Roof Replacement Cost in 2026: Average $9,500
Average cost: $9,500 (typical range $5,000 – $25,000) — based on BLS hourly wage data for Roofers (47-2181). Updated 2026-08-06.
How much does a roof replacement cost in 2026?
Most asphalt shingle roof replacements for a typical home fall between $7,000 and $20,000, with a national midpoint near $9,500. Metal, tile, and complex roofs cost more. Small repairs can be a few hundred dollars; full tear-offs on large two-story homes can exceed $25,000–$40,000.
Labor, roof pitch, stories, tear-off layers, and underlayment drive price as much as shingle brand. Use the roofing cost calculator for a fast estimate, and read how we build cost ranges.
Roofing cost by project type
| Project | Typical range | Notes |
|---|---|---|
| Minor leak repair | $200–$1,000 | Flashing/shingles |
| Partial section repair | $500–$3,000 | Depends on access |
| Asphalt shingle reroof | $7,000–$18,000 | Most common |
| Architectural / premium shingles | $9,000–$25,000 | Heavier product + labor |
| Metal roof | $12,000–$35,000+ | Longer lifespan |
| Tile roof | $15,000–$40,000+ | Structure must support load |
What drives roofing prices
- Squares (roof area) — price is often quoted per square (100 sq ft).
- Pitch & stories — steep/high roofs need more labor and safety gear.
- Tear-off layers — multiple old layers add dump fees and time.
- Decking repairs — soft plywood discovered mid-job is common.
- Ventilation & flashing — skylights, chimneys, valleys add detail work.
- Local labor & season — storm seasons can spike demand and price.
Repair vs replace
If the roof is near end of life (often 15–25 years for asphalt depending on climate/product), repeated patching can waste money. If underlayment and decking are sound and damage is localized, repair first. Always get a written scope: tear-off vs overlay (overlay is restricted or unwise in many cases).
Regional factors
Hail belts, coastal wind, and heavy snow change material choice and code. HOA and insurance requirements may specify impact-resistant products. City pages reflect local midpoints for major metros.
Buying tips
- Get 3 bids with the same square count and material class.
- Ask about manufacturer warranty vs workmanship warranty separately.
- Confirm underlayment type, ice/water shield areas, and ventilation plan.
- Verify license/insurance and who pulls the permit.
- Photograph existing damage for insurance discussions when applicable.
🧮 Roofing Cost Calculator
Get a personalized estimate based on your project size, complexity, and location. Our calculator uses BLS labor rate data ($$22.54/hr median) combined with material cost ranges.
💡 Based on BLS wage data + national material cost averages. Get 3 local quotes to verify.
Free tools: Roofing cost calculator · All tools · How we calculate prices
Roofing Costs by State
Major states with local city pricing (BLS-adjusted). We focus on high-demand markets first:
Roofing Costs in Major Cities
Deep-dive cost guides for large metro areas:
Top Roofing Brands
Roofing cost FAQs
What is the average cost to replace a roof?
Many asphalt replacements land near $7,000–$18,000; national midpoint around $9,500 for a typical home.
How much does roofing cost per square?
Installed asphalt often roughly $400–$900+ per square depending on product, pitch, and market—always confirm inclusions.
How long does asphalt roofing last?
Commonly 15–30 years depending on product, install quality, attic ventilation, and climate.
Can I install a new roof over old shingles?
Sometimes allowed, but tear-off is often better for inspection, weight, and warranty. Local code and manufacturer rules apply.
Related Home Repair Services
Comparing costs across different services helps you budget your renovation project: