How Much Does Roof Replacement Cost in 2025?
On average, roof replacement costs $9,513, and you can request an estimate from a roofing pro based on the roof size, pitch, and material.
Roof replacement costs $9,513 on average, with most homeowners spending between $5,867 and $13,209.
The key cost drivers include roof size, labor, materials, and pitch.
Don’t forget to budget for permits and disposal fees, which add to the total pricing.
Upgraded roofs boost curb appeal and potentially raise home value.
Comparing quotes from multiple contractors helps optimize your budget.
This article was updated using automation technology and thoroughly reviewed for accuracy by HomeAdvisor Editor Ryan Noonan.
Most homeowners spend between $5,867 and $13,209 for a full roof replacement, with the national average sitting at $9,513. Your final price depends on the roof’s size, material, pitch, and the amount of labor involved. Knowing how each factor affects cost lets you set a realistic budget from the start. A new roof doesn’t just keep the weather outside—it can also trim energy bills and boost curb appeal.
House Size
Your roof covers a bit more area than your home’s footprint. Depending on its shape and slope, your roof size is roughly 1.1 to 1.2 times the house’s square footage. Roofing contractors measure roofs in squares, with one square equaling 100 square feet of roof area.
Roof replacement costs between $4 and $11 per square foot, averaging about $7 per square foot. These figures represent typical materials—luxury or specialty options can cost up to $40 per square foot or more.
| Roof Size | Average Cost |
|---|---|
| 1,120 sq. ft. | $4,900–$12,300 |
| 1,340 sq. ft. | $5,800–$14,700 |
| 1,565 sq. ft. | $6,800–$17,200 |
| 1,790 sq. ft. | $7,800–$19,700 |
| 1,800 sq. ft. | $8,800–$22,100 |
| 2,235 sq. ft. | $9,700–$24,600 |
| 2,460 sq. ft. | $10,700–$27,100 |
| 2,685 sq. ft. | $11,700–$29,500 |
| 2,910 sq. ft. | $12,700–$32,00 |
| 3,130 sq. ft. | $13,600–$34,400 |
| 3,355 sq. ft. | $14,600–$36,900 |
| 3,580 sq. ft. | $15,600–$39,400 |
| 3,805 sq. ft. | $16,600–$41,900 |
Roofing Type
Roofing costs vary by type and material, and these variables can influence your roof’s durability, insulation, installation complexity, and other factors.
Premium options include slate, clay tile, and standing seam metal, which offer aesthetic appeal and longevity but cost up to $40 per square foot or more. Asphalt, composite, wood shakes, and other affordable materials come with varying durability and other features.
Specialty roof designs, such as green roofs and solar roofs, require specific materials that increase replacement costs. In some cases, you’ll also need a specialized professional to install these roofs.
| Roofing Material | Average Cost (Per Sq. Ft.) | Total Cost for 1,500–2,000 Sq. Ft. Roof |
|---|---|---|
| Asphalt shingles | $3–$7 | $5,800–$20,000 |
| Architectural shingles | $4–$6 | $6,000–$12,000 |
| Metal | $7–$13 | $5,700–$25,000 |
| Wood shakes | $6–$13 | $16,000–$27,000 |
| Tiles | $10–$20 | $8,500–$26,400 |
| Slate or stone | $15–$30 | $5,800–$30,000 |
| Synthetic | $5–$12 | $7,500–$24,000 |
| Green roof | $10–$35 | $15,000–$70,000 |
| Standing seam metal | $4–$30 | $6,000–$60,000 |
| Composite | $4–$8 | $6,000–$16,000 |
| Rubber | $4–$13 | $6,000–$26,000 |
| Solar shingles | $21–$25 | $31,500–$50,000 |
Roof Pitch and Design
Your roof’s pitch—or steepness—plays a big role in the final bill. Pitch is calculated by measuring the rise of the roof across 12 linear inches. Slopes measuring 9 inches or more per 12 inches across are considered exceptionally steep.
Steeper slopes increase the total square footage of your roof, which necessitates additional materials and labor, sometimes adding up to $1,000 to $3,000 on top of standard replacement expenses. They may also present accessibility challenges and safety hazards, often requiring workers to use scaffolding and additional safety measures.
Some roof styles are naturally steeper by design compared to others, such as gables, mansards, A-frames, and hipped roofs. In addition to adding materials and labor to your project, these roof styles increase overall roof complexity. For example, hipped roofs cost up to $25 per square foot, while flat roofs don’t usually exceed $7 per square foot.
Labor Cost for Pros
Hiring a local roofing contractor costs about $200 to $300 per square, not including materials. Most contractors provide a flat-rate fee after assessing your project’s needs, and labor represents 15% to 25% of your the project cost.
Specialty roof types may require specialized contractors who charge higher rates. If your old roof still needs to be removed, expect an additional $1,000 to $3,000 for removal and another $500 to $1,500 for hauling and disposal.
Location
Where you live matters—roofers in high-cost urban areas generally charge more and have higher roofing prices, while rural and hard-to-reach areas may incur additional transportation costs.
