How much does a new roof cost in 2023?
$6.000 - $16.650 the average total cost to install
$6 - $30 the average cost per sq. ft. to install
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If the existing roof is visibly disintegrating or its lifespan is close to the expected end, homeowners may want to have it replaced before major problems strike. Installing a completely new roof is often way smarter than dealing with recurring damages from year to year. Nevertheless, this home update is traditionally one of the most expensive and burdensome. It takes considerable time for preparation and accomplishment, let alone scrutinizing local contractor profiles and comparing roof estimates.
Realizing the complexity and importance of roof installation projects, we have compiled this all-encompassing cost guide to help you sort out the roofing-related numbers and factors affecting them.
The cost data given in the article is based on the rates our clients pay to replace their roofs.
We keep abreast of pricing fluctuations, reflecting them in our cost guides annually. That is why you can be sure of their relevance and use them to calculate your roof replacement cost.
On top of that, you're welcome to request an individual quote for your roofing project with us. You will be provided with a free clear-cut estimate covering all aspects of your project, from opting for roofing materials to cleaning the debris to disposing of replaced shingles.
The national average cost of a new roof in 2023
There is no one-size-fits-all solution on how to estimate the cost of a roof replacement. The roof's pitch, size, and accessibility, as well as roofing material and local labor rates, make the estimated price differ greatly from project to project. However, knowing the normal range around the country, we can build hypotheses about the budget we need to install a brand-new roof on our house.
As reported by our network members, the cost of a new roof is in the range of $6.000 - $16.650, with most of them paying around $11.300. Spending on labor ranges from $3 to $9.5 per square foot, depending on the state.
The cost distribution for a typical roofing project is around 40% for the materials used and 60% for labor charges.
Additional services like replacing soffits and fascia, updating the guttering system, or installing new drip edges may add up to $2.000 to the overall estimated price.
Roof replacement cost calculator
|National average cost||$11.300|
|National average cost range||$6.000 – $16.650|
The national average roof replacement cost per square foot
Roofing estimates are often quoted in square feet or squares (100 square feet). You can expect to see three different costs in your roof estimate - material cost, labor cost, and total cost.
Material price is mainly dictated by the type and quality of the selected roofing. For instance, slate and metal tiles have a higher purchase price compared to asphalt and wood shingles. Roofers may provide good discounts on materials if they have a long history of prosperous relationships with suppliers.
The labor cost to replace a roof is often affected by the roof's complexity and associated services like getting permits or removing the existing roof. Other less obvious factors related to the company, like liability insurance, workman's comp, vehicles, and staff expenditure, also impact the price. And finally, the total roof replacement estimate is the sum of material and labor costs. It often covers permit fees, warranties, removal and disposal of old materials, site cleaning, and even additional repairs.
The national average cost of roof replacement per square foot
|Type of cost||The average cost range per sq. ft.|
|Material cost||$3 – $20|
|Labor cost||$3 – $9.5|
|Total cost||$6 – $30|
The cost of roof replacement by size
Roofing contractors typically charge per roofing square for their services. A roofing square is a 10-foot by 10-foot area. Therefore, the larger the roof, the more roofing squares it has, and the more it costs to replace. This is because a larger roof requires more materials for coverage and more labor for installation.
The roofing cost calculator by size
|Roof size||The average cost range to reroof|
|1,000||$4.830 – $11.300|
|1,200||$7.000 – $14.500|
|1,400||$8.000 – $16.500|
|1,500||$9.125 – $18.500|
|2,000||$12.450 – $23.000|
|2,500||$14.250 – $26.000|
|3,000||$16.500 – $31.000|
Factors affecting the average cost of a new roof
Several fundamental elements influence the total cost of replacing a roof. A handful of them, like the geographical location, prevailing weather conditions, and the roof's square footage, are beyond our control. These factors can significantly change the cost due to variations in labor rates, seasonal demands, and the materials necessary for specific climates or larger roofs. Other elements, on the contrary, like the choice of roofing material, allow us to control the expenses involved. Roofing type, quality, and durability can dramatically swing the overall cost of replacing a roof. Therefore, while some aspects of roof replacement budgeting are fixed, others offer a degree of flexibility, allowing to balance between preference, necessity, and budget constraints. Read on to find out more about them.
The cost of replacing the roof by the type of material
Roofing material is the second factor after the labor component, making up the total roof replacement cost. Fortunately, this factor is what you can control, making a choice based on your aesthetic preferences, local weather pattern, and durability expectations. Lashing out on clay or copper roofing means a long-term investment that yields fewer roof repairs and a higher home value. Going for cheaper roofing alternatives like asphalt shingles or EPDM is a more economical solution that requires minimal upfront investment. Nevertheless, these roofing solutions fall behind in durability and aesthetic appeal.
