RoofCostRoof Replacement Cost Calculator
A new roof on a typical 2,000 sq ft home usually costs somewhere between $8,500 and $16,000 in shingles — and far more in metal or tile. The honest answer depends on your roof, so this calculator prices yours: material, pitch, tear-off and local labor, broken down line by line.
Third-party keyword tools estimate “roof replacement cost” CPC at around $19.96 with roughly 18,100 US searches a month — roofers pay that much for these clicks because a replacement job is worth thousands. Knowing the real range before you call anyone is the cheapest leverage you can get.
The sloped roof surface itself, not the floor plan. Not sure? Switch to “Estimate from home size”.
Ground-floor footprint of the house. We multiply it by the pitch factor below. Add about 10% if your roof has wide overhangs.
Estimated replacement cost
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| Materials | — |
| Labor | — |
| Tear-off & disposal | — |
| Underlayment, flashing & accessories | — |
| Permits & fees | — |
| Total estimate | — |
Planning estimate only — not a quote. It assumes a straightforward roof in average condition. Rotten decking, complex valleys, chimneys and skylights can move a real quote outside this range; always compare written quotes from licensed local roofers.
What drives the price of a new roof
Material is the biggest lever. Asphalt 3-tab shingles are the budget option and typically the shortest-lived; architectural (dimensional) shingles cost more per square foot but are the most common replacement choice in the US. Metal and tile sit in a different price band entirely — often two to three times the installed cost of shingles — in exchange for much longer service lives.
Pitch quietly moves labor. Anything steeper than 7/12 slows the crew down and adds safety setup, which is why the same roof can cost 15–30% more in labor on a steep Victorian than on a low-slope ranch. Tear-off gets pricier for the same reason.
Layers and region finish the picture. Every old layer that has to come off adds disposal cost per square foot, and labor rates in the Northeast and West Coast metros run well above the national average. The calculator treats each of these as its own line so you can see which assumption a quote is leaning on.
Average roof replacement cost by material
Installed ranges below assume a standard pitch, one tear-off layer and US-average labor — the same model the calculator uses. They are planning ranges, not quotes.
| Material | Installed cost per sq ft | 2,000 sq ft roof | Typical lifespan |
|---|---|---|---|
| Asphalt shingle (3-tab) | $4.20 – $6.70 | $8,500 – $13,500 | 15–20 years |
| Architectural shingle | $4.90 – $7.80 | $10,000 – $16,000 | 25–30 years |
| Metal roofing | $9.70 – $16.10 | $19,500 – $32,000 | 40–70 years |
| Tile (concrete / clay) | $9.70 – $16.60 | $20,000 – $33,000 | 50+ years |
More roofing calculators
Frequently asked questions
How much does a roof replacement cost?
For a typical 2,000 sq ft roof at US-average labor rates, a full tear-off and replacement usually lands around $8,500–$13,500 in asphalt shingles, $10,000–$16,000 in architectural shingles, $19,500–$32,000 in metal, and $20,000–$33,000 in tile. Your actual price depends most on roof size, material, pitch, how many old layers come off, and local labor rates — the calculator above adjusts for all five and shows the breakdown.
How is this estimate calculated?
The calculator prices each cost component separately: materials and labor per square foot for the material you pick, a pitch multiplier on labor and tear-off (steep roofs are slower and need more safety equipment), a per-layer tear-off and disposal charge, underlayment and flashing, and a flat allowance for permits. A regional multiplier then adjusts for local labor costs. The result is a low–high planning range, not a quote.
What is a roofing square?
A roofing square is 100 square feet of roof area — the standard unit roofers use for pricing and ordering. A 2,000 sq ft roof is 20 squares. Shingles are sold in bundles, and it normally takes 3 bundles to cover one square. Our roofing squares calculator works out squares, bundles and underlayment for any roof.
Does tearing off the old roof cost extra?
Yes. Removing and disposing of each old layer typically adds roughly $0.70–$1.20 per sq ft per layer, more on steep roofs. Some roofers will install over a single existing layer where code allows it, but a full tear-off lets the crew inspect and repair the decking, and most manufacturers’ best warranties assume one.
Are these prices quotes I can hold a contractor to?
No. RoofCost produces planning estimates from typical US price ranges. Rotten decking, multiple layers, complex valleys, chimneys, skylights and local permit rules can all move a real quote. Use the estimate to sanity-check the two or three written quotes you get from licensed local roofers — a bid far below the range usually means something is being skipped.
How do I measure my roof if I don’t know its area?
Switch the calculator to “Estimate from home size”, enter your home’s ground-floor footprint, and pick the pitch. The tool multiplies footprint by a standard pitch factor (for example ×1.118 at 6/12) to estimate the true sloped area. It is close enough for budgeting; a roofer will measure the roof itself before quoting.
Are you a roofer?
Homeowners run thousands of these estimates before they ever call a contractor. RoofCost for Roofers puts this calculator on your own website and routes the resulting leads to you — see the preview and launch pricing.