Pricing basis: installed prices are rounded from published cost guides reviewed in 2025–2026, while the DIY materials prices, tear-off, underlayment and flashing extras, flat allowances, complexity percentages and contingency are our own rough estimates. These are planning figures, not quotes. Prices vary by region (often 30–50% either way), season, roof access and contractor, so treat every number here as an example you should replace with local bids.
How the roof replacement estimate works
Roofing is priced by the square, which is 100 sq ft of roof surface. The calculator finds your roof area from your house size and pitch, converts it to squares, then adds the cost lines a real job has: the new roof, tear-off of the old one, underlayment and flashing, a dumpster, a permit and a contingency for hidden damage. It runs two totals side by side so you can see what you would save by buying materials and doing the labor yourself.
Squares = roof area ÷ 100
Pro total = (squares × installed $/square + squares × tear-off $/square + squares × extras $/square + dumpster + permit) × (1 + contingency)
DIY total = (squares × (1 + waste) × materials $/square + squares × extras $/square + dumpster + permit + safety gear) × (1 + contingency)
The pitch multiplier is √(1 + (rise ÷ 12)²). If you want exact bundles, underlayment rolls and ridge cap instead of dollars, use the roofing calculator.
Worked example: 40 × 30 ft house, 6:12 pitch, architectural shingles
- Footprint with a 12 in. overhang: 42 × 32 = 1,344 sq ft.
- Pitch multiplier for 6:12: 1.118, so the roof is 1,344 × 1.118 = 1,503 sq ft, or 15.03 squares.
- Pro new roof: 15.03 × $575 = $8,640.17.
- Pro tear-off of one layer: 15.03 × $110 = $1,652.90.
- Underlayment, flashing and vents: 15.03 × $45 = $676.19.
- Dumpster $450 plus permit $300 = $750.
- Subtotal $11,719.26, plus 10% contingency ($1,171.93) = $12,891.18, or $8.58 per sq ft.
- DIY: 15.03 squares plus 10% waste = 16.53 squares × $145 = $2,396.71 for shingles. Add the same $676.19 of underlayment and flashing, the $750 dumpster and permit, and $250 for safety gear and rental. Subtotal $4,072.90, plus 10% contingency = $4,480.18.
That is about $8,400 less on paper, but the DIY figure leaves out several days of heavy, dangerous work, your own insurance exposure and any warranty you give up. Hold that thought for the DIY section below.
Roof replacement cost ranges by material
Installed prices per square below cover the roofing product, basic underlayment and labor, but not tear-off. The whole-roof totals use the example roof above and all the other default inputs (tear-off, extras, dumpster, permit and 10% contingency).
| Material | Installed $/square (budget / typical / high) | Whole example roof (budget / typical / high) |
|---|---|---|
| 3-tab asphalt | $350 / $425 / $550 | $9,172 / $10,412 / $12,478 |
| Architectural asphalt | $450 / $575 / $900 | $10,825 / $12,891 / $18,263 |
| Metal, standing seam | $800 / $1,200 / $2,000 | $16,610 / $23,222 / $36,445 |
| Metal, exposed-fastener panels | $450 / $750 / $1,100 | $10,825 / $15,784 / $21,569 |
| Tile or slate | $800 / $1,300 / $3,000 | $16,610 / $24,875 / $52,974 |
Surveys disagree most on metal, tile and slate. Standing seam estimates in published guides run from under $8 to more than $30 per sq ft depending on metal, panel gauge and roof complexity, and slate depends heavily on the stone and the installer. The tile or slate row is a rough upper tier, not a firm figure. Published averages for a whole asphalt roof on a roughly 2,000 sq ft home run from about $8,500 to $16,000. The example total above is for a smaller roof but counts tear-off, dumpster, permit and contingency as separate lines, so compare line by line, not just the total.
What drives the cost
- Roof size and pitch. Steeper roofs have more surface and take longer and more safety gear.
- Complexity. Valleys, dormers, chimneys, skylights and many small planes add labor and waste.
- Material. Moving from 3-tab to architectural shingles adds a modest amount. Moving to metal, tile or slate multiplies the price.
- Old layers. Each extra layer adds tear-off labor and disposal weight.
- Decking and framing. Rotted sheathing is usually found only after tear-off and is billed extra, often per sheet.
- Access and stories. Two-story homes and tight yards slow the crew.
- Location and season. Labor rates, disposal fees and storm-season demand all move prices.
- Permits and code upgrades. Ice barrier, drip edge and ventilation requirements can add items.
DIY or hire a pro?
Materials are only a fraction of a professional job, which is why DIY looks so cheap. Labor is a large share of the installed price. Doing it yourself is realistic only for a simple, low-to-moderate pitch roof on a single story, and only if you are comfortable working at height for several days.
- Safety. Falls from roofs are a leading cause of serious home injuries. Use a harness tied to a proper anchor, roof jacks and secure ladders, or hire a professional. Do not DIY a steep or two-story roof. Renting the nailer and ladders is usually cheaper than buying them, but do not cut corners on fall protection, and check for overhead power lines before you raise a ladder.
- Old materials. Roofing, felt and flashing on houses built before about 1980 can contain asbestos or lead. Have suspect materials tested before tear-off.
- Warranty. Shingle and metal manufacturers write their warranties around specific installation methods, and some enhanced warranties require a certified contractor. Read it before you buy.
- Permits and code. Most towns require a reroof permit and inspection. Codes cover underlayment, ice barrier, nailing and the number of layers allowed.
- Work you should not skip. Flashing around chimneys, valleys and walls causes most leaks. A mistake there can cost more than the labor you saved.
- Hybrid option. Some homeowners hire a crew for the tear-off and install and handle gutters, painting or cleanup themselves. Ask what a contractor will let you do.
Structural problems, sagging rooflines and tile or slate loads call for a licensed professional. Check local code and permit rules with your building department before you start.
How to save money on a roof
- Get at least three written, itemized bids that list tear-off, decking repair price per sheet, flashing, ventilation, permits and disposal, so you can compare like with like.
- Schedule work in a shoulder season when crews are less busy, if your roof can wait.
- Choose architectural asphalt over premium lines unless you have a reason to pay more. Longer warranties on paper do not always mean a longer-lasting roof.
- Fix small leaks and loose flashing early, so water does not rot the decking and add repair costs to the job.
- Ask whether your homeowners insurance covers storm damage. It typically covers sudden events like hail or wind rather than age, and claims have deductibles.
- Keep the design simple. Fewer penetrations and a clean ridge line cost less to flash and install.
- Do the prep you safely can, such as clearing the yard and moving vehicles, and ask about haul-off terms so you are not paying twice for disposal.
Where these numbers come from
The installed prices per square are rounded mid-range figures based on the overlap between published cost guides and calculators reviewed in 2025–2026 (including Inch Calculator and RemodelAI). Where those guides disagreed widely, especially on metal, tile and slate, the table uses a wide range. Published tear-off figures run about $100 to $150 per square or more, and one guide lists debris disposal at about $450 to $750. The DIY materials prices, the underlayment and flashing allowance, the flat allowances, the complexity percentages and the contingency are our own rough estimates. Figures are not copied from any one source and will change. Use them to budget, then get quotes.
Frequently asked questions
How much does it cost to replace a roof?
Published surveys put the typical national figure for an asphalt shingle roof on an average home around $9,000 to $14,000, or roughly $4 to $11 per sq ft. Metal, tile and slate cost significantly more. The calculator above shows an example total for your roof size and material, with tear-off, dumpster and permit.
How much does a roof cost per square?
A roofing square is 100 sq ft. Typical installed prices in this guide are about $425 for 3-tab asphalt, $575 for architectural asphalt, $750 for exposed-fastener metal, $1,200 for standing seam and $1,300 or more for tile or slate, before tear-off. Your local quotes can differ by 30–50% or more.
Is it cheaper to replace a roof yourself?
On paper, yes: in the default example the DIY materials come to about a third of the pro total. But the figure leaves out your time, the danger of roof work, tool rental, mistakes and any warranty you give up. Many people hire out steep roofs and anything over one story.
Can you put new shingles over old ones?
Sometimes. Building codes based on the IRC generally do not allow a new layer over a roof that already has two layers, and many roofers recommend a full tear-off so they can inspect the deck. An overlay can lower the cost but may reduce the life of the roof and affect the warranty.
How much does a metal roof cost compared with asphalt?
With this guide's example prices, exposed-fastener metal panels run about 1.3 times and standing seam about 2 times the installed price of architectural asphalt per square, and published ranges for both overlap widely. Metal tends to last longer, but the price gap can be large, so compare lifetime cost, not just the upfront bid.
Does homeowners insurance pay for a new roof?
Insurance typically pays for sudden damage such as hail or wind, not for wear and age, and policies often have separate roof deductibles or age limits. Read your policy and talk to your insurer before you sign a contract.
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