Read on to discover how the type of roofing material may affect roof replacement pricing. For your convenience, we have clustered roofing materials by groups.
Tile roofing is a type of roof covering made out of materials that are shaped like tiles. These tiles are layered onto the roof and work together to keep the elements out while providing an appealing aesthetic.
The cost of tile roofing varies greatly by the type of material used. Premium roofing options like slate that last over 100 years have the highest cost per square, while cement and composite tiles are less expensive. Plus, premium materials like clay and slate require extra labor due to their heavy weight.
Generally, the average cost to install tile roofing ranges from $17.200 to $26.500, including material and labor.
See the table below to find out how the type of tile material may affect your roofing estimate.
|Type of tile roofing||The average cost to install|
|Clay||$19.000 – $37.000|
|Slate||$8.800 – $26.000|
|Spanish||$13.000 – $21.000|
|Concrete||$10.500 – $17.500|
Clay roof cost
This naturally-derived roofing is primarily made from clay and often comes in the form of tiles. The material is lauded for its durability and unique aesthetic inspired by Mediterranean architecture. Clay has natural thermal and fire resistance, making it an ideal choice for hot, wildfire-prone areas. This material is considered the most expensive of all tiled roofing options. The average cost of clay tiles ranges from $800 to $2.000 per square or from $19.000 to $37.000 in total. Calculating the new roof cost, consider the additional spending on the support system to reinforce the entire construction.
Slate roof cost
Slate is a premium roofing that provides a natural and upscale appearance, enhancing a property's curb appeal. This material is known for its unbeatable durability and low maintenance. On top of that, it is eco-friendly and fire-resistant. The initial cost of slate roofing is higher than other roofing options (up to $4.000 per square). Nevertheless, its longevity can make it a more cost-effective option over time, as it typically requires fewer replacements than other materials.
Ensure you consider future expenses when calculating your roofing cost, as the maintenance requirements and durability of your chosen material will influence your long-term expenditures.
Spanish tile roofing cost
Spanish or Terracotta tiles are known worldwide for their distinct curved shape and elegant look, predominant in Mediterranean architecture. Roofing of this type is highly durable and can last over 60 years. Terracotta tiles have excellent insulating properties, preventing the home from overheating in hot weather. The cost of Spanish tiles may range from $13.000 to $21.000, depending on the roof's structure and size.
Concrete roofing cost
Concrete is a simple roofing material comprising only cement and sand. Concrete tiles are recognized for their strength, durability, and versatility in design, mimicking popular roofing materials such as slate, wood, and clay. When properly installed and maintained, concrete tiles can last for many decades. Nevertheless, due to the excessive weight of concrete, your roof might need extra support before tiling. The installation cost of concrete roofing typically ranges from $800 to $1.600 per square or $10.500 - $17.500 in total.
Shingle roof cost
Shingle roofing represents a broad segment of materials like wood, asphalt, composite, and slate, to name a few. The abundance of materials contributes to a wide price range. For instance, bituminous shingles cost as low as $3 - $5 per square foot, while the price of slate shingles may go up to $25 per square foot. Nevertheless, the general shingle roof cost falls within the range of $5.500 – $18.000, including material and labor.
See the table below to learn how the average cost to replace a roof varies by the type of shingles you choose.
|Type of shingle roofing||The average cost to install|
|Asphalt shingles roof cost||$9.000 – $12.000|
|Wood shingles roof cost||$7.500 – $25.000|
|Metal shingles roof cost||$9.000 – $35.000|
|Solar shingles roof cost||$42.000 – $80.000|
Asphalt shingle roof cost
Asphalt roofing costs mainly depend on the material type used for a project. Standard 3-tab shingles are an economical choice for homeowners seeking to replace their roofs on a budget. Nevertheless, in terms of durability, 3-tab shingles are inferior to their architectural and luxury alternatives, with a lifespan of up to 20 years. Deciding on the type of asphalt shingle for your roofing project often comes down to your budget, aesthetic preferences, and the specific needs of your home. If you want to make a long-term investment in your roofing, cutting the cost of maintenance, consider luxury asphalt shingles. In addition to providing excellent durability and weather resistance, these shingles offer the highest level of aesthetics. Warranties can extend up to 50 years.
