Your roof is the single largest protective surface on your home — and replacement is a five-figure decision. Understanding new roof cost per square foot before you get quotes lets you spot both lowball estimates (often missing tear-off or underlayment) and overcharges.
2026 price ranges
| Roofing type | Installed / sq ft | Lifespan |
|---|---|---|
| 3-tab asphalt | $3.50–$5.50 | 20–25 yr |
| Architectural asphalt | $4.50–$8.00 | 30 yr |
| Premium/designer asphalt | $7–$12 | 40–50 yr |
| Metal (corrugated/ribbed) | $8–$14 | 40–70 yr |
| Standing seam metal | $12–$20 | 50+ yr |
| Wood shake/shingle | $10–$18 | 30–40 yr |
| Concrete tile | $10–$18 | 50+ yr |
| Clay tile | $15–$30 | 50–100 yr |
| Slate | $25–$50 | 75–150 yr |
Typical total costs by home size
Assuming architectural asphalt at ~$6/sq ft of roof area:
- 1,200 sq ft footprint, 6/12 pitch (~15 squares): $7,500–$12,000
- 1,800 sq ft footprint, 6/12 pitch (~22 squares): $11,000–$18,000
- 2,500 sq ft footprint, 8/12 pitch (~35 squares): $18,000–$28,000
What's included in a quote
- Tear-off of existing roofing: $1.00–$1.50/sq ft
- Deck inspection and repair: $2–$4/sq ft for replacement plywood
- New underlayment: synthetic felt or ice/water shield
- Drip edge, starter strip, ridge cap
- Shingles (new roofing material)
- Flashing: around chimneys, vents, skylights
- Ventilation: ridge vent, soffit vent
- Disposal: dumpster rental + hauling
- Cleanup and magnetic sweep for nails
- Permit: $100–$500 depending on municipality
If any of these is missing from a quote, expect a change order.
What drives cost up
- Steep pitch (8/12 or steeper): +15–30% labor — roofers need harness rigging and move slower
- Multiple stories: +10–15% — longer ladder/staging
- Complex geometry: hips, valleys, dormers — more cuts, waste, flashing
- Skylights, chimneys: flashing around each can add $200–$600
- Multiple existing layers: tear-off doubles in price for 2-layer; many codes cap at 2 layers
- Deck damage: rotted plywood discovered at tear-off adds unexpected cost
- Metal vs asphalt delivery: metal panels require specialty delivery
- Location: rural sites often cost more; urban require permits and often have stricter codes
What drives cost down
- Simple gable roof (no hips, no valleys): cheapest to roof
- Shoulder season — late fall or early spring — fewer competing projects
- Overlay vs tear-off: if your existing is a single layer and in good shape, code may allow overlay (saves $1-$1.50/sq ft)
- Bundling with gutters or skylight replacement: one trip, shared setup
Shingle brand pricing
Major US manufacturers in 2026:
- Owens Corning Duration: $110–$140/square material
- GAF Timberline HDZ: $115–$150/square material
- CertainTeed Landmark Pro: $120–$160/square material
- Premium/designer lines: $180–$280/square material
Contractor markups on material are typically 20–40% above material cost.
Insurance claims
If your roof was damaged by hail or wind, homeowner's insurance may cover replacement. Get a contractor to inspect first — they'll document damage for the claim. Avoid contractors who offer to "waive your deductible" — this is insurance fraud in most states.
How to get accurate quotes
- Get 3 quotes. Reroof prices vary 20-40% between contractors in the same market.
- Confirm licensing and insurance — ask for copies of the liability certificate.
- Check for manufacturer certification — GAF Master Elite, CertainTeed SELECT ShingleMaster, etc. These certifications carry stronger warranty terms.
- Get itemized, written quotes — not lump sums.
- Ask about warranties: manufacturer (20–lifetime) vs workmanship (typically 2–10 years).
- Read the contract — note payment schedule, start/end dates, and what triggers change orders.
Financing
Most contractors offer financing through GreenSky, EnerBank, or similar lenders. 0% APR promotional periods (6–18 months) are common. Read terms carefully — some "0%" offers retroactively charge interest if balance isn't paid off during the promo.
Signs you need a new roof now
Some signs indicate urgent replacement rather than gradual planning:
- Granules in gutters: heavy accumulation means shingles are near end of life
- Curling, cupping, or cracking shingles: compromised water resistance
- Missing shingles after every storm: the nail strip is failing
- Interior water stains: active leak; expect deck damage costs
- Sagging rooflines: structural problem, not just roofing
- Moss, algae, or lichen on shingles: cosmetic at first, but retains moisture and accelerates decay
- Age alone: 20-year roof approaching 20 is worth replacing before failure
Timing your replacement
Smart homeowners replace proactively, not reactively. Replacing on your schedule:
- Avoids emergency repair costs and interior damage
- Lets you shop quotes carefully (vs urgent scheduling at premium)
- Lets you choose the best material for long-term value
- Avoids insurance claim disputes about pre-existing damage
If your roof is 18+ years old and showing wear signs, plan for replacement within 12-18 months rather than waiting for a storm.
Estimate your roof
Use our roofing calculator to compute squares and materials, then apply the per-sq-ft ranges above to validate any contractor quote before signing.