Roof Replacement — Cost Guide
Average pricing to tear off and replace an asphalt shingle roof.
Overview
A roof replacement includes tearing off the old roofing material, inspecting and repairing the decking underneath, and installing new underlayment, flashing, and shingles (or another material).
Most residential roofs use asphalt shingles, though metal, tile, and flat roofing are common depending on region and home style.
What affects the cost
- Roof size (square footage) and pitch
- Material choice (asphalt, metal, tile, slate)
- Number of layers being torn off
- Deck repairs needed underneath
- Roof complexity (valleys, dormers, chimneys)
- Local labor rates and permit fees
Labor vs. material costs
Labor
Labor is typically 60% of the total project cost and includes tear-off, disposal, deck repair, and installation.
Materials
Asphalt shingles run $4-$7 per sq ft installed. Metal runs $9-$14. Tile and slate can exceed $15-$25 per sq ft.
Typical timeline
Most residential roofs take 1-3 days to replace, weather permitting. Larger or steeper roofs take longer.
Permits
Almost all jurisdictions require a building permit for a full roof replacement. Your roofer typically handles this.
Regional price differences
Coastal and hurricane-prone regions often require higher wind-rated materials and additional fasteners, raising cost. Northern climates may need ice-and-water shield underlayment.
Ways to save money
- Time the project outside of storm season when roofers are booked solid
- Ask your insurance about storm-damage coverage before paying out of pocket
- Get a detailed written estimate that separates labor, materials, and disposal
- Consider architectural shingles for better warranty value per dollar
Pros & cons
Pros
- Prevents leaks and structural water damage
- Can improve home resale value and curb appeal
- Modern materials often carry 25-50 year warranties
Cons
- Large upfront expense
- Noisy, multi-day process
- Weather can delay the project
Frequently asked questions
How long does an asphalt shingle roof last?
A properly installed asphalt shingle roof typically lasts 20-30 years depending on climate and shingle quality.
Can I install a new roof over the old one?
Some jurisdictions allow one layer of overlay, but a full tear-off is recommended since it lets installers inspect and repair the decking underneath.
Cost by state
See adjusted pricing for Roof Replacement in your state.