Roof replacement cost in 2026 — by material and roof size

A new roof is the second-largest home renovation expense in the US — after a kitchen remodel. In 2026 prices range from $7,000 for a basic asphalt re-roof to $80,000+ for slate or metal on a 3,000 sq ft home. Here are actual numbers from current projects.

Average roof replacement cost by material (per sq ft installed)

• Asphalt 3-tab shingles — $3.50 to $5.50 / sq ft
• Architectural / dimensional shingles — $5.50 to $9.00 / sq ft
• Metal standing seam — $10 to $18 / sq ft
• Tile (clay or concrete) — $12 to $25 / sq ft
• Slate — $18 to $35 / sq ft
• Cedar shake — $14 to $22 / sq ft
• Flat TPO membrane — $6 to $10 / sq ft

Typical total cost by home size

(architectural shingles, including tear-off, mid-range market)

• 1,000 sq ft house — $9,000 to $13,500
• 1,500 sq ft house — $13,500 to $20,250
• 2,000 sq ft house — $18,000 to $27,000
• 2,500 sq ft house — $22,500 to $33,750
• 3,000 sq ft house — $27,000 to $40,500

Note: roof area ≠ house area. A 2,000 sq ft house typically has 2,300 to 2,800 sq ft of roof due to pitch and overhang.

What's included in roof replacement cost

1. Tear-off — $0.50-$1.50 / sq ft
2. Underlayment (felt or synthetic) — $0.40-$1.00 / sq ft
3. Ice & water shield (eaves + valleys) — $0.80-$1.50 / sq ft
4. New shingles or panels (material)
5. Ridge cap, flashing, valleys
6. Drip edge, vents
7. Disposal / dumpster — $300-$600
8. Permits — $250-$700 depending on jurisdiction
9. Labor — typically 50-60% of total

Add-ons that drive cost up

• Deck repair (rotted plywood) — $4-$8 / sq ft when needed
• Skylights — $1,500-$3,500 each installed
• Chimney flashing replacement — $400-$1,200
• Gutter replacement — $8-$20 / lin ft
• Steep slope premium — 25-50% more if pitch > 9/12

How to price a roof job accurately

Square footage is the foundation but not enough. Walk the roof and measure:

1. Roof area (length × width per facet, sum facets)
2. Pitch (rise / run)
3. Number of valleys, ridges, hips
4. Number of penetrations (vents, chimneys, skylights)
5. Linear feet of gutters and fascia
6. Tear-off vs. layover decision

ConstruMate's roofing calculator handles all of this — just enter the home dimensions and select trades. Try it free.

FAQ

How long does a roof replacement take? 1-3 days for a typical 2,000 sq ft house with shingles, 5-10 days for tile or slate.

Can I do it during winter? Asphalt shingles need 40°F+ to seal properly. Metal works year-round.

Does insurance cover roof replacement? Only if storm damage. Age replacement is on you.