How Much Does a Roof Replacement Cost in 2026?
A new asphalt shingle roof on a typical 2,000-square-foot home costs about $10,000–$15,500 in 2026, or roughly $5 per square foot installed. Metal, tile and slate cost two to four times more. Use the estimator below for your roof size and material.
Roof Replacement Cost Estimator
Roof size, material and complexity
Roofers price by the "square" (100 sq ft). Roof area is usually 1.1–1.5× the home's footprint depending on pitch and overhangs. Labor is about 60–65% of the total.
Roof replacement cost in 2026
This Old House puts the national average for a 2,000-square-foot asphalt shingle roof at about $15,400, with budget installs starting near $10,000. Per square foot, asphalt shingles run about $5 installed, wood shake about $12.70, standing-seam metal about $18.60 and clay tile about $21.40. Slate is the most expensive common material at $25–$40 per square foot.
Cost by roof size (asphalt shingles)
| Roof area | Typical cost |
|---|---|
| 1,000 sq ft | $5,100 |
| 1,500 sq ft | $7,600 |
| 2,000 sq ft | $10,000–$15,400 |
| 2,500 sq ft | $12,500 |
| 3,000 sq ft | $15,000 |
What drives the price
Material is the biggest factor, followed by roof size, pitch (steep roofs need more safety equipment and time), complexity (valleys, dormers, chimneys and skylights all add labor), tear-off of the old roof, and regional labor rates. Roofing labor averages about $75 per hour and makes up roughly 65% of the bill. Replacing rotten decking, adding ice-and-water shield or upgrading ventilation each add a few hundred to a few thousand dollars.
Ways to save
Get at least three written quotes, ask whether the price includes tear-off, disposal and permits, schedule in late fall or winter when roofers are less busy, and check whether your homeowners insurance covers storm damage. Architectural shingles cost more than three-tab but last 10 years longer, which is usually the better value.
Frequently asked questions
How long does a roof replacement take? Most asphalt shingle roofs are done in one to three days. Can you roof over old shingles? Many codes allow one overlay, which saves $1–$2 per square foot, but it shortens the new roof's life and voids some warranties. How long does a new roof last? Asphalt 20–30 years, metal 40–70, tile and slate 50–100.
Sources
This Old House – New Roof Cost · Inch Calculator – Roof Replacement Cost 2026. Figures are national averages for 2026; local prices vary.
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