How much does a new roof cost?

What sets the price

Roofers measure a roof in squares. One square covers 100 square feet of roof. A roof has more area than the floor under it, because it slopes and hangs past the walls.

• Size. More squares means more material and more hours of labor.
• Pitch. A steep roof needs more safety gear and slower work. HomeGuide says pitches over 6:12 cost more. Angi puts the extra for an unusually steep roof at $1,000 to $3,000.
• Material. Asphalt shingles cost the least. Tile, slate and many metals cost much more. The table below gives ranges.
• Tear-off. HomeGuide puts removal of the old roof at $100 to $300 per square. A new layer over the old one skips that cost, but NRCA says many building codes allow no more than one re-cover.
• Decking repair. Rotted wood under the old roof often shows only after tear-off. HomeGuide's decking cost page (last revised in 2023) put replacement at $2 to $5 per square foot installed.
• Labor. HomeGuide puts shingle labor at $150 to $300 per square. Tile and slate need special skills and cost more to install.
• Permits. Angi says most cities require a permit for a full replacement, with fees from $100 to $1,400. Some homeowners associations must approve the color or style first.
• Region and season. NRCA says the price depends on location, local labor rates and the time of year. Angi says metro areas and high-cost areas pay more.

Typical cost by material

Cost surveys disagree, because each uses its own method and roof size. Use them to set a rough budget, not to judge one bid. Prices change by region and from year to year.

Other surveys give other numbers. Angi's 2026 figures put the average replacement at $9,609, with most jobs between $5,903 and $46,000. The 2025 Cost vs. Value Report from Zonda put a 30-square asphalt job at a national average of $31,871. It put a 3,000-square-foot standing-seam metal roof at $51,865.

The gap comes from scope. The Cost vs. Value jobs include full tear-off, new underlayment and flashing around two skylights. The scope of the work moves the price as much as the material does. If you are torn between materials, read metal or shingle.

How to read and compare written estimates

NRCA, the roofing contractors' trade group, suggests three or four written proposals. A clear, detailed proposal is a good sign that the roofer measured with care. Check that each bid names:

• the roof covering: type, maker and color
• the number of squares
• tear-off of the old roof, or a new layer over it
• underlayment, flashing and ventilation work
• the price per sheet or per square foot for any decking they replace
• who gets the permit
• who pays for damage to your yard or the inside of your home during the work
• start and finish dates
• the payment schedule
• warranty length and what it covers

NRCA describes two kinds of warranty. The maker's warranty covers defects in the material, for 20 years up to a lifetime. The roofer's workmanship warranty covers the installation. Many roofers offer one or two years, but there is no industry standard.

Do not pick the lowest bid by reflex. The FTC says to ask for an explanation when prices differ a lot. Compare the same squares, the same material and the same scope of work.

How payment and deposits work

Most jobs start with a deposit and end with a final payment. The FTC advises a reasonable down payment and never the full price up front. Some states cap the deposit. In California, the state contractors board says it cannot be more than $1,000 or 10 percent of the price, whichever is less. Ask your state consumer protection office about the rule where you live.

• Put the payment schedule in the written contract.
• Pay by check or credit card. The FTC warns against cash, wire transfers, gift cards, payment apps and cryptocurrency.
• Hold the final payment until the work is done and you are satisfied. Keep every invoice and receipt.
• If you signed the contract at home, the FTC's Cooling-Off Rule may give you three business days to cancel. Emergency repairs are an exception. The FTC says your contract should state your right to cancel.

What insurance pays and does not pay

Homeowners insurance pays for sudden damage from a covered cause, such as hail or wind. It does not pay to replace a roof that wore out with age. The Maryland Insurance Administration explains that wear and tear generally is not covered. A policy may also pay only for the damaged part of a roof. Your own policy decides.

The payout also depends on how your policy settles claims. Replacement cost value pays without a deduction for age. Actual cash value deducts depreciation. In an NAIC example, a $15,000 roof claim paid $14,000 under replacement cost. Under actual cash value it paid $4,000, after $10,000 of depreciation and a $1,000 deductible.

Some policies have a separate wind or hail deductible, and some exclude wind and hail. The NAIC says exclusions are common in coastal areas. Read your declarations page and ask your agent. For the claim steps, see our hail damage claim guide.

Ways people get overcharged

The FTC and state regulators name these warning signs.

• Door knockers after a storm. The FTC warns about people who say they are "in the area" or have material left over from another job. Maryland's insurance regulator warns about free inspection offers that call wear and tear storm damage.
• Pressure to sign now. A discount only if you sign today is an FTC red flag.
• Signing over your insurance check. The FTC says never do this. Ask your bank about a Certificate of Completion instead, so the bank pays the roofer in stages after you approve each one.
• Blank spaces in the contract. Fill in every line before you sign.
• Open-ended extras. Decking and other surprise repairs add up fast. Get the unit price in writing before work starts, and put every change in writing. California requires a written change order signed by both sides.
• You get the permit. The FTC lists a contractor who asks you to get the building permits as a warning sign.
• A lender they know. The FTC warns about this too. Shop for your own financing.

Get bids from local roofers

Your real price comes from roofers who see your roof. You can find roofers that list roof replacement on The Roofing List and call them direct. We charge no lead fees.

The Roofing List checks three things for each company: the phone works, the website is live, and the website says the company does roofing, siding or gutter work. We do not check licenses, insurance, quality or prices. Check a roofer's license and insurance before you sign.