How Much Does a New Roof Cost in 2026?

The average cost to replace a roof is $8,500 to $22,000 for most US homes, depending on house size, roofing material, pitch, and region. The national average for a standard asphalt shingle roof on a 2,000 sqft home is approximately $12,500.

Cost by House Size

1,000 sqft home (approx 15 squares): $4,500 to $8,000
1,500 sqft home (approx 20 squares): $6,000 to $10,500
2,000 sqft home (approx 25 squares): $8,500 to $14,000
2,500 sqft home (approx 30 squares): $10,000 to $17,500

Costs vary based on roof complexity. A simple gable roof costs less per square than a complex hip roof with multiple valleys and dormers.

Cost by Shingle Type

3-Tab Shingles — $150 to $200 per square installed: The budget option. 3-tab shingles are flat, lightweight, and offer 20 to 25 year lifespans. Best for rental properties and tight budgets.

Architectural Shingles — $220 to $350 per square installed: The standard choice for most homeowners. These dimensional shingles offer better curb appeal, wind resistance, and 30 year warranties. Architectural shingles account for roughly 80 percent of residential roofing in 2026.

Premium Shingles — $380 to $600 per square installed: Designer shingles that mimic the look of slate or cedar. Heavier and more durable with 40 to 50 year warranties. Used on custom homes and high-end renovations.

Metal Roofing — $600 to $1,200 per square installed: Standing seam metal roofs are the most durable option with 50+ year lifespans. Higher material and labor costs offset by energy savings and longevity.

What Is a Roofing Square?

A roofing square is 100 square feet of roof surface. Roofers measure and price everything in squares. A 2,000 sqft single-story home with a moderate 6/12 pitch has roughly 25 squares of roof area (2,500 sqft actual surface after pitch adjustment).

Labor Cost per Square by Region

| Region | Labor per Square | |--------|-----------------| | Northeast | $120–$160 | | Southeast | $90–$130 | | Midwest | $100–$140 | | Southwest | $95–$135 | | West Coast | $130–$180 |

Labor accounts for roughly 60 percent of total roofing cost, materials 40 percent. Steep roofs (8/12 pitch and above) add 20 to 50 percent to labor costs due to safety requirements.

Hidden Costs in a Roof Replacement

Underlayment: $10 to $15 per square. Required by code in most areas. Felt or synthetic underlayment provides secondary water protection.

Decking replacement: $300 to $800. If rotted plywood or OSB decking is found during tear-off, expect $30 to $50 per sheet to replace.

Flashing: $200 to $500. New step flashing, drip edge, and pipe boots are essential for a leak-free roof. Always replace flashing with a new roof.

Permits: $100 to $500 depending on jurisdiction. Most municipalities require a roofing permit for full replacements.

Signs You Need a New Roof

Curling or cupping shingles, granule loss in gutters, daylight through roof boards, and shingle age over 20 years all signal it is time for replacement. If three or more shingles are cracked or missing, the roof is likely compromised.

Frequently Asked Questions

How much does it cost to roof a 1,500 sqft house?

A 1,500 sqft home with a moderate pitch typically has 20 roofing squares. With architectural shingles at $275 per square installed, expect $5,500. With tear-off, underlayment, and flashing, total cost runs $6,000 to $10,500.

How long does a roof replacement take?

A standard roof replacement takes 1 to 3 days for a team of 3 to 5 roofers. Tear-off takes one day, installation takes one to two days depending on roof complexity and weather conditions.

Can I roof over existing shingles?

Most codes allow one layer of re-roof over existing asphalt shingles. This saves on tear-off costs ($200 to $500) but reduces the new roof lifespan and hides potential decking issues. Many contractors recommend full tear-off for best results.

What is the best roofing shingle for the money?

Architectural shingles offer the best value in 2026. They cost about 40 percent more than 3-tab but last 50 percent longer and look significantly better. The mid-range price point of $220 to $350 per square installed makes them the most popular choice.

Does roofing cost include gutter replacement?

No. Gutters are typically quoted separately at $4 to $8 per linear foot installed. If your roof replacement includes tear-off near gutters, consider replacing them simultaneously to avoid damage.

How much does a metal roof cost compared to shingles?

Metal roofing costs 2 to 3 times more than architectural shingles — $600 to $1,200 per square versus $220 to $350. However, metal roofs last 50+ years versus 25 to 30 years for shingles, making them cost-competitive over the full lifecycle.

Roofing Cost Calculator: How Much to Roof a House in 2025?