Roof Replacement Cost Calculator

Roof replacement costs by roof area, material and region — including the tear-off and decking repair that turn up on the change order.

Your project

Finish level

Estimated total cost

$14,490 – $24,840

1,800 sq ft · Mid-range · National average

$8 – $14 per sq ft

Materials
$5,040 – $8,640
Labour
$6,930 – $11,880
Permits & fees
$630 – $1,080
Contingency (15%)
$1,890 – $3,240
Typical timeline
1–3 weeks of active work
Recouped at resaleAbout 60% of a mid-range spend
$11,799
  • National average pricing. Pick your region to adjust for local labour rates.
  • This is a planning range, not a quote. Get three itemised bids and compare the scope line by line — the cheapest bid is usually the one that left something out.

What the estimate includes

  • Tear-off and disposal of one existing layer
  • Underlayment, ice-and-water shield and drip edge
  • Shingles or panels at the chosen tier
  • Ridge vent, flashing and boots
  • Permit and final inspection

What it does not include

  • Decking replacement beyond a small allowance
  • Removing a second or third existing layer
  • Structural repair to rafters or trusses
  • Gutters, skylights and chimney rebuilds

What actually moves the price

  • Pitch and access. A steep roof needs staging and slows every trip; a roof you cannot get a dumpster near adds labour on both ends.
  • How many layers are already up there. Each extra layer is another tear-off and another dumpster.
  • Decking. Nobody knows how much rotten sheathing is under the shingles until the roof is open, which is why every honest bid states a per-sheet price for replacement.

How these estimates are built

  • Base costs are typical 2025–2026 US pricing per square foot at each finish level, drawn from national remodelling cost surveys and contractor bid data.
  • Your region multiplies that base — coastal metros run 30–40% above the national average and rural markets 15–20% below, almost entirely on labour rates.
  • The contingency is added on top of the base range rather than taken out of it, because that is how the money actually behaves on a job site.
  • The materials, labour and permit split shows how the mid-point of the range typically divides. It is a way to read a bid, not a second estimate.
  • Resale recoup figures follow national cost-versus-value patterns. No renovation returns more than it costs — treat the figure as a partial rebate on something you are buying for yourself.

Frequently asked questions

How much does a new roof cost?

Asphalt architectural shingles run $4.50–$12 per square foot installed, so a typical 1,800 sq ft roof is roughly $8,000–$21,000. Metal and tile run $12–$25 per square foot, which puts the same roof at $22,000–$45,000.

Can I put a new roof over the old one?

Most codes permit two layers total, and it saves the tear-off cost. It also hides rotten decking, shortens the new roof's life through trapped heat, and many manufacturers reduce warranty coverage. It is cheaper now and more expensive over twenty years.

Does a new roof add value to a house?

You recoup around 60% directly, but that understates it. A roof at end of life is a negotiating lever for every buyer and a reason some lenders and insurers baulk — replacing it removes an obstacle more than it adds a feature.

Before you commit the budget, see it finished

Upload a photo and generate photorealistic versions of the finished space in any style. It is far cheaper to change your mind here than after the cabinets arrive.

Visualise the finished space

Material calculators for this project

Roofing CalculatorRoof area, squares and shingle bundles from your footprint and pitch — plus underlayment, ridge cap and a replacement cost range.Insulation CalculatorSquare footage and bag count for batt or blown-in insulation, with the R-value your climate zone actually calls for.

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