Roofing Tools
Roof Replacement Cost Calculator
Roof replacement is usually priced by the square foot of roof surface, and the material drives most of the difference. National guides put typical replacements at about $4–$11 per square foot, with specialty materials higher. [1] Enter your house dimensions or the squares on an estimate to see a cited national range. It is not a quote.
Results
Estimated replacement cost range
$7,600–$18,200
Typical (midpoint): $12,900. National averages as of September 24, 2026.
- Roof area
- 1,503 sq ft
- Installed
- $6,000–$9,000
- Tear-off (1)
- $1,500–$7,500
- Steep roof
- $0
- Permit
- $100–$1,700
- Estimated total
- $7,600–$18,200
- Per square
- $500–$1,200
A broad national range, not a quote. Local labor, decking repairs, flashing, gutters, and roof features can move a real bid outside it. Get written quotes before deciding. Insurance may pay a different amount after depreciation and your deductible.
How this was calculated
- Roof area = 1,344 sq ft plan × 1.118 pitch multiplier = 1,502.6 sq ft
- Installed = 1,502.6 × $4–$6 = $6,000–$9,000
- Tear-off = 1,502.6 × $1–$5 = $1,500–$7,500
- Steep add-on: none (below 9/12)
- Adjustments = (1 + 0%) × (1 + 0%) = × 1
- Permit = $100–$1,700
- Total = $7,600–$18,200; typical (midpoint) $12,900
Worked example
The 40 × 30 ft house from the Roof Square Calculator: 12 in overhangs, 6/12 pitch, architectural shingles, one layer torn off, permit included, no adjustments.
Roof area: 1,344 sq ft × 1.118 = 1,503 sq ft Installed: 1,503 × $4–$6 = $6,000–$9,000 Tear-off: 1,503 × $1–$5 = $1,500–$7,500 Permit: $100–$1,700 Total: $7,600–$18,200 (typical midpoint $12,900)
Amounts are rounded to the nearest $100 so they never look like a quote. The wide spread comes mostly from tear-off and permit costs, which vary a lot by location.
How the range is calculated
installed = roof area × installed $/sq ft (low…high) tear-off = roof area × $1–$5 per layer (extra layers: your % allowance) steep = +$1,000–$3,000 at 9/12 and steeper subtotal = (installed + tear-off + steep) × (1 + regional %) × (1 + complexity %) total = subtotal + permit typical = midpoint of low and high (our assumption, not a published figure)
Installed prices in these guides do not include removing the old roof. Both HomeAdvisor and This Old House list removal as an extra cost, so it is added separately and not double counted. [1] [3] Where two sources give different installed ranges for a material, the calculator uses the lowest low and highest high.
Limitations
- These are national averages as of September 24, 2026, not a quote. Local labor, material prices, and access can put a real bid outside the range.
- Architectural shingles and metal each have only one source with an installed per-square-foot range. This Old House reports metal installations averaging about $29 per sq ft, far above HomeAdvisor’s $7–$13, so metal quotes may run higher.
- Decking replacement, structural reinforcement (common for tile and slate), flashing, skylights, chimneys, and gutters are not included.
- Regional, complexity, and extra-layer adjustments start at 0% because no source gives a reliable figure. Set them from local quotes.
- HomeAdvisor’s page title says “2025 Data” although it was updated June 17, 2026. We cite the updated date and show both.
- This is not an insurance estimate. An insurer may pay replacement cost minus depreciation and your deductible.
