New roof cost in 2026: prices by size and material

Quick answer: A full roof replacement averages about $9,500, with most projects between $5,800 and $46,000 depending on size and material. All-in, expect roughly $4 to $11 per square foot of roof for asphalt shingles, including tear-off and labor. Metal, tile and slate cost several times more but last much longer.

Key takeaways

Roofers price by the square (100 sq ft of roof) — your roof area is usually larger than your floor area.

Asphalt shingles are the most common and cheapest; metal costs about 2–3× more but can last 40–70 years.

Tear-off of old layers, decking repairs and steep pitch are the biggest add-ons.

Insurance pays for storm damage, not for an old, worn-out roof.

Replace the roof before adding solar panels if it has less than 10 years left.

A roof is one of the biggest checks a homeowner writes, and quotes for the same house can differ by thousands. Here is how roofers price a job, so you can compare quotes line by line.

New roof cost in 2026: prices by size and material Breakdown & Visual Guide

How roofers measure and price a roof

Roofers price by the roofing square — 100 square feet of roof surface. Your roof area is larger than your home's floor area because of the slope and overhangs. A 2,000 sq ft single-story home might have 2,200–2,600 sq ft of roof, or 22–26 squares.

Labor is usually more than half the bill. Roofers typically charge about $40 to $90 per hour per worker, and a crew of four or more is common.

Roof cost by material


Material	Material cost per sq ft	Typical lifespan
Asphalt shingles	$1.00–$1.20	10–20 years (premium shingles are often warranted for longer)
Metal shingles or shakes	$6–$16	50–75 years
Clay tile	$10–$20	50–100 years
Concrete tile	$10–$20	50–100 years
Slate	$10–$30	125–200 years

Material costs only, from Angi data cited by NerdWallet. Add labor, tear-off, underlayment and flashing for an installed price.

Which material is right for you?

Asphalt shingles are the default for most US homes: affordable, widely available and easy to repair. Architectural (dimensional) shingles cost a bit more than 3-tab and handle wind better.
Metal costs more upfront but can last two to three times as long, sheds snow and reflects summer heat.
Tile suits hot, dry climates and Spanish or Mediterranean styles, but it is heavy — your roof framing must be able to carry it.
Slate is the longest-lasting and most expensive, and needs specialist installers.

What pushes the price up

Size — more squares, more materials and labor.
Pitch — steep roofs need extra safety equipment and slow the crew down; a steep pitch can add $1,000–$3,000.
Complexity — chimneys, skylights, valleys, dormers and multiple levels add flashing and labor.
Tear-off — removing and hauling away old layers adds labor and dumpster fees.
Damaged decking — rotten plywood under the shingles must be replaced, usually priced per sheet. Ask for that per-sheet price in writing.
Permits — can add up to about $500 depending on your city.
Location and season — high-cost areas and storm-damaged regions cost more. Spring and fall are peak season.

Repair or replace?

A repair is often enough when damage is limited to one area — a few missing shingles, a leaking pipe boot or flashing around a chimney. Lean toward replacement when:

the roof is near the end of its expected life,
shingles are curling, cracking or losing granules across the whole roof,
you have leaks in several places, or
the decking feels soft or sags.

Will insurance pay for a new roof?

Homeowners insurance generally covers sudden damage — a storm, hail or a fallen tree — not wear and tear. Read your policy: many pay only the depreciated value of an older roof. After a storm, document the damage with photos and call your insurer before signing anything with a door-to-door contractor.

How to compare roofing quotes

Get three written quotes that list the material brand and line, underlayment, flashing, ventilation and whether tear-off is included.
Check the contractor's license and insurance (liability and workers' compensation).
Ask about two warranties: the manufacturer's material warranty and the roofer's workmanship warranty.
Ask how they will protect your yard and clean up nails.
Avoid paying the full amount upfront. A deposit for materials is normal; the rest should be due on completion.

Roof cost by home size (asphalt shingles)

Roof area depends on the house footprint and pitch. A rough guide for a typical medium-pitch roof:


Home (floor area)	Approx. roof area	Asphalt shingles at $4–$7/sq ft
1,000 sq ft (1 storey)	~1,300–1,500 sq ft	$5,200–$10,500
1,500 sq ft (1 storey)	~1,900–2,200 sq ft	$7,600–$15,400
2,000 sq ft (2 storeys)	~1,300–1,600 sq ft	$5,200–$11,200
2,000 sq ft (1 storey)	~2,500–2,900 sq ft	$10,000–$20,300
3,000 sq ft (2 storeys)	~2,000–2,400 sq ft	$8,000–$16,800

A two-storey home usually has a smaller roof than a single-storey home with the same floor area, because the roof covers only the footprint.

Roof lifespan by material


Material	Typical lifespan
3-tab asphalt shingles	15–20 years
Architectural asphalt shingles	20–30 years
Metal (standing seam)	40–70 years
Wood shakes	25–35 years
Clay or concrete tile	50–100 years
Slate	75–150 years
Flat roof (TPO / EPDM)	15–30 years

Signs you need a new roof

Shingles that are curling, cracked or missing
Lots of granules in gutters (shingles losing their protective layer)
Sagging roof deck
Daylight through attic boards
Water stains on ceilings or in the attic
Moss or algae spreading widely (often a sign of trapped moisture)
The roof is 20+ years old (asphalt)

Tip: Get your roof inspected after major hail or wind storms, even if you don't see damage from the ground. Insurance claims often have a time limit.

Roof replacement and energy savings

A new roof is a good time to:

Add attic ventilation (ridge and soffit vents) — see attic insulation cost
Choose cool roof shingles or reflective metal in hot climates
Add ice and water shield at eaves in snowy regions
Prepare for solar panels with proper decking and flashing

Frequently asked questions

How much does a new roof cost for a 2,000 sq ft house?

With asphalt shingles at roughly $4–$11 per square foot of roof, and a 2,000 sq ft home having about 2,200–2,600 sq ft of roof, the total often falls around $9,000–$29,000. Simple, low-slope roofs land near the bottom; steep, complex roofs near the top.

How long does a roof replacement take?

Most asphalt shingle roofs are replaced in one to three days. Tile, slate and metal take longer.

Can you put new shingles over old ones?

Some codes allow one overlay layer, but most roofers recommend a full tear-off so they can inspect and repair the decking. Overlays can also shorten the life of the new shingles and may affect the warranty.

What is the cheapest time of year to replace a roof?

Roofers are usually least busy in winter, outside storm season — in milder climates that can mean better scheduling and pricing. Spring and fall are peak season. Avoid waiting until a leak forces an emergency job.

Does homeowners insurance cover roof replacement?

Usually only for sudden damage from covered events like hail, wind or fallen trees — not normal wear and tear. Many policies pay less for older roofs.

Is a metal roof worth it?

If you plan to stay many years, often yes. It costs more upfront but lasts two to three times longer than asphalt and handles wind well.

Can I finance a roof replacement?

Yes — through contractor financing, a home equity loan or HELOC, or a personal loan. Compare interest rates and fees.

#How roofers measure and price a roof

#Roof cost by material

Which material is right for you?

#What pushes the price up

#Repair or replace?

#Will insurance pay for a new roof?

#How to compare roofing quotes

#Roof cost by home size (asphalt shingles)

#Roof lifespan by material

#Signs you need a new roof

#Roof replacement and energy savings

#Frequently asked questions