How Much Does Roof Replacement Cost in 2025?
Typical Range:
$5,866 - $13,208
Typical Range:
$5,866 - $13,208
Cost data is based on actual project costs as reported by 63,165 HomeAdvisor members. Embed this data
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Updated December 2, 2024
Reviewed by Dan DiClerico, Smart Home Strategist and Home Expert.Roof replacement averages $9,511. Most homeowners pay approximately $5,866 and $13,208.
Your home's square footage corresponds with the total area of your roof, which influences labor and material costs.
Roofing materials range from $4 to $11 per square foot, with high-end materials sometimes costing up to $40 per square foot.
Labor accounts for about 40% of total costs, usually between $200 and $300 per square.
Roof replacement ranges between $5,866 and $13,208, with most homeowners paying an average of $9,511. Most roof replacement options cost around $7 per square foot or $700 per square, depending on the roofing type, pitch, design, and various decorative or structural elements.
Let's calculate cost data for you. Where are you located?
Where are you located?
National Average | $9,511 |
Typical Range | $5,866 - $13,208 |
Low End - High End | $420 - $47,000 |
Cost data is based on actual project costs as reported by 63,165 HomeAdvisor members.
While materials are a primary cost factor for roof replacement, roof size, pitch, labor, and other elements can also affect total costs.
The square footage of your home directly correlates with your roof. For every square foot of your home, account for between 1.1 to 1.2 times more square footage for your roof, depending on its shape and slope. Roofing contractors typically measure roofs in squares, with one square equaling 100 square feet of roof area.
On average, roof replacement costs between $4 and $11 per square foot, averaging about $7 per square foot. These figures represent typical materials—luxury or specialty options can cost up to $40 per square foot or more. See the following for a breakdown of roof replacement costs based on home and roof size.
Home Size (Sq. Ft.) | Approximate Roof Size (Sq. Ft.) | Average Cost Range |
---|---|---|
800–1,000 | 1,000–1,200 | $5,000–$8,000 |
1,200–1,500 | 1,500–1,800 | $7,000–$12,000 |
1,800–2,500 | 2,200–2,800 | $10,000–$18,000 |
2,500–3,000 | 3,000–3,600 | $13,000–$22,000 |
3,000–4,000+ | 4,000–4,800 | $18,000–$30,000 |
Roofing costs vary by type and material, typically from $4 to $11 per square foot. These variables can influence your roof’s durability, insulation, installation complexity, and other factors, impacting upfront and long-term costs.
Premium options include slate, clay tile, and standing seam metal, which offer aesthetic appeal and longevity but cost up to $40 per square foot or more. Asphalt, composite, wood shakes, and other affordable materials come with varying durability and other features.
Specialty roof designs, such as green roofs and solar roofs, require specific materials that increase replacement costs. In some cases, they may also require specialized professionals to install.
Roofing Material | Cost per Sq. Ft. | Total Cost for 1,500–2,000 Sq. Ft. Roof |
---|---|---|
Asphalt shingles | $3–$7 | $4,500–$14,000 |
Architectural shingles | $4–$6 | $6,000–$12,000 |
Metal | $7–$13 | $10,500–$26,000 |
Wood shakes | $6–$13 | $9,000–$26,000 |
Clay tiles | $10–$20 | $15,000–$40,000 |
Slate/stone | $15–$30 | $22,500–$60,000 |
Synthetic | $5–$12 | $7,500–$24,000 |
Green roof | $10–$35 | $15,000–$70,000 |
Standing seam metal | $4–$30 | $6,000–$60,000 |
Composite | $4–$8 | $6,000–$16,000 |
Rubber | $4–$13 | $6,000–$26,000 |
Solar shingles | $21–$25 | $31,500–$50,000 |
The pitch or steepness of your roof also influences costs. Pitch is calculated by measuring the rise of the roof across 12 linear inches. Slopes measuring nine inches or more per 12 inches across are considered exceptionally steep.
Steeper slopes increase the total square footage of your roof, which necessitates additional materials and labor, sometimes adding up to $1,000 to $3,000 on top of standard replacement expenses. They may also present accessibility challenges and safety hazards, often requiring workers to use scaffolding and additional safety measures.
Some roof styles are naturally steeper by design compared to others, such as gables, mansards, A-frames, and hipped roofs. In addition to adding materials and labor to your project, these roof styles increase overall roof complexity. For example, hipped roofs cost up to $25 per square foot, while flat roofs don’t usually exceed $7 per square foot.
Hiring a local roofing contractor costs about $200 to $300 per square, not including materials, representing approximately 40% of total project costs. Most contractors provide a flat-rate fee after assessing your project’s needs.
