Roof Replacement Cost Guide (2025)

Expect to pay $5,500-$35,000 for a complete roof replacement, with most homeowners spending $10,000-$15,000 for architectural asphalt shingles. The massive range comes down to material choice, home size, roof complexity, and regional labor rates. A simple 1,500 sq ft ranch with asphalt costs $7,000-$9,000. A 3,000 sq ft two-story with steep pitch, valleys, and metal roofing hits $28,000-$35,000.

Cost Per Square Foot by Material

Want to compare materials in detail? See our Material Types Guide for pros/cons and climate fit.

Two identical homes can have $3,000-$5,000 price differences based on complexity, choices, and contractor efficiency. Here's what moves the needle beyond square footage.

Tear-Off vs Overlay

Full tear-off adds $1-$2 per square foot ($1,500-$3,500 for typical homes) because it's labor-intensive and generates dumpster fees. But it's the only way to inspect deck condition, replace damaged plywood, and ensure proper adhesion. Overlay (installing new shingles over old) saves money short-term but voids most manufacturer warranties, hides rot, and shortens the new roof's lifespan. Quality contractors refuse overlay work—it's a Band-Aid that causes bigger problems later.

Roof Pitch & Complexity

Steep roofs (8:12 pitch or higher) require scaffolding, harnesses, and slower work—adding 20-40% to labor costs. Multiple valleys, dormers, skylights, and chimneys all increase material waste and installation time. A simple gable roof installs 50% faster than a complex hip roof with dormers. Every penetration (chimney, vent, skylight) adds flashing work and leak risk—budget $200-$500 per penetration for proper sealing.

Stories & Accessibility

Two-story homes cost 15-25% more than single-story due to setup time, material hoisting, and fall protection. Three-story homes or steep terrain (no truck access) can add 30-50%. Contractors factor in time to carry materials up ladders, set up staging, and work safely at height. Easy access = lower cost.

Underlayment Quality

Budget 15-lb felt underlayment is fine for dry climates. Synthetic underlayment ($200-$400 more) is stronger, doesn't tear, and handles moisture better. Ice/water shield in valleys and eaves ($300-$800 additional) prevents leaks in problem areas—required by code in cold climates. Don't cheap out on underlayment to save $300. It's your roof's last line of defense if shingles fail.

Ventilation Requirements

Proper ventilation (1 sq ft per 150 sq ft of attic) is required for warranty validity. If your current roof lacks intake vents (soffit) or exhaust (ridge vent, gable vents), adding them costs $500-$1,500 but prevents premature shingle failure from heat buildup. Manufacturers void warranties on improperly ventilated roofs—this isn't optional. Learn more about warranty requirements.

Permits & Disposal

Permits run $50-$500 depending on jurisdiction and home value (permit fees scale with project cost). Contractors handle permitting but you pay the fee. Disposal costs $300-$1,000 depending on dumpster size, landfill fees, and old material type (tile/slate cost more to haul than asphalt). Reputable contractors include permits and disposal in their bid—if it's not listed, ask.

Hidden Damage

Expect 10-15% of tear-offs to reveal deck rot, fascia damage, or structural issues. Plywood replacement costs $50-$80 per sheet installed. Typical homes have 50-100 sheets of decking—even replacing 5-10 sheets adds $500-$1,500. Budget a 10-15% contingency for surprises. Contractors can't quote hidden damage until tear-off exposes it. Check our timeline guide to understand how this affects scheduling.

Here's what a detailed estimate should look like. This helps you compare apples-to-apples when shopping contractors.

Not included: deck repairs (quoted after inspection), contingency for hidden issues, upgrades (solar vents, upgraded flashing). For financing options to manage these costs, see our Financing Guide.

Labor rates swing costs by 30-50% depending on location. The same roof that costs $9,000 in rural Texas costs $14,000 in San Francisco or NYC. High cost-of-living areas = higher contractor wages = higher bids.

Regional Multipliers

• Low cost regions: Southeast, Midwest, rural areas (0.8-1.0x national average)
• Average cost regions: Texas, Southwest, Mountain West (1.0-1.1x)
• High cost regions: California, Northeast metros, Pacific Northwest (1.2-1.5x)
• Very high cost: San Francisco, NYC, Boston, Seattle (1.4-1.7x)

Material costs are relatively stable nationwide, but labor varies wildly. A $10,000 national-average roof costs $8,500 in Alabama but $14,000 in Seattle. Always get local quotes—national averages are rough guidelines, not gospel.