How much does a new roof cost?

A new asphalt-shingle roof on a 2,000 ft² home costs $7,000–$15,000 turnkey in 2026 — about $400–$700 per roofing square installed. Metal roofing runs $11,000–$24,000; clay or concrete tile $18,000–$40,000. Roof replacement pricing has three layers: materials (shingles + underlayment + flashing + drip edge + ridge vent), labor (the largest line item, $200-400 per square), and tear-off cost ($1-2/ft² for one layer, $2-4/ft² for two layers). Pitch matters: a 4/12 roof costs base rate, 8/12 adds 25%, 12/12 adds 50%+ because of safety equipment and slower work. Expect 3-5 written quotes to vary by 30%.

Does the type of underlayment affect cost?

Yes — felt paper (15# or 30#) is the cheapest at $0.10-0.20/ft². Synthetic underlayment is $0.25-0.50/ft² and is now standard on quality jobs. Self-adhered ice & water shield ($0.80-1.50/ft²) is required by code at eaves and valleys in cold-weather zones — not optional.

How often does a roof need to be replaced?

Asphalt 3-tab: 15-20 years. Architectural asphalt: 25-35 years. Metal: 40-70 years. Clay/concrete tile: 50-100 years. Wood shake: 20-30 years. Slate: 75-150 years. Inspect annually and after major storms to catch problems early.

Should I get multiple quotes?

Always — at least 3, ideally 5. Roofing quotes vary by 20-40% for the same job because of contractor overhead, crew availability, and material mark-up. The cheapest is rarely the best; look for GAF Master Elite, CertainTeed SELECT ShingleMaster, or Owens Corning Platinum certifications which carry stronger warranties.

When is the cheapest time of year to replace a roof?

Late winter / early spring (February-March) — roofers have empty schedules and material prices are typically 10-15% lower than peak season (May-September). Late fall (October-November) also has discounts as crews wrap up the season.

How long is the warranty on a new roof?

Two layers: manufacturer (covers material defects, 25-50 years on architectural) and contractor (covers workmanship, 5-25 years). Manufacturer warranties only kick in if the contractor is certified for that brand. Always read both warranties before signing the contract.

New Roof Cost 2026 (By House Size & Material)

New roof cost by house size and material (2026 turnkey)
House size	Asphalt arch.	Metal standing-seam	Tile (clay)
1,000 ft²	$5,000–$8,500	$8,000–$15,000	$13,000–$25,000
1,500 ft²	$6,500–$11,000	$10,500–$19,000	$17,000–$33,000
2,000 ft²	$8,500–$14,500	$13,500–$24,500	$22,000–$42,000
2,500 ft²	$10,500–$17,500	$16,500–$29,500	$27,000–$50,000
3,000+ ft²	$13,000–$22,000	$20,000–$35,000+	$33,000–$60,000+

New roof cost by house size and material (2026 turnkey)

House size

Asphalt arch.

Metal standing-seam

Tile (clay)

1,000 ft²

$5,000–$8,500

$8,000–$15,000

$13,000–$25,000

1,500 ft²

$6,500–$11,000

$10,500–$19,000

$17,000–$33,000

2,000 ft²

$8,500–$14,500

$13,500–$24,500

$22,000–$42,000

2,500 ft²

$10,500–$17,500

$16,500–$29,500

$27,000–$50,000

3,000+ ft²

$13,000–$22,000

$20,000–$35,000+

$33,000–$60,000+

How to calculate it yourself

Total cost ≈ (squares × installed rate) + tear-off + repairs. Installed rate per square: asphalt $400-700, architectural premium $500-850, metal $850-1,400, tile $1,200-2,000. Tear-off: $100-200/square. Deck repair (if found after tear-off): $40-80/sheet of replacement plywood.

Common scenarios

Mid-range asphalt replacement (most common)

A 1,800 ft² ranch with a 6/12 pitch and one existing layer to tear off: $9,000-12,500 turnkey. Includes architectural shingles, synthetic underlayment, ice & water shield at eaves, drip edge, and ridge vent. Standard 25-year manufacturer warranty.

Metal upgrade

Same 1,800 ft² home in standing-seam metal: $14,000-22,000. Lasts 50+ years, lighter on the structure, energy-efficient. Pays back over the life of the home if you stay 15+ years.

Insurance claim (storm/hail)

After hail damage, insurance typically covers replacement minus deductible. The contractor bills insurance directly. Average homeowner out-of-pocket: $1,000-2,500 (deductible). Replacement is full code-compliant, including any required upgrades (ice & water shield, drip edge) that older roofs may have skipped.

How Much Does a New Roof Cost in 2026?

At a glance

How to calculate it yourself

Common scenarios

Mid-range asphalt replacement (most common)

Metal upgrade

Insurance claim (storm/hail)

Frequently asked

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At a glance

How to calculate it yourself

Common scenarios

Mid-range asphalt replacement (most common)

Metal upgrade

Insurance claim (storm/hail)

Frequently asked

Related questions

Related calculators

Roof Pitch Calculator

Board Feet Calculator

Concrete Calculator

Concrete Slab Calculator

Concrete Footing Calculator

Concrete Cubic Yards Calculator