How Much Does a New Roof Cost?
A new roof costs between $5,500 and $30,000 for most homes, with the average homeowner paying around $10,000 to $14,000. Cost depends primarily on roof size, material choice, and local labor rates.
| Material | Cost Per Sq Ft | Typical Home (1,500 sq ft roof) |
|---|---|---|
| Asphalt 3-Tab | $4 – $6 | $6,000 – $9,000 |
| Architectural Shingles | $6 – $10 | $9,000 – $15,000 |
| Metal Standing Seam | $10 – $15 | $15,000 – $22,500 |
Signs You Need a New Roof
Not every roof issue requires full replacement. Here's when repair vs. replacement makes sense:
Replace when:
- Shingles are curling, buckling, or missing in large areas
- The roof is 20+ years old (for asphalt shingles)
- You see daylight through the roof boards
- There's widespread moss or algae growth indicating moisture retention
- Multiple active leaks in different areas
Repair when:
- Damage is limited to one small section
- A few shingles blew off in a storm
- Flashing around a single penetration needs resealing
- The roof is under 15 years old with isolated issues
Cost Factors That Matter Most
Roof Size and Pitch
Roofers measure in "squares" (100 sq ft each). A typical 1,500 sq ft ranch-style roof is about 15–18 squares. Steeper pitches (8/12 and above) add 20–35% to labor costs due to safety equipment and slower work pace.
Material Selection
Asphalt shingles dominate the market at 80% of residential roofs. They offer the best balance of cost and durability (20–30 year lifespan). Metal roofing costs 2–3x more upfront but lasts 50+ years and can reduce cooling costs by 10–25%.
Tear-Off vs. Overlay
Most building codes allow a second layer of shingles over the first. An overlay saves $1,000–$3,000 in labor and disposal. However, a full tear-off lets the roofer inspect the decking for rot and provides a better long-term result.
Regional Labor Costs
Roofing labor varies significantly by region. Coastal and metro areas run 20–40% above the national average, while rural Midwest locations tend to be 10–20% below.
New Roof ROI
A new roof recoups approximately 61% of its cost at resale — one of the highest returns among exterior projects. But the real value goes beyond resale:
- Insurance savings: Many insurers offer 10–25% premium discounts for new roofs
- Energy efficiency: Modern shingles and proper ventilation can reduce cooling costs by 10–15%
- Peace of mind: No more emergency tarp calls during storms
What to Expect During Installation
A typical asphalt shingle replacement takes 1–3 days for an average-sized home. Metal roofs take 3–5 days. Here's the general process:
- Day 1: Tear-off existing shingles, inspect decking, replace damaged boards
- Day 1–2: Install underlayment, ice/water shield, and drip edge
- Day 2–3: Install shingles, ridge vent, and flashing
- Final: Clean up, magnetic nail sweep, final inspection
How to Save on a New Roof
- Get quotes in late fall or winter — roofers are less busy and more likely to offer competitive pricing
- Check for manufacturer rebates — brands like GAF and CertainTeed run periodic promotions
- Ask about insurance claims — storm damage may be covered under your homeowner's policy
- Don't automatically choose the lowest bid — a $2,000 savings means nothing if the crew cuts corners on flashing and ventilation
- Finance strategically — many roofing companies offer 0% financing for 12–18 months
Get Your Roof Estimate
Roof costs are highly dependent on your location, roof size, and material choice. Use our roof replacement calculator to get a customized estimate for your home, then compare quotes from licensed roofers in your area.