Roof replacement cost

How much does a roof replacement cost?

This is a tear-off of one layer of shingles and a new architectural asphalt roof. It is not metal, not tile, and not a roof that stays while a second story is built under it. The national starting point is $6.80 per square foot of roof, and about 52 percent of that is the crew. Your city scales the labor. The low column is 78 percent of the scaled typical. The high column is 134 percent. Low is one layer, a walkable pitch, a place for the dumpster, and decking that does not need sheets. High is the same shingles when access is worse, a few boards are replaced, or the job takes a second trip. A full redeck, a second layer that has to come off, or a crane can honestly sit above the high number.

The square footage in the bar is floor area. A roof is not a floor plan. This calculator multiplies floor area by 1.15 and calls that a planning roof. A 1,800 square foot house becomes about 2,070 square feet of roof. That 15 percent is a stand-in for a simple gable, not a measurement from the curb and not a square count from a roofer. A steep pitch, a cut-up hip, or a measured number replaces it the day someone is on a ladder. Do not argue a measured roof down to the planning area. Do use the planning area to see whether a quote is in the right neighborhood before they measure.

What the city changes, and what it does not

Labor is the local part. A city at 1.20 times a national crew costs more in hours, not in shingles. Hail, coastal wind, and a hot attic change which shingle and which underlayment a careful roofer specifies. They do not, by themselves, multiply this table. If a quote is far above the high column, the honest reasons are usually decking, a second layer, steep charges, or a different material. Ask which one. A price with no scope is not comparable to the typical column, even if the city matches.

How to read the quote

Three questions before you compare the number with this page. How many squares did they measure, and is that the same thing as the planning area you see here? Is the deck included, or only a few boards? What happens, in writing, if they open the roof and the deck is worse than a few boards? Ice-and-water in the valleys, new flashing at a chimney, and haul-away of one layer should be named if they are in the price. If they are not named, do not assume they are free, and do not assume they are the reason the price is high.

The example house versus yours

City pages run this same price on that city’s example home, including the year it was built and the local note about the housing. A 1950 bungalow and a 2005 two-story do not fail in the same way. The calculator follows the square footage you set. A 1,000 square foot ranch and a 2,400 square foot house are not one “roof cost,” and this page will not publish a single national average that pretends they are.

If you rent

You do not replace a roof. The range is only useful if a building is assessing owners, or if you are trying to understand a number someone else quoted. Do not hire a roofer for a house on a lease. Reviewed as a method on 2026-09-30. The city page is where the planning area and the labor factor are written next to each other for that place. Take both into the conversation. A low labor factor does not repair a rotten deck.

If you only remember one sentence: the typical price is one layer, architectural shingles, on a roof this site estimated as 15 percent more than the floor. Anything else has to be written on the quote before you decide the high column was wrong.