Roof Replacement Cost: How Pitch, Storeys and Layers Change It
The average roof replacement runs about the typical figure below, but steep pitch, height, complex shapes and a second layer can move your price a long way.
The average roof replacement cost for a standard 120 m² (about 1,300 sq ft) shingle roof is $8,500, with most jobs falling between $6,650 – $11,100. That is for a walkable pitch, a single storey, a simple gable and one layer to tear off. Change any of those and the price moves.
Below we show which factors add the most, so you can adjust the average to your own house. Our figures are before sales tax. For the base numbers by tier, see our Roof replacement guide.
How we build the number
We calculate roofing from labour hours multiplied by local rates, plus materials, then check the result against market prices and real quotes. Pitch, height, shape and tear-off layers each change the labour hours, the safety equipment needed, or the disposal load. That is why they show up as separate line items on a good quote.
The four things that change your price
1. Pitch
Pitch is the rise over 12 inches of run. Crews can walk a standard roof freely. On a steep roof they need roof jacks, toe boards and harnesses, and they work slower.
- Standard / walkable: the baseline.
- Steep (7/12 to 9/12): slower work and more safety setup.
- Very steep (10/12 or more): the slowest, and some crews decline or subcontract it.
Here is how the same job reads as pitch changes (all other options left at default):
| Pitch | Typical mid-range cost |
|---|---|
| Standard / walkable | $8,500 |
| Steep and very steep | Ask for the pitch surcharge as a separate line on your quote |
Pitch is easy to underestimate from the ground. Ask any estimator to state the measured pitch in writing.
2. Storeys
A taller house means more ladder and scaffold time, and slower material handling. The options in our model are single, two and three storeys. A two-storey house usually costs noticeably more than a ranch, because every bundle has to be lifted higher and fall protection takes longer to set up. Three storeys can require scaffolding or lifts, which is often the largest single add-on in this group.
3. Roof shape
A simple gable is the cheapest to cover. Hips, valleys and dormers mean more cutting, more flashing, more waste and more places for leaks to start. A roof with the same square footage but a cut-up shape can take considerably longer. If your house has several valleys or dormers, expect to sit toward the top of the range, even before pitch is counted.
4. A second layer of shingles
Many codes limit how many layers a roof may carry, and most roofers prefer a full tear-off anyway so they can inspect the deck. If you have one layer, tear-off is part of the normal price. If you have two, the crew handles roughly double the old material: more labour, more dumpster weight and higher disposal fees. Count layers by looking at the edge of the roof at the eaves or rake, or ask the roofer to check in the attic and at a corner.
Hidden cost to watch: if the deck underneath is rotted from the old layers trapping moisture, replacement plywood is normally billed per sheet on top of the quote. Ask for the per-sheet price up front.
Worked example: adjusting the average
Start with the typical figure of $8,500. Now think through your house:
- Is it a two-storey with a steep pitch? Move toward the top of the range, $11,100, or beyond it.
- Does it have a cut-up shape with valleys and dormers? Same direction again.
- Two layers of shingles? Add disposal and labour for the second layer.
- Simple one-storey gable, walkable, one layer? You may land near the low end, $6,650.
Several of these together stack. A tall, steep, complex roof with two layers can sit well above the range even with the cheapest shingle.
Material still matters
Surcharges are on top of the material you choose. Architectural shingles are the usual middle choice and cost $8,500. Standing-seam metal comes in at $17,000. Natural slate is $25,300. These are typical mid-range figures for the default roof.
Here is the full comparison with typical cost, usual range and lifespan:
| Material | Typical | Usual range | Lifespan |
|---|---|---|---|
| 3-tab asphalt shingles | $7,350 | $5,750 – $9,550 | 15-20 years |
| Architectural shingles | $8,500 | $6,650 – $11,100 | 20-30 years |
| Designer / luxury shingles | $9,650 | $7,550 – $12,600 | 25-40 years |
| Corrugated metal (exposed fastener) | $11,900 | $9,250 – $15,400 | 30-50 years |
| Metal shingles | $14,200 | $11,000 – $18,400 | 40-70 years |
| Stone-coated steel | $14,200 | $11,000 – $18,400 | 40-70 years |
| Synthetic slate | $14,700 | $11,400 – $19,100 | 40-50 years |
| Standing-seam metal | $17,000 | $13,200 – $22,100 | 40-80 years |
| Concrete tile | $17,500 | $13,700 – $22,800 | 40-50 years |
| Clay tile | $21,700 | $16,900 – $28,200 | 50-100 years |
| Natural slate | $25,300 | $19,800 – $33,000 | 75-150 years |
Heavy materials like tile and slate can also need roof framing checks, which is another cost not shown in a simple per-square-foot figure.
Getting a fair quote
- Get at least three quotes and make each one state pitch, number of layers, deck repair price per sheet and disposal.
- Compare like with like: same material, same underlayment, same flashing.
- Check that permit costs are included. Structural work usually needs a local permit.
- Run each quote through our "is my quote fair" tool to see how it sits against the live model for your house.
Related projects worth pricing together
Roof work often exposes other problems. If you are already on a ladder, consider the Siding replacement job so the scaffolding is used once, or look at Gutter guards, which go on much more easily when the roof edge is new.
Federal tax credits 25C and 25D have ended, so do not count on a federal credit for roofing-related upgrades. Some utilities and states run their own programs; the DSIRE database lists what exists where you live.
Bottom line
Start from $8,500, then adjust for pitch, storeys, shape and layers in that order of impact for your house. Get the measured details in writing and the quotes will become easy to compare.