle Projects

If you also need new gutters, soffit, or fascia work, bundling these with your roof replacement is often cheaper than doing them separately. The crew is already on-site with ladders and equipment.

Repair vs. Replace: Decision Guide

Not every roof problem requires a full replacement. Here's a framework for deciding:

Consider Repair If:

• Your roof is less than 15 years old
• Damage is localized (fewer than 30% of shingles affected)
• The issue is a small leak around a vent, pipe boot, or flashing
• No signs of structural sagging or widespread water damage
• Repair cost is less than 30% of full replacement cost

Typical repair costs: $300–$1,500 for minor repairs; $1,500–$4,000 for moderate repairs (section replacement).

Consider Replacement If:

• Your roof is over 20 years old (for asphalt shingles)
• Widespread damage — curling, buckling, or missing shingles across the roof
• Visible sagging in the roofline (indicates structural issues)
• Multiple leaks or recurring leak problems
• Granule loss visible in gutters (shingle end of life)
• You're planning to sell — buyers often discount offers by more than the cost of a new roof

If you're on the fence, get a professional inspection ($100–$300). A reputable roofer will give you an honest assessment — be wary of any contractor who pushes for a full replacement without explaining why.

Frequently Asked Questions

Frequently Asked Questions

How much does it cost to replace a roof on a 2,000 sq ft house? +

For a 2,000 sq ft roof with architectural shingles and a single-layer tear-off, expect to pay $9,750–$19,500 total. This breaks down to approximately $4,000–$8,000 in materials and $5,750–$11,500 in labor. Metal roofing on the same house would cost $17,200–$34,400.

What is the cheapest type of roof to install? +

3-tab asphalt shingles are the cheapest roofing option at $3.50–$7.00 per sq ft installed. For a 1,500 sq ft roof, that's $5,250–$10,500 total. While they have the lowest upfront cost, they last 15–20 years compared to 25–30 years for architectural shingles.

How long does a roof replacement take? +

Most residential roof replacements take 1–3 days for asphalt shingles on a standard home. Metal roofing takes 3–5 days, and tile or slate can take 5–10 days. Weather delays, complex roof designs, and structural repairs can extend the timeline. Tear-off of old roofing adds about half a day.

Does a new roof increase home value? +

Yes. A new roof typically recoups 60–70% of its cost in increased home value, according to Remodeling Magazine's Cost vs. Value Report. A new roof also makes your home significantly easier to sell — homes with aging roofs often sit on the market longer or receive lower offers.

Should I repair or replace my roof? +

Consider replacement if your roof is more than 20 years old, has widespread damage (more than 30% of the surface), shows signs of sagging or structural issues, or has had multiple repairs. Minor issues like a few missing shingles or a small leak around a vent can usually be repaired for $300–$1,500.

Can I install a new roof over my old one? +

Some building codes allow installing new shingles over one existing layer, which saves on tear-off costs. However, this adds weight to the structure, can trap moisture, and prevents inspection of the decking underneath. Most roofing professionals recommend a full tear-off for the best results and longest lifespan.

What time of year is cheapest to replace a roof? +

Late winter and early spring (January–March) are typically the cheapest times for roof replacement. Contractors have less demand and may offer discounts to fill their schedule. Avoid scheduling during late spring through fall in storm-prone regions, when demand and prices peak after hail and hurricane season.