New roof prices range from $5,000 to $25,000 for most homes, depending on roof size, material choice, and your region

The cost of a new roof depends on three things: how many square feet your roof covers, what material you choose, and local labor rates where you live. A typical single-story house with a 1,500-square-foot roof might cost $8,000 to $15,000 for asphalt shingles, the most common material. A larger two-story home or one with a steep pitch will cost more because there is more surface area and the work is harder. The same roof in rural areas often costs less than in cities, where contractors charge more.

Most roofers quote by the "square" — that is, 100 square feet. Asphalt shingles run roughly $3 to $5 per square in materials, plus $2 to $4 per square in labor, depending on your location and roof complexity. Metal roofs cost more upfront (around $8 to $12 per square installed) but last longer. Slate and tile are specialty materials that can exceed $15 per square installed and are rarely used except in specific regions or high-end homes.

Key Takeaways

  • Get three written quotes from licensed roofers in your area, because prices vary significantly by region and contractor experience.
  • Asphalt shingles are the cheapest option and the most common; metal and tile cost more but last longer and may lower insurance premiums.
  • Your roof's pitch (steepness) and any structural damage found during removal will add to the cost, so do not assume a quote is final until the old roof is off.
  • Permits are required in most places and cost $100 to $500; a roofer who does not mention permits is cutting corners.

How roofers measure and price your roof

A roofer will measure your roof in "squares" — each square equals 100 square feet. To find your roof's size, they either climb up and measure, or they calculate it from your home's footprint and pitch. A 2,000-square-foot house footprint with a moderate pitch might have a 2,500-square-foot roof (25 squares) because the sloped surface is larger than the ground area below it. Steep roofs are bigger still.

Once they know the square footage, they multiply by the per-square cost of your chosen material and labor. This gives you a base price. Then they add the cost of removing the old roof (usually $1 to $2 per square), disposing of debris, and any repairs to the decking or framing underneath if rot or damage is found. Permits, flashing, gutters, and ventilation upgrades are often quoted separately.

Material choices and what they cost

Asphalt shingles are the standard. They cost $5 to $9 per square installed and last 15 to 25 years depending on quality and climate. Three-tab shingles are cheapest; architectural shingles (thicker, with a dimensional look) cost a bit more but are more durable. Most homeowners choose asphalt because the price is low and the material is familiar to every roofer.

Metal roofing costs $8 to $15 per square installed and lasts 40 to 70 years. It is lighter than asphalt, reflects heat (lowering cooling costs in hot climates), and some insurance companies offer discounts. Metal is noisier in rain unless insulation is added, and it requires a contractor experienced with the material — not every roofer installs it well.

Wood shakes cost $10 to $15 per square installed and have a rustic look, but they require regular maintenance, are prone to rot and insects in wet climates, and are banned or restricted in some fire-prone areas. Slate and tile are specialty materials costing $15 to $25+ per square installed. They last 50 to 100+ years but are heavy, require structural support, and only certain roofers are may have access to to install them.

What affects the final bill

Roof pitch (steepness) raises labor costs because steep roofs are harder and slower to work on. A 4/12 pitch (moderate) costs less than a 10/12 pitch (steep). Complexity matters too — roofs with many valleys, dormers, or skylights take longer and cost more than straightforward rectangular roofs.

Hidden damage discovered during removal is the biggest surprise. If the roofer finds rotted decking, damaged trusses, or mold, those repairs must be done before the new roof goes on. This can add $500 to $3,000 or more depending on the extent. Some roofers include a "damage allowance" in their quote (usually $500 to $1,000) to cover minor issues; anything beyond that is billed separately.

Permits are required in most jurisdictions and cost $100 to $500. They may support the work meets code and that inspectors sign off when it is done. A roofer who quotes a price without mentioning permits is either not including them (and you will owe the city later) or is working without them, which is illegal and voids your warranty.

Getting accurate quotes from roofers

Call three to five licensed, insured roofers and ask each for a written estimate. The estimate should list the material, the per-square cost, the total square footage, the cost of removal and disposal, the cost of permits, and any upgrades (new flashing, ventilation, gutters). It should also state the warranty — most roofers warranty their labor for 5 to 10 years, and material manufacturers warranty shingles for 15 to 30 years depending on the grade.

Do not automatically choose the lowest bid. A quote that is much lower than the others may mean the roofer is cutting corners on materials, using inexperienced crews, or planning to skip permits. Ask each roofer for references and check online reviews. A roofer with a solid reputation and a mid-range quote is usually the safer choice.

Verify that the roofer is licensed in your state and carries liability insurance and workers' compensation. Ask to see the certificate of insurance. If a roofer gets hurt on your property and is not insured, you could be liable for medical bills and lost wages.

When insurance or warranties cover the cost

If your roof was damaged by a storm, hail, or fire, your homeowner's insurance may cover part or all of the replacement cost. File a claim with your insurer and request an inspection. The insurance company will send an adjuster to assess the damage and determine what they will pay. This usually covers the cost of materials and labor, though some policies have a deductible (often $500 to $1,500) that you pay out of pocket.

If your roof is relatively new and failed prematurely due to a manufacturing defect, the shingle manufacturer may cover replacement under warranty. This is rare and usually requires proof that the failure was not due to installation error or lack of maintenance. Contact the manufacturer with photos and documentation.

Financing options if you cannot pay upfront

Many roofers offer payment plans or financing through third-party lenders. These typically charge interest and require a credit check. Some offer 0% financing for a set period (often 12 to 24 months) if you may have access to. Read the terms carefully — if you miss a payment, the interest rate may jump.

A home equity line of credit (HELOC) or home equity loan lets you borrow against your home's value at rates often lower than contractor financing. You will need equity in your home and good credit. A personal loan from a bank or credit union is another option, though rates are usually higher than a HELOC.

If you are a veteran, the VA may help with home repairs through the Specially Adapted Housing (SAH) grant, though roofing is not always covered. Contact your local VA office to ask. Some nonprofits and community action agencies offer grants or low-interest loans for home repairs to low-income homeowners; search your county's website for "home repair information."

Frequently Asked Questions

How long does a new roof installation take?

Most roofs take one to three days to install, depending on size and complexity. Removal of the old roof, repairs to the decking, and installation of the new material all happen in sequence. Weather delays the work — roofers cannot work in heavy rain or high winds. The contractor should give you a timeline when you sign the contract.

Do I need to replace my roof if it is leaking in one spot?

Not necessarily. A single leak can often be patched or a section of shingles replaced for a few hundred dollars. If your roof is old (over 20 years for asphalt) and has multiple leaks, replacement is usually more cost-effective than repeated repairs. A roofer can inspect and advise whether repair or replacement makes sense.

What is the difference between a roof warranty and a manufacturer warranty?

A roofer's warranty covers the labor and installation for a set period (usually 5 to 10 years). A manufacturer's warranty covers defects in the shingles themselves and lasts longer (15 to 30 years depending on the product). Both have conditions — improper installation or lack of maintenance can void them. Ask for both warranties in writing before work begins.

Can I install a new roof over the old one?

Some building codes allow one layer of shingles over another, which saves the cost of removal (usually $1 to $2 per square). However, this hides problems underneath, adds weight to your structure, and most roofers recommend full removal so they can inspect the decking. Check your local building code and ask your roofer whether it is an option in your area.

Will a new roof lower my homeowner's insurance premium?

It may. Some insurers offer discounts for new roofs, especially if you choose impact-resistant materials or metal. Call your insurance agent before the work and ask whether you will may have access to for a discount. You may need to provide proof of installation (an invoice or photo) to claim it.