Published installed ranges by material
| Material | Installed $/sq ft | Source (updated) |
|---|---|---|
| 3-tab asphalt shingles | $3–$7 | [1] Asphalt shingles (Jun 17, 2026) |
| $3.44–$12 | [3] Asphalt shingle roof, installed (Mar 12, 2026) | |
| Architectural asphalt shingles * | $4–$6 | [1] Architectural shingles (Jun 17, 2026) |
| Metal roofing * | $7–$13 | [1] Metal (Jun 17, 2026) |
| Clay or concrete tile | $10–$20 | [1] Tiles (Jun 17, 2026) |
| $8–$22 | [4] Clay, cost with installation (Apr 10, 2026) | |
| $7–$19 | [4] Concrete, cost with installation (Apr 10, 2026) | |
| Wood shakes | $6–$13 | [1] Wood shakes (Jun 17, 2026) |
| $5.5–$13.5 | [6] Cedar shake labor and installation (Jun 5, 2026) | |
| Natural slate | $15–$30 | [1] Slate or stone (Jun 17, 2026) |
| $10–$30 | [5] Natural slate (Apr 1, 2026) |
* One source only. Regional averages from This Old House differ by about 5% (Northeast $9,652, West $9,197 for a 1,600 sq ft house), but local quotes can differ far more. [8]
- Checking an insurance estimate: enter the squares from the estimate. If the insurer’s replacement cost is far outside this range, ask what line items it includes.
- Two layers of old shingles: choose 2 layers and set an extra-layer allowance from a contractor’s figure. Sources say it costs more but don’t say how much.
- Steep roof: at 9/12 or steeper, sources add $1,000–$3,000 for safety and labor, on top of the larger sloped area. [1]
Common questions
How much does a new roof cost per square foot?
National guides put most replacements at about $4–$11 per square foot of roof surface. By material, HomeAdvisor lists architectural shingles at $4–$6 and slate or stone at $15–$30. This Old House’s ranges are similar for some materials and wider for others.
Does the price include tearing off the old roof?
Not in these sources. HomeAdvisor and This Old House both list removal and disposal separately, typically $1–$5 per square foot. This calculator adds it on top.
Why is the range so wide?
Material, local labor, tear-off, roof shape, and permits all vary. Published ranges also disagree. The calculator shows the full published spread rather than hiding it behind a single number.
What does “typical” mean here?
It is the midpoint of the low and high totals. That is our simple assumption, not a published average. Treat the whole range as the estimate.
Will insurance pay this amount?
Not necessarily. If a loss is covered, the insurer may pay actual cash value first (replacement cost minus depreciation) and subtract your deductible. The ACV vs RCV and Roof Depreciation calculators model that.
Related tools
Sources and methodology
Installed and add-on ranges were read on each source page on September 24, 2026. We checked each source’s scope: installed prices exclude removal, which both sources list separately. HomeAdvisor and Angi give $100–$1,400 for a roof permit; This Old House’s cedar guide gives $400–$1,700. The combined range is $100–$1,700, depending on the city. HomeAdvisor says removing multiple layers costs more than one layer but gives no figure. The allowance for each extra layer defaults to 0% and is yours to set.
- [1] HomeAdvisor — How Much Does Roof Replacement Cost?. Updated Jun 17, 2026. The page title reads “[2025 Data]” while the byline says “Updated Jun 17, 2026”. We cite the updated date and show both.
- [2] HomeAdvisor — How Much Does a Shingle Roof Replacement Cost?. Updated Jun 17, 2026.
- [3] This Old House — How Much Does a Shingle Roof Cost?. Updated Mar 12, 2026.
- [4] This Old House — How Much Does a Tile Roof Cost?. Updated Apr 10, 2026.
- [5] This Old House — How Much Does a Slate Roof Cost?. Updated Apr 1, 2026.
- [6] This Old House — Cedar Shake Roof Cost. Updated Jun 5, 2026.
- [7] This Old House — Metal Roofing Cost. Updated Sep 10, 2026.
- [8] This Old House — Cost to Replace a Roof on a 1,600-Square-Foot House. Updated May 26, 2026.
- [9] Angi — How Much Does Roof Replacement Cost?. Updated Mar 5, 2026.
This tool provides an educational estimate only. Insurance companies, contractors, and building officials may calculate these figures differently depending on policy language, property condition, local pricing, and applicable codes.
Disclaimer: Calculators and information on this site are provided for educational and estimating purposes only. Results do not determine insurance coverage, claim payments, repair requirements, or professional recommendations.