What’s the Average Cost to Replace a Roof in 2024?

What Is the Average Cost to Replace a Roof?

As of 2025, the average cost to replace a roof typically falls between $7,000 and $14,500, with many homeowners spending around $11,000. However, the actual cost can vary significantly based on several factors, including the size of your home, the roofing material you select, the slope (pitch) of your roof, and the overall complexity of the installation.1

 

Most homes in the U.S. range from 1,500 to 2,500 square feet. For a standard 2,000-square-foot roof, which fits an average single-story home of about 1,775 square feet, here’s a general cost breakdown by budget:

  • Lower-end (3-tab asphalt shingles): $7,000 – $11,0002

     

  • Mid-range (Architectural shingles and some metal roofs): $11,000 – $24,000
  • Higher-end (Slate tiles and metals like copper or zinc): $24,000 – $60,000+

It’s important to note that material costs can be unpredictable, and tariffs, such as the 25% tariff on imported steel and aluminum, can drive prices higher for certain roofing materials.3 It’s advisable to discuss potential tariff impacts with your contractor when budgeting.

 

 

New Roof Cost by Material (2025)

 

The choice of roofing material is a primary cost driver.4 Here’s a breakdown of common materials and their average installed costs:

 

Material Type Avg. Installed Cost per Sq. Ft. Cost per Square (100 sq. ft.) Estimated Total Cost (2,000 sq. ft.)
Asphalt $3.50 – $16.00 $350 – $1,600 $7,000 – $32,000
Metal $4.00 – $40.00 $400 – $4,000 $8,000 – $80,000
Wood $6.00 – $16.00 $600 – $1,600 $12,000 – $32,000
Concrete $10.70 – $27.50 $1,070 – $2,750 $21,400 – $55,000
Clay $11.00 – $22.00 $1,100 – $2,200 $22,000 – $44,000
Slate $8.00 – $35.00 $800 – $3,500 $16,000 – $70,000
  • Asphalt: Most popular and affordable. Basic 3-tab shingles are $3.50-$5.00 per square foot, while architectural shingles are $4.00-$8.50. Luxury options can reach $16.00 per square foot.
  • Metal: Known for longevity and energy efficiency. Corrugated steel starts around $4.00 per square foot, while aluminum and standing seam systems range from $7.00-$16.00. Premium metals like copper can cost $10.00-$40.00 per square foot.
  • Wood: Offers a natural look, typically $6.00-$16.00 per square foot. Requires maintenance and may have fire risk restrictions.
  • Concrete: Durable and energy-efficient tiles, