How much does a roof replacement cost in 2026?
In this calculator, a simple 1,500 sq ft ranch roof (architectural shingles, 6/12 pitch, open access, one layer torn off) runs about $9,800-$14,200. The 2,000 sq ft reference job (a 2,000 sq ft footprint with a 200 ft roof perimeter, single story, 6/12 pitch, simple roof, standard access, one layer torn off, no decking repair, one chimney, five vents, no skylights, ice and water shield, permit, national prices) runs about $12,600-$17,900 in architectural shingles. HomeGuide’s roof replacement guide (November 7, 2025) puts the average replacement at $5,700-$16,000, or $3-$6 per square foot installed; its figures describe average asphalt reroofs, and the two are not calibrated against each other.
For the 2,000 sq ft reference job, and at the smallest and largest footprints the form accepts (500 and 10,000 sq ft), the roofing material moves the modeled midpoint more than pitch, tear-off layers, decking repair or skylights. At the reference job, 3-tab asphalt runs about $11,900-$17,100. Slate runs about $60,900-$104,200.
What drives roofing cost
- Material — the installed cost of each material at the reference job is in the material table above.
- Pitch — a 6/12 roof has 12% more surface area than a flat one; 12/12 has 41% more. Steep pitches (8/12+) also add labor.
- Tear-off — $0.80-$1.10 per sq ft per layer, before markup. The dumpster is $353-$600.
- Underlayment — synthetic underlayment at $0.25-$0.40 per sq ft, before markup. Ice and water shield is $1.18-$2.00 per sq ft on the area it covers.
- Flashing — chimney re-flashing at $471-$800 each, installed. Pipe boots are $118-$200 each.
- Region — this calculator’s location factors put New York and California labor 30-35% above the national average; Florida hurricane-rated installs add code-upgrade costs.
Roof replacement cost by home size
Roof area is larger than the home’s footprint because pitch adds surface: a 4/12–6/12 pitch carries roughly 5–12% more area than the footprint. The “Roof replacement cost by house size” table above prices this calculator’s reference job at five footprints using the exact pitch factor: a 2,000 sq ft footprint at 6/12 is 2,236 sq ft of roof.
HomeGuide’s roof replacement guide (November 7, 2025) puts an average asphalt reroof of a single-story home with a 6:12 pitch at $3,500-$6,700 for a 1,000 sq ft house, $6,700-$13,400 for 2,000 sq ft and $10,100-$20,100 for 3,000 sq ft. HomeGuide’s figures describe average asphalt reroofs; this calculator prices the stated job, and the two are not calibrated against each other.
Steeper roofs move both numbers up: an 8/12 pitch adds about 20% more area plus a steep-pitch labor premium; a 12/12 pitch carries roughly 41% more surface than the footprint. Use the calculator's pitch input above for your actual geometry.
Repair or replace?
Repair makes sense when damage is isolated — a few wind-lifted shingles, one flashing leak, a single puncture — and the roof is under about two-thirds of its rated life (see the lifespan column above). Localized repairs preserve the remaining value of the roof you already paid for.
Replacement makes sense when granule loss, curling, or cracking is widespread; when leaks recur in different spots; when the decking feels soft or sags between rafters; or when the roof is at or past its rated lifespan. A second layer already on the roof also tips the decision — most codes allow a maximum of two layers, and stripping both at the next cycle costs more.
Insurance note: homeowners policies generally cover sudden storm damage (wind, hail, falling limbs) minus your deductible — not age or wear. RCV (replacement-cost-value) policies pay today's replacement cost; ACV policies subtract depreciation for the roof's age, which on an older roof can leave a large gap. Photograph damage with dates, request the insurer's adjuster inspection early, and be wary of any contractor offering to "cover your deductible" — that practice is illegal in several states.
Metal vs asphalt: the long-horizon math
At the 2,000 sq ft reference job, standing-seam metal comes to about $22,200-$36,200. Architectural asphalt comes to about $12,600-$17,900. The offset is lifespan: HomeGuide (November 7, 2025) puts metal roofs at 30-80+ years and architectural shingles at 20-30. Over a long ownership horizon, one metal roof can outlive two asphalt cycles, and it adds hail and fire resistance plus better snow shedding.
Exposed-fastener metal panels are the budget path into metal, at about $18,700-$30,000 for the same job. The trade-off is gasketed screws that need inspection and eventual re-tightening, versus the concealed clips of standing seam. If you expect to sell within about ten years, architectural asphalt usually pencils out better; the next owner captures most of a metal roof's longevity premium.
Frequently asked questions
How much does a roof replacement cost in 2026?
HomeGuide's roof replacement guide (November 7, 2025) puts the average replacement at $5,700-$16,000, or $3-$6 per square foot installed. In this calculator, a 1,500 sq ft simple ranch roof (architectural shingles, 6/12 pitch, open access, one layer torn off) runs about $9,800-$14,200. The 2,000 sq ft reference job (2,000 sq ft footprint, 200 ft perimeter, single story, 6/12 pitch, simple roof, standard access, one layer torn off, no decking repair, one chimney, five vents, no skylights, ice and water shield, permit) runs about $12,600-$17,900 in architectural shingles. HomeGuide's figures describe average asphalt reroofs; this calculator prices the stated job, and the two are not calibrated against each other.
What's a roofing square?
A roofing square is 100 square feet of roof surface, and roofing materials are priced per square. In this calculator, a 2,000 sq ft footprint at a 6/12 pitch has 2,236 sq ft of roof surface, about 22.4 squares; the material line orders 24.6 squares because it adds 10% for waste.
Do I need a permit to replace my roof?
Most U.S. cities require a permit for a roof replacement, even with the same material; check with your local building department. This calculator's permit line is $150-$800. HomeGuide's roof replacement guide (November 7, 2025) puts roof replacement permits at $100-$500.
Should I tear off the old roof?
Most contractors recommend tear-off because it reveals damaged decking and lets the new roof start fresh; some jurisdictions allow one layer-over after an inspection. This calculator prices tear-off at $0.80-$1.10 per sq ft per layer, before markup. The dumpster and disposal fees are $353-$600. HomeGuide's roof replacement guide (November 7, 2025) puts tearing off shingles or metal at $1-$3 per square foot.
How long does a new roof last?
HomeGuide’s roof replacement guide (November 7, 2025) gives these lifespans: 3-tab asphalt 15-20 years, architectural shingles 20-30, wood or cedar 25-30, metal 30-80+ (all metal types), tile 30-100+ (all tile types), slate 50-200+. They are the publisher’s estimates, not guaranteed service life; climate, attic ventilation and installation quality move them.
What's the steepest roof you can DIY?
Anything 6/12 or less is workable for a careful DIYer with proper safety equipment. 8/12+ requires harness work, harder physical demands, and significant skill. Most roofers won't price a DIY-handoff.
What's ice and water shield?
A self-adhering rubberized membrane. For asphalt shingles and the other roof coverings IRC R905.1.2 covers, where the local code designates a history of ice forming along the eaves, that section requires an ice barrier from the eave edge to a point at least 24 in inside the exterior wall line of the building. It is a minimum with its own qualifications, and your jurisdiction’s adopted edition and amendments decide whether and how it applies; for metal panels, tile and other systems, follow the adopted code and the roofing manufacturer. Valleys and penetrations are lined to the manufacturer’s instructions, often with the same membrane, which is a separate detail from the eave rule. This calculator allows ice and water shield on 15% of the roof area at $1.18-$2.00 per sq ft, before markup; that is a planning allowance, not a compliance takeoff.
Why does the calculator show a price range?
Roofing prices vary by region, season, contractor, and material brand. The calculator adds up the low and high ends separately, from each line item’s low and high rate, so the range carries that spread instead of a single guess.
How much does a new roof cost on a 2,000 sq ft house?
A 2,000 sq ft footprint at a 6/12 pitch carries about 2,236 sq ft of roof surface, about 22.4 squares. At this calculator's 2,000 sq ft reference job, 3-tab asphalt runs about $11,900-$17,100. Architectural shingles run about $12,600-$17,900. Standing-seam metal runs about $22,200-$36,200.
Does homeowners insurance pay for a new roof?
Usually only when sudden storm damage (wind, hail, fallen trees) is the cause - not age or wear. RCV (replacement cost value) policies pay current replacement cost minus your deductible; ACV policies subtract depreciation for the roof's age. Document damage with dated photos and get the insurer's adjuster out before signing a contractor agreement.
Is a metal roof worth the extra cost?
At this calculator's 2,000 sq ft reference job, standing-seam metal runs about $22,200-$36,200. Architectural asphalt runs about $12,600-$17,900. HomeGuide's roof replacement guide (November 7, 2025) puts metal roofs at 30-80+ years and architectural shingles at 20-30. Staying long-term, one metal roof can outlive two asphalt roofs and adds hail and fire resistance. Selling within about ten years, asphalt usually pencils out better.