The local climate also influences which materials are most suitable. For example, homeowners in areas prone to heavy snowfall are more likely to choose steeply pitched roofs to prevent load-related stress. Coastal regions with high humidity favor clay tile, aluminum, synthetic, and other corrosion-resistant materials.
Other Roof Replacement Cost Factors
While not applicable to every roof replacement project, permit requirements, roof features, and other variables may impact your costs.
Additional Roof Features
Many homes have skylights, chimneys, vents, dormers, overhangs, and other design or structural features. These elements may require extra labor, flashing, adjustments, and other considerations, contributing to overall complexity and costs. Average costs of example features include:
| Roof Feature | Average Cost |
|---|---|
| Skylights | $1,900 |
| Chimney replacement | $9,300 |
| Dormer | $15,000 |
| Gutters | $1,200 |
Permits
Most municipalities require homeowners to obtain a permit for structural changes to their homes, including roof replacements. These permits range from $100 to $1,400, depending on your area and project specifications. Some regulations also require roof inspections to ensure compliance with local building codes.
Roof Layers
In some cases, contractors can install a new layer of roof shingles over an existing roof rather than removing it entirely. This can reduce up-front costs but doesn’t offer the same benefits or durability as a full replacement. Leaving the existing roof in place makes it hard to detect rotting wood or leaks and adds load to your roof.
If you’re removing an existing roof with multiple layers of shingles, expect to pay more than for a single-layer roof. Labor-intensive removal involves stripping off each layer and disposing of additional materials. It may also reveal obscured damage, adding to necessary structural repair costs before replacing the roof.
Roof Replacement vs. Repair
Not every roofing issue calls for a full replacement. A targeted roof repair for minor or isolated damages is less expensive, especially if your roof is under 20 years old and otherwise in good shape. Replacement is necessary in several scenarios, including severe damage, deteriorating conditions, or building code violations. Roof replacement costs more than standard repairs, but an aging or deteriorating roof may require frequent repairs each year. Investing in a new roof can often provide long-term savings.
Does Replacing Your Roof Increase Home Value?
Swapping out an aging roof can lift home value by as much as 15% and may return 20% to 50% of the project cost when you sell. Roof replacement adds value to your home with these advantages:
Enhanced curb appeal and aesthetic
Improved structural integrity and protection
Increased energy efficiency
While any type of replacement can increase home value, the actual amount varies based on the quality of the roof materials and installation and the local market trends.
Budgeting for Roof Replacement
Keeping costs in check doesn’t have to mean cutting corners. Try these strategies to balance quality and budget for your roof replacement:
Get detailed estimates for the same scope of work from several contractors.
Choose roofing materials that offer affordability, durability, and efficiency.
Opt for a simpler roof design to reduce extra material or labor costs.
Inquire about seasonal promotions or discounts.
Research tax incentives for roof replacements to offset eligible costs.
How HomeAdvisor Gets Its Cost Data
No place is more important than your home, which is why HomeAdvisor connects homeowners with local pros to transform their houses into homes they love. To help homeowners prepare for their next project, HomeAdvisor provides readers with accurate cost data and follows strict editorial guidelines. We surveyed over 30,000 real customers about their project costs to develop the pricing data you see, so you can make the best decisions for you and your home. We pair this data with research from reputable sources, including the U.S. Bureau of Labor Statistics, academic journals, market studies, and interviews with industry experts—all to ensure our prices reflect real-world projects.
Frequently Asked Questions
Roofing sealing costs $500 to $2,400, averaging about $1,450. A pro rolls or sprays on a protective coating that blocks UV rays, seals small cracks, and slows heat absorption. The treatment helps prevent leaks, extends the roof’s lifespan, and can shave a bit off cooling bills. Scheduling roof sealing every few years keeps minor issues from turning into costly repairs.
Homeowners choose asphalt shingles because they’re simple to install, stand up well to heat, cold temperatures, and storms, and keep weight off the roof deck. With routine upkeep, they last 20 to 30 years, offering dependable protection without straining your budget. Add in the wide availability at most home stores, and asphalt becomes a practical, reliable pick for many roofs.
A well-installed metal roof can last 40 to 70 years—or even longer with routine maintenance. The rigid panels shrug off heavy rain, snow, and hail, making metal a smart choice in areas with intense weather swings. Bonus: The reflective surface can cut cooling costs in hot climates, so you save money while staying comfortable.
Rubber roofing uses flexible synthetic membranes—EPDM, TPO, or PVC—to create a single-ply, watertight seal that’s perfect for flat or low-slope roofs. You can also buy rubber shingles molded to mimic pricier slate or shake, giving you the look you want without the steep price tag. The material is lightweight, UV-resistant, and quick for pros to install.
Replacing your gutters when you replace your roof is a smart option that improves your home’s water management system. Upgrading the gutters simultaneously prevents potential leaks and water damage while streamlining installation. This proactive approach enhances exterior performance and reduces future repair needs, making it a cost-effective, strategic investment for your property.
Roof material plays into resale value more than many homeowners realize. High-end options like metal, slate, or cedar can command a premium thanks to their long lifespans and eye-catching curb appeal. Well-maintained asphalt or composite shingles still add value, just at a lower price point. Choose a material that balances budget, durability, and the look buyers want in your market.
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