Specialty roof types may require specialized contractors who charge higher rates. If your old roof still needs to be removed, expect an additional $1,000 to $3,000 for removal and another $500 to $1,500 for hauling and disposal.
While not applicable to every roof replacement project, your location, permit requirements, roof features, and other variables may impact your costs.
Many homes have skylights, chimneys, vents, dormers, overhands, and other design or structural features. These elements may require extra labor, flashing, adjustments, and other considerations, contributing to overall complexity and costs. Average costs of example features include:
Roof Feature | Average Cost |
---|---|
Skylights | $1,900 |
Chimney replacement | $9,300 |
Dormer | $15,000 |
Gutters | $1,200 |
Labor costs vary significantly by location. Urban areas tend to have a higher cost of living and, likewise, higher roofing prices. Roofs in rural and hard-to-reach areas may also incur additional transportation costs.
Local climate can also impact the type of roofing appropriate for your home. For example, homeowners in areas prone to heavy snowfall are more likely to choose steeply pitched roofs to prevent load-related stress. Coastal regions experience high humidity and salty sea spray, which can corrode certain materials. Homes in these areas often favor clay tile, aluminum, synthetic, and similarly corrosion-resistant materials.
Most municipalities require homeowners to obtain a permit for structural changes to their homes, including roof replacements. These permits range from $100 to $1,400, depending on your area and project specifications. Some regulations also require roof inspections to ensure compliance with local building codes.
In some cases, contractors can install a new layer of roof shingles over an existing roof rather than removing it entirely. This can reduce upfront costs but doesn’t offer the same benefits or durability as a full replacement. Leaving the existing roof in place makes it hard to detect rotting wood or leaks and adds load to your roof.
If you’re removing an existing roof with multiple layers of shingles, expect to pay more compared to a single-layer roof. This accounts for labor-intensive removal, which involves stripping off each layer and additional disposal. It may also reveal obscured damage, adding to necessary structural repair costs before replacing the roof.
Roof concerns don’t usually warrant a full replacement. Roof repair is typically cost-effective for isolated or minor damage, especially if your roof is less than 20 years old or in good condition.
Replacement is necessary in several scenarios, including severe damage, deteriorating conditions, or building code violations. Roof replacement costs more than standard repairs, ranging from $400 to $1,900, but an aging or deteriorating roof may require frequent repairs each year. Investing in a new roof can often provide long-term savings.
An aging or deteriorating roof can hurt your home value, but replacing your roof can increase your home’s value by up to 15% and provide an approximate 60% return on investment. Roof replacement adds value to your home with these advantages:
Enhanced curb appeal and aesthetic
Improved structural integrity and protection
Increased energy efficiency
While any type of replacement can increase home value, the actual amount varies based on the quality of the materials and installation and the local market trends.
Affordable roof replacement means balancing quality and cost-efficiency. Use these strategies to streamline your costs and maximize your investment:
Get detailed estimates for the same scope of work from several contractors.
Choose roofing materials that offer affordability, durability, and efficiency.
Opt for a simpler roof design to reduce extra material or labor costs.
Inquire about seasonal promotions or discounts.
Research tax incentives for roof replacements to offset eligible costs.
No place is more important than your home, which is why HomeAdvisor connects homeowners with local pros to transform their houses into homes they love. To help homeowners prepare for their next project, HomeAdvisor provides readers with accurate cost data and follows strict editorial guidelines. We surveyed over 30,000 real customers about their project costs to develop the pricing data you see, so you can make the best decisions for you and your home. We pair this data with research from reputable sources, including the U.S. Bureau of Labor Statistics, academic journals, market studies, and interviews with industry experts—all to ensure our prices reflect real-world projects.
Roofing sealing costs $500 to $2,400, averaging about $1,450. This important maintenance task involves applying a protective coating to the roof’s surface. Sealing helps prevent leaks, extends the lifespan of the roof, and improves energy efficiency by reducing heat absorption. Periodic roof sealing can limit the need for costly repair or premature replacement.
Asphalt shingles have numerous benefits, such as straightforward installation, durability against extreme temperatures and storms, and lightweight load on your home’s structure. With proper maintenance, they can last 20 to 30 years, making them a practical and cost-effective option for roof replacement.
Metal roofs are known for their longevity. With proper installation and care, they can last 40 to 70 years or longer. They can withstand heavy rain, snow, and hail, making them ideal for regions with extreme weather. They’re also energy efficient and can reduce cooling costs for homes in warm climates.
Rubber roofing refers to roofing systems made from different types of synthetic rubber materials. These include ethylene propylene diene monomer (EPDM), thermoplastic polyolefin (TPO), and polyvinyl chloride (PVC), which are flat and single-ply membranes. Rubber shingles are often designed to look like more expensive materials but at a more affordable cost.