Average roof replacement cost in 2026
| Roof size | 3-tab | Architectural | Standing seam metal |
|---|---|---|---|
| 1,500 sq ft | $6,600 to $9,100 | $7,400 to $11,600 | $14,900 to $26,400 |
| 2,000 sq ft | $8,800 to $12,100 | $9,900 to $15,400 | $19,800 to $35,200 |
| 2,500 sq ft | $11,000 to $15,100 | $12,400 to $19,300 | $24,800 to $44,000 |
| 3,000 sq ft | $13,200 to $18,200 | $14,900 to $23,100 | $29,700 to $52,800 |
National ranges for a walkable roof with one layer removed and 10% waste. Steep or complex roofs cost more.
What is included in a roof replacement quote
- Tear-off and dumpster
- Deck inspection, with sheets replaced at a per-sheet price
- Drip edge, underlayment and ice and water shield
- Starter, shingles or panels, hip and ridge cap
- New pipe boots and step flashing, and ridge or box vents
- Cleanup, magnet sweep for nails, permit and final inspection
Ask every roofer to price the same list so quotes compare cleanly.
Want a pro to confirm these numbers?
Numbers look right? A licensed roofer can measure on site and give you an exact price.
Ways to lower the cost
- Get three written quotes in the same month.
- Schedule in late fall or winter in mild climates, when crews are less busy.
- Check whether storm or hail damage is covered by your insurance. See the roof depreciation calculator.
- Ask about manufacturer rebates and financing offers.
Repair or replace?
Replace when the roof is past 80% of its life, leaks in several places, or has widespread curling, cracking and granule loss. Repair a younger roof with one damaged area. Price a fix with the roof repair cost calculator.
Sources and further reading
- National Roofing Contractors Association (NRCA)
- Asphalt Roofing Manufacturers Association (ARMA)
- Insurance Information Institute: homeowners insurance basics
Frequently asked questions
How much does it cost to replace a roof in 2026?
Most homeowners pay $9,000 to $18,000 for architectural shingles. Metal, tile and slate run much higher.
How much is a roof per square foot?
About $4.50 to $7 per sq ft of roof for architectural shingles installed, and $9 to $16 for standing seam metal.
Does homeowners insurance pay for a new roof?
It may cover sudden damage such as hail, wind or a fallen tree, minus your deductible. Wear and age are not covered.
How long does a roof replacement take?
One to three days for most homes. Large, steep or tile roofs can take a week or more.
Can I put new shingles over old ones?
Code allows up to two layers in many areas, but tear-off is better: it exposes rotten decking and keeps the warranty valid.