How Much Does Roof Replacement Cost in 2026?
Roof replacement typically runs $5,500–$12,000 with an $8,500 average. Costs vary by material, slope, and tear-off requirements.
What’s included in roof replacement cost
Tear-off of the old roof, new underlayment, drip edge, flashing, shingles or other roofing material, ridge vents, and debris disposal make up the standard line items. Permits and inspections normally appear on the quote as well.
When you’ll pay more than average
The $8,500 national average assumes a single-story home, walkable slope, and standard asphalt shingles. You’ll exceed it if you have multiple stories, a steep or complex roof, a premium material, or your contractor finds rotted decking after tear-off.
Cost Factors
- Roofing material
- Asphalt shingles run $3.50–$5.50/sq ft installed; metal $9–$14; tile $10–$18; slate $20+.
- Roof size and slope
- Larger roofs scale almost linearly. Steep slopes (>6/12 pitch) add 15–25% in labor.
- Tear-off vs. overlay
- Removing the existing roof adds $1–$5/sq ft. Overlays are cheaper but may not meet code in many jurisdictions.
- Underlayment and decking
- Damaged decking found during tear-off costs $70–$100 per sheet of plywood plus labor.
Frequently Asked Questions
How long does a roof replacement take?
Most asphalt-shingle replacements on a typical home take 1–3 days, weather permitting.
Do I need permits?
Yes — almost every jurisdiction requires a roofing permit, typically $150–$500.
Will insurance cover roof replacement?
Only if damage is from a covered peril (storm, fire). Aging roofs are excluded.
Last updated 2026-05-24.