Cost guides › Roof replacement
United States
Roof replacement cost
Tearing off and re-roofing 1292 sq ft of roof with architectural shingles typically costs $8,500, with most jobs landing between $6,650 and $11,100. Basic 3-tab shingles bring it to about $7,050, while designer or impact-resistant shingles push it toward $10,200.
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mid-range, typicalCost by region
| Location | Basic | Mid-range | Premium |
|---|---|---|---|
| Hawaii | $8,450 | $10,200 | $12,100 |
| Illinois | $8,400 | $10,000 | $11,900 |
| Massachusetts | $8,300 | $9,900 | $11,800 |
| Minnesota | $8,250 | $9,850 | $11,700 |
| New Jersey | $8,200 | $9,750 | $11,600 |
| Alaska | $7,950 | $9,550 | $11,300 |
| New York | $7,900 | $9,500 | $11,300 |
| Washington | $7,850 | $9,450 | $11,300 |
| California | $7,750 | $9,300 | $11,000 |
| Connecticut | $7,650 | $9,150 | $10,900 |
Show all regions
| Oregon | $7,600 | $9,150 | $10,900 |
| District of Columbia | $7,550 | $9,100 | $10,900 |
| Rhode Island | $7,500 | $9,000 | $10,700 |
| Wisconsin | $7,450 | $9,000 | $10,700 |
| New Hampshire | $7,350 | $8,850 | $10,600 |
| Michigan | $7,250 | $8,750 | $10,400 |
| Missouri | $7,200 | $8,750 | $10,400 |
| Montana | $7,250 | $8,750 | $10,400 |
| Pennsylvania | $7,250 | $8,750 | $10,400 |
| Indiana | $7,200 | $8,700 | $10,400 |
| North Dakota | $7,200 | $8,700 | $10,400 |
| Vermont | $7,200 | $8,700 | $10,400 |
| Maryland | $7,150 | $8,650 | $10,300 |
| Ohio | $7,150 | $8,650 | $10,300 |
| Delaware | $7,100 | $8,600 | $10,300 |
| Colorado | $7,050 | $8,500 | $10,200 |
| Maine | $6,950 | $8,450 | $10,100 |
| Nevada | $7,000 | $8,450 | $10,100 |
| Idaho | $6,950 | $8,400 | $10,000 |
| Iowa | $6,900 | $8,400 | $10,000 |
| Nebraska | $6,800 | $8,250 | $9,900 |
| Arizona | $6,750 | $8,200 | $9,800 |
| Utah | $6,750 | $8,200 | $9,800 |
| Wyoming | $6,750 | $8,200 | $9,850 |
| Kansas | $6,700 | $8,150 | $9,750 |
| Virginia | $6,750 | $8,150 | $9,800 |
| Kentucky | $6,700 | $8,100 | $9,750 |
| South Dakota | $6,650 | $8,050 | $9,700 |
| West Virginia | $6,650 | $8,050 | $9,650 |
| North Carolina | $6,600 | $8,000 | $9,600 |
| Tennessee | $6,600 | $8,000 | $9,600 |
| Florida | $6,550 | $7,950 | $9,550 |
| Georgia | $6,500 | $7,900 | $9,500 |
| Louisiana | $6,500 | $7,900 | $9,500 |
| South Carolina | $6,500 | $7,900 | $9,500 |
| Texas | $6,500 | $7,900 | $9,500 |
| New Mexico | $6,400 | $7,800 | $9,400 |
| Alabama | $6,350 | $7,750 | $9,300 |
| Oklahoma | $6,350 | $7,750 | $9,350 |
| Arkansas | $6,350 | $7,700 | $9,250 |
| Mississippi | $6,300 | $7,700 | $9,250 |
What's included
Mid-range
- Tear-off of one layer of old shingles and underlayment down to the roof deck
- Dumpster, debris hauling and disposal, plus magnet sweep and site cleanup
- Synthetic underlayment over the whole roof deck
- Ice and water shield along the eaves
- Architectural (dimensional) shingles, with about 10% extra for cuts and waste
- New drip edge, step and valley flashing, roof vents and ridge cap
- Installation by a roofing crew, including material loading and handling
What affects the cost
Roof size and complexity
Roofers price by the square (100 sq ft of roof), not by the footprint of the house. Hips, valleys, dormers and skylights add cutting, flashing and waste, so two roofs with the same area can be quoted quite differently.
