How roof replacement cost is calculated
- Footprint: house length × width, plus the eave overhang on every side.
- Roof area = footprint × pitch factor (a 6/12 roof has 11.8% more surface than its footprint).
- Waste: +10% for simple gables, 15% for hips, 20% for complex roofs with valleys and dormers.
- Cost = roof area with waste × installed price per square foot for the material, plus a premium on steep roofs.
cost = footprint × √(1 + (pitch ÷ 12)²) × (1 + waste) × price per sq ft
Roof replacement cost by material (2026)
Typical installed prices including tear-off of one layer, underlayment, flashing and disposal:
| Material | Per sq ft | Per square | 1,500 sq ft roof | 2,000 sq ft roof | 2,500 sq ft roof |
|---|---|---|---|---|---|
| 3-tab asphalt shingles | $3.5–$5.5 | $350–$550 | $5,775–$9,075 | $7,700–$12,100 | $9,625–$15,125 |
| Architectural asphalt shingles | $4.5–$7.5 | $450–$750 | $7,425–$12,375 | $9,900–$16,500 | $12,375–$20,625 |
| Metal, exposed-fastener (ribbed/corrugated) | $6.5–$11 | $650–$1,100 | $10,725–$18,150 | $14,300–$24,200 | $17,875–$30,250 |
| Metal, standing seam | $10–$17 | $1,000–$1,700 | $16,500–$28,050 | $22,000–$37,400 | $27,500–$46,750 |
| Wood shakes | $8–$14 | $800–$1,400 | $13,200–$23,100 | $17,600–$30,800 | $22,000–$38,500 |
| Concrete tile | $9–$15 | $900–$1,500 | $14,850–$24,750 | $19,800–$33,000 | $24,750–$41,250 |
| Clay tile | $14–$24 | $1,400–$2,400 | $23,100–$39,600 | $30,800–$52,800 | $38,500–$66,000 |
| Natural slate | $15–$30 | $1,500–$3,000 | $24,750–$49,500 | $33,000–$66,000 | $41,250–$82,500 |
Roof pitch multipliers
| Pitch | Angle | Multiplier | Steep-roof labor |
|---|---|---|---|
| 3/12 | 14° | 1.031 | — |
| 4/12 | 18.4° | 1.054 | — |
| 5/12 | 22.6° | 1.083 | — |
| 6/12 | 26.6° | 1.118 | — |
| 7/12 | 30.3° | 1.158 | +10% |
| 8/12 | 33.7° | 1.202 | +10% |
| 9/12 | 36.9° | 1.250 | +10% |
| 10/12 | 39.8° | 1.302 | +20% |
| 12/12 | 45° | 1.414 | +20% |
What else affects the price?
- Decking repairs: rotten plywood or OSB is replaced at roughly $70–$120 per 4×8 sheet installed.
- Extra layers: each additional layer of old shingles adds about $0.75–$1.50 per sq ft to tear off.
- Penetrations: chimneys, skylights and vents need new flashing.
- Region and season: prices run higher in high-cost metros and right after storms.
- Permits: often $150–$500 depending on the city.
FAQ
How much does a new roof cost for a 2,000 sq ft house?
A 2,000 sq ft single-story house with a 6/12 roof has roughly 2,400–2,500 sq ft of roof including overhangs. With architectural shingles that's about $12,000–$20,000 in 2026; metal roughly doubles it.
What is a roofing square?
100 square feet of roof surface. Shingles come in bundles of about ⅓ square, so a 20-square roof needs 60 bundles before waste.
How long does a roof last?
About 15–20 years for 3-tab shingles, 25–30 for architectural, 40–70 for metal, and 50–100+ for tile and slate.