How Much Does Roof Replacement Cost in 2026?
Roof replacement costs $8,500–$22,000 in 2026 for a typical 2,000 sq ft home. Asphalt shingles are the cheapest at $4–$8 per sq ft installed; metal standing seam is $9–$16; tile and slate are $15–$30. Use our roofing calculator to estimate squares, bundles, and underlayment.
Key facts at a glance
- •Average 2026 roof cost: $4–$30 per sq ft installed
- •2,000 sq ft asphalt re-roof: $8,500–$13,500
- •2,000 sq ft metal standing seam: $18,000–$32,000
- •Tear-off old roof: $1–$3 per sq ft
- •Permit: $200–$500
Roof replacement cost per square foot
Roofing is sold by the 'square' (100 sq ft of roof surface) but cost is typically quoted per square foot of footprint. Pitch increases actual surface and total cost.
| Material | Low | Average | High |
|---|---|---|---|
3-tab asphalt | $3.5 | $4.5 | $5.5 |
Architectural shingle | $4.5 | $5.75 | $7 |
Standing seam metal | $8 | $11 | $14 |
Corrugated metal | $5 | $7 | $9 |
Concrete tile | $10 | $15 | $20 |
Clay tile | $12 | $17 | $25 |
Slate | $15 | $22 | $30 |
Total roof cost by home size
| Footprint sq ft | Roof sq ft | Cost |
|---|---|---|
1,500 sq ft ≈ 1,700 sq ft roof | ≈ 1,700 sq ft roof | $7.5K – $12K |
2,000 sq ft ≈ 2,400 sq ft roof | ≈ 2,400 sq ft roof | $10K – $16K |
2,500 sq ft ≈ 3,000 sq ft roof | ≈ 3,000 sq ft roof | $13K – $20K |
3,200 sq ft ≈ 3,800 sq ft roof | ≈ 3,800 sq ft roof | $16K – $26K |
What drives roof cost up or down
- •Roof pitch: steep roofs (10:12+) add 15–25% labor
- •Number of hips/valleys: each adds material waste
- •Tear-off layers: each layer of old roof adds $1–$2 per sq ft
- •Skylights, chimneys, vents: $200–$1,200 each in flashing labor
- •Decking repair: $3–$5 per sq ft if rotted plywood found
- •Ice & water shield: $0.50–$1.50 per sq ft (required in cold climates)
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Try Remodel AI freeFrequently asked questions
How much does a new roof cost for a 2,000 sq ft house?+
Architectural asphalt: $10,000–$16,000. Metal standing seam: $20,000–$32,000. Tile: $30,000–$45,000. All installed including tear-off.
How long does a roof last?+
3-tab asphalt: 15–20 years. Architectural shingle: 25–30 years. Metal: 40–70 years. Tile: 50+ years. Slate: 75–100+ years.
Is it cheaper to repair or replace a roof?+
Repair for localized damage on a roof under 15 years old. Replace if the roof is approaching its lifespan, has multiple leak points, or shows widespread granule loss.
Can I install a new roof over the old one?+
Most codes allow up to 2 layers of asphalt shingles. Adding a layer is $1,000–$2,500 cheaper than tear-off but voids most manufacturer warranties and accelerates deck rot if leaks develop.
Does insurance cover roof replacement?+
Most homeowners insurance covers roof damage from hail, wind, fire, and falling trees. Age-related wear is not covered. ACV (actual cash value) policies prorate payouts based on roof age.