Pitch and access
The estimate assumes a walkable pitch up to about 8/12. Steeper roofs need harnesses, roof jacks and a slower pace, and tall two- or three-story houses or roofs over landscaping and pools take more time to protect and load.
Decking condition
Nobody knows how much of the plywood or plank decking is rotten until the old shingles are off. Ask for a per-sheet price for decking replacement in the contract so any surprise is priced before work starts, since full re-decking is not in this estimate.
Shingle grade
3-tab shingles are the cheapest but flat-looking and less wind-resistant. Architectural shingles are the standard choice today, and designer or Class 4 impact-resistant shingles cost noticeably more per square but look richer and stand up better to hail.
Layers to remove
This price covers one layer of tear-off. If there are two or three layers of old shingles, removal and disposal take longer and the dumpster fills faster, which raises the bill.
Local code requirements
Cold-climate areas may require ice and water shield farther up the roof than the eaves, and high-wind or coastal areas may call for extra nailing or specific shingle ratings. Your roofer should build these into the quote.
How to save
- Get at least three written quotes that list the shingle line, underlayment, flashing and the per-sheet decking price, so you can compare like for like.
- Schedule the job outside the busy season after major storms, when roofers are booked out and less willing to negotiate.
- Reuse sound gutters and only replace them if they are damaged, since gutters are priced separately.
- Choose architectural shingles over designer lines unless you need impact resistance; they give most of the look for a lower price per square.
Grants, tax and rules
Permits
Many local building departments require a permit for a full tear-off and re-roof, and structural repairs to the deck usually do. Permit fees are not in this estimate, so ask whether your roofer pulls the permit and includes the fee.
Sales tax
Sales tax on materials varies by state, and labor is often not taxed but rules vary. Our figures are before sales tax.
Frequently asked questions
How much does a new shingle roof cost?
For about 1292 sq ft of roof with a full tear-off and architectural shingles, expect around $8,500. Basic 3-tab shingles bring it closer to $7,050, while impact-resistant or designer shingles run about $10,200.
Will homeowners insurance pay for a new roof after hail or storm damage?
Homeowners policies often cover sudden storm or hail damage, but not wear and age, and many pay only the depreciated value on an older roof unless you have replacement-cost coverage. Call your insurer, have an adjuster inspect the roof, and get your own roofer's estimate before signing anything. Be wary of door-to-door crews who show up after a storm asking you to sign over the claim.
Are impact-resistant shingles worth it?
In hail-prone areas they can be. They cost more than standard architectural shingles, but they hold up better to hail, and some insurers offer a discount for Class 4 rated roofs. Ask your insurance company what applies to your policy before you choose.
Can I put new shingles over the old ones?
Some codes allow a second layer, but a tear-off lets the roofer check and repair the deck, install proper underlayment and ice and water shield, and replace flashing. Overlays also add weight and can shorten the life of the new shingles, which is why this estimate assumes a full tear-off.
How long does it take to replace a roof?
A typical house with a single layer of shingles is usually torn off and re-roofed in one to three days, depending on size, pitch and weather. Rain delays and extensive decking repairs can stretch that.
Does the price include replacing rotted decking?
No. The estimate covers minor repairs only. Damaged sheathing is found once the old roof is off, so make sure the contract states a price per sheet of plywood or OSB for any decking that has to be replaced.
How this estimate is calculated
Work hours: 42 · Labour: $4,619 · Materials: $3,886
Sources: BLS Occupational Employment and Wage Statistics; Regione Toscana, Prezzario dei Lavori 2026 (CC BY 4.0); ECB exchange rates.