Asphalt shingle roof cost calculator
|Type of asphalt shingle roofing||The average cost to install|
|Three-tab asphalt shingle roof cost||$5.700 – $11.000|
|Architectural asphalt shingle roof cost||$9.500 – $17.000|
|Luxury asphalt shingle roof cost||$7.500 – $18.000|
Wood shingle roof cost
This high-end roofing material is made from split logs that create a distinct aesthetic appeal, adding a touch of sophistication and classic luxury to cottages and bungalows. Wood shingles offer decent durability if properly and regularly maintained. Generally, they require more thorough upkeep than other materials to prevent decay, mold, and insect infestation. This roofing type also has a high fire risk unless treated with fire retardants. The average cost of wood shingles ranges from $600 to $900 per square or $8.000 - $23.000 in total. The type of wood used, the thickness of the shakes, the roof’s complexity, and local labor rates should be factored into calculating the overall cost of installing wood shingles.
Metal shingle roof cost
These shingles are made from various metals, including galvanized steel, aluminum, copper, or zinc. They offer a robust roofing solution for various structures, lasting 50 - 70 years on average. Metal shingles come in a wide range of colors, shapes, and styles. They can even mimic the look of traditional shingles like wood or slate.
Metal shingles are more expensive than typical asphalt ones. Still, over the roof's lifespan, it can prove to be a cost-effective investment due to its durability and limited maintenance costs.
Solar shingle roof cost
Photovoltaic shingles are a type of solar energy solution designed to look like and function as conventional roofing shingles while also producing electricity. They are made of photovoltaic cells designed to capture sunlight and convert it into green energy. This state-of-the-art combination of roofing and PV panels is a smart investment in your family's sustainable future that allows you to skimp on electricity and enjoy more independence from the local power grid. Depending on the type and efficiency of solar shingles, their installation cost may vary from $42.000 to $80.000.
Metal roof cost
The national average cost of metal roofing goes from $7 to $30 per square foot or $15.000 to $27.000 on average. Factors like metal type and gauge, as well as roof size and design, come into play when calculating the overall metal roof installation cost. On top of that, the type of finish and coating you choose for your metal roof can also affect the cost. Generally, galvalume and galvanized steel are known for being the most cost-effective options in the realm of metal roofing materials. They not only provide protection and cost savings but can also enhance the aesthetic appeal of your property. On the more expensive end, materials such as copper, zinc, and stainless steel become relevant considerations. Although they come with a higher initial cost, their value lies in the longevity and durability they offer.
Here is how the type of metal gauge affects the roofing cost per square foot.
|Type of metal roofing||The average cost to install per sq. ft.|
|Stainless steel roof cost||$10 – $21|
|Standing seam metal roof cost||$9 – $16|
|Stone-coated steel roof cost||$7 – $13|
|Aluminum roof cost||$7 – $21|
|Zinc roof cost||$10 – $20|
|Copper roof cost||$13 – $30|
|Tin roof cost||$6 – $18|
Composite roof cost
Synthetic roofing is generally designed to mimic the appearance of natural materials like wood or slate while coming at a lower cost. This advanced material is made of a blend of asphalt, fiberglass, and recycled paper products, ensuring its durability and high resistance to external factors. The cost of composite roofing can vary depending on the quality of the material, the size and structural complexity of the roof, region, season, labor rates, etc. Nevertheless, composite is generally more affordable than materials of natural origin it imitates. Its average costs typically range from $300 to $600 per square or $8.800 – $26.000 in total, including installation.
Flat roof cost
Flat roofing can be easily distinguished by a negligible slope or a completely level surface. Thanks to their modern aesthetic and simple installation, flat roofs are increasingly used for residential and multi-unit structures. Plus, their surface can be used for various purposes like the installation of HVAC units, solar panels, or even a rooftop garden or patio. The cost of flat roofing depends largely on the material used but typically ranges from $5 to $10 per square foot for standard materials like TPO or EPDM rubber, going higher for premium options like PVC or metal. The cost for a flat roof usually runs from $4.000 to $16.800, including installation.Here are the average costs for replacing a roof with a flat surface, depending on the type of material:
|Type of flat roofing||The average cost to install|
|Rubber roof cost||$6.000 – $18.000|
|Fiberglass roof cost||$4.700 – $15.000|
|Modified bitumen roof cost||$3.500 – $11.000|
|Spray foam roof cost||$8.000 - $14.000|
|Torch-down roof cost||$4.400 - $15.000|
|Rolled roof cost||$3.300 – $12.700|
Rubber roof cost
Rubber represents a durable synthetic material favored for its durability and cost-effectiveness. This roofing option is typically used on flat roofs, helping to escape leakage issues common with this roof construction. Rubber roofing costs depend on the material type, roof size and structure, installation approach, location, climate, and add-ons you may want to integrate into the project. It may range from $400 to $800 per square or $6.000 – $18.000 in total, including material and installation.
See the variations of rubber roofing and their costs in the table below.
|Type of rubber roofing||The average cost to install|
|EPDM roof cost||$7.300 – $9.000|
|TPO roof cost||$7.700 – $14.000|
|PVC roof cost||$7.700 – $14.000|
Fiberglass roof cost
Fiberglass roofing, particularly the GRP (Glass Reinforced Plastic) system, is specifically designed for flat and low-slope roofs. The material has ultimate resistance to the elements and hurricane winds, making it a good option for flat roofs that often bear the full brunt of weather conditions. The fiberglass forms a fully sealed, waterproof covering over the top of the flat roof, making it secure from leaks. The cost for a new roof made of CRP typically ranges between $4 to $8 per square foot or $4.700 to $15.000 in total.
Modified bitumen roof cost
This type of synthetic roofing material with asphalt and plastic or rubber additives in its composition is specifically designed for flat and low-slope roofs. Modified bitumen is sturdy, resilient, leak-resistant, and highly protected against the sun and weathering. The average cost for the material and installation of a modified bitumen roof typically ranges from $3 to $6 per square foot. The total cost to replace a roof would usually fall somewhere between $3.500 – $11.000.
Spray foam roof cost
Spray polyurethane foam (SPF) is one-of-a-kind roofing that’s sprayed as a liquid onto the prepared roof surface, where it expands into a foam, creating a solid protective layer. This material is an ideal match for flat roofs due to its ability to conform to the roof shape and great insulation and waterproofing qualities. The cost of a spray foam roof varies drastically, mostly depending upon the thickness of the foam installed and geographical location. Generally, it ranges between $4 to $7 per square foot or from $8.000 to $14.000 in total.
Torch-down roof cost
Torch-down roofing involves layers of modified bitumen that are melted with a torch to create a sealed surface. This material is best for flat and low-sloped roofs due to its tight water seal and UV rays resistance. Torch-down roofs can serve for 30 years with little maintenance. The only secret to their longevity is a professional installation. The cost of torch-down roofing ranges between $3 to $6 per square foot. That translates to a total cost of $4.400 - $15.000 for an average residential roof.
Rolled roof cost
Mineral surfaced roll roofing is a cost-effective material for flat roofs that comes in a roll. This roofing represents a base sheet made of asphalt and coated with mineral granules. It is pretty simple and quick to install, as you only need to put the pre-manufactured rolled strips on the prepared roof surface. The roll roofing cost falls between $2.00 to $5.50 per square foot or $3.300 – $12.700 in total, covering material and installation. This makes it a significantly less expensive option compared to many other roofing materials.
The average cost of a new roof by replacement approach
Layering or placing the new layer of roofing directly on top of the existing one is a cost-effective and efficient approach. Nevertheless, it's not always possible to take this route. For instance, if the current roof is severely damaged or shabby, it might not be an ideal base for the new layer. On top of that, structural issues like sagging due to the weight of previous roofing can make it risky to add another layer. Roofers who deal with heavyweight materials like slate or stone-coated steel never use layering as a roofing installation option, evaluating the risk of potential danger or further damage. In this case, tear-off and complete replacement of the existing roof are the only way. These services add an extra $1.000 - $1.500 to the total roof replacement cost. Nevertheless, these expenses are necessary to ensure the structural stability and health of the updated roofing system.
The average redo roof cost by type of replacement.
|Replacement approach||The average cost per sq. ft.|
|Layering (reroofing)||$1.75 – $3.00|
|Complete replacement||$4.00 – $8.00|
What else should be considered when calculating the roof cost?
When estimating the total roof replacement cost, it's essential to understand that the expenses may go beyond the material and installation services. A range of additional factors can impact the final amount spent on a roofing project. These factors can be seen as complementary features that contribute to the overall functionality and longevity of the roof. They may cover structural enhancements, insulation, permits, warranties, and emergency services. Further, the cost of removing the old roof or potential fees for disposal of waste materials can also play a part. Find the additional expenditure items affecting the overall roof cost below.
Tearing off the old roof
When the existing roofing system is severely damaged, deteriorated, or at its full lifespan, its complete tearing off is inevitable. Calculating the cost of tearing off, one should consider the size, complexity, and accessibility of the existing roof as well as the type, weight, and condition of the existing roofing materials. The presence of water damage or structural issues that need to be addressed can also increase labor hours and costs. The average cost homeowners pay for tearing off their old roofs before installing a new roofing material falls in the range of $3.5 – $6 per square foot.
A roof with an intricate design gives a distinctive appearance to a home, but it also skyrockets roofing labor costs per square foot. Add-ons and special architectural elements like dormer windows, valleys, and skylights complicate the work for roofers as they need to make additional cuts for flashing and waterproofing. Plus, these features often require custom-made materials or specialized installation techniques, which could also increase the material costs.
The pitch of a roof greatly affects its replacement cost. Flat or low-slope roofs are less expensive to replace as they are easier and safer to work on, requiring fewer equipment and precautions. On the contrary, steeply pitched roofs require more expertise, time, and safety measures to be replaced. Plus, steeper roofs are larger in terms of surface area, so more roofing materials are needed to cover them.
The height of a home plays a significant role in estimating the roofing cost per square. A multiple-story building will cost more to have its roof replaced than a single-story one. The reason behind this is rooted in safety considerations and labor efforts. Multi-story houses present more complexities in terms of height and accessibility, demanding more robust safety measures compared to low buildings that are close to the ground. This translates to increased hours of labor and higher costs.
One should consider the location factor to estimate the precise labor cost of replacing the roof. The region determines local building codes and regulations, as well as the level of average roofer compensation and the materials needed to withstand the weather conditions prevailing in the area. While the quickest way to estimate the cost of a new roof is to take the national average installation cost of the needed material type and multiply it by the size of the existing roof, the received number may not be relevant for your region.
It is always a good idea to seek out 3-5 estimates from local roofing professionals to see the actual rates in the area for the type of roofing services you need.
In most US cities and municipalities, homeowners need to acquire a permit before embarking on a roof replacement project. A permit is designed to guarantee that the installation aligns with local safety standards and codes. The cost of these permits varies widely based on the location, the roof size, and other regional factors. According to generally accessible data, the fee for acquiring a building permit varies from $200 to $500.
As a rule, any professional roof replacement starts with inspecting the existing roof to determine its condition, identify potential failure signs, and help estimate the remaining lifespan. The inspection also affects the roof replacement process and helps to understand the scope of work needed to be done. The cost of a roof inspection can range from $130 to $420 based on the complexity and size of the roof.
The circumstances surrounding the state of the roof may determine the approach taken toward the replacement project, directly affecting its cost. For instance, replacing aged roofs is usually straightforward, while roofing systems that suffer from leaks, holes, and pest infestation may require structural beams and underlayment repair or replacement. Roof repair costs can vary greatly depending on the extent of the damage, averaging from $410 to $1.895. Addressing pest problems can add an extra fee ranging from $200 to $600.
After installing a new roof, you can apply a waterproof coating to ensure its ultimate protection from potential damage and scratches. The coating provides UV resistance, keeping the building cooler and extending the roof's lifespan. The cost of the roof coating ranges from $400 to $2.200, depending on the roof size, the type and quality of the coating material chosen, and the labor costs in your area.
After replacing a roof, especially in the case of metal or tile roofing, it may be beneficial to consider painting it. A fresh layer of paint may work wonders for your home, enhancing its aesthetic and boosting the roof's resistance to elements. The roof painting cost depends on the covered area, the type of roofing material, and the paint quality. Generally, you may expect to spend from $1.100 to $3.350.
Old roofing disposal
When replacing a roof, you must also address the disposal of the old roofing materials. It's essential to have a plan in place to properly dispose of shingles, underlayment, flashing, and any other damaged structural elements. Discuss this vital part of a roof replacement project with your contractor before the work starts. As a rule, roof disposal services cost between $50 to $150 per ton.
What is the difference between full and partial roof replacement?
Homeowners seeking to replace their roofs should consult roofing experts about the possibility of partial roof replacement. Partial reroofing may be an option when only a specific roof area is damaged while the rest is intact and a professional inspection proves it.
How should I get the estimated cost for roof replacement?
Calculating the potential cost for a new roof involves considering the size of your home and the intended roofing material. It is advisable to factor in both aspects for more precise estimation. Get the cost estimate per square foot of the chosen roofing materials and multiply that figure by the square footage of your home.
What is the average cost of replacing a roof in my area?
To understand the local costs of replacing a roof of the desired type and material, one should apply to local roofing companies for personalized quotes. The most convenient way to acquire local roofing quotes is through HomeQuote. Our contractor-matching platform has a ramified platform of vetted roofers in virtually every county across the country.
What are the signs that I need a roof replacement?
Signs pointing to the need for roof replacement include noticeable damage, such as missing or damaged shingles and leaks both inside and outside your home. Other indicators include the roof's age, with most asphalt shingle roofs lasting around 20 years. If your roof is nearing the end of its typical lifespan or has not been properly maintained, it's worth considering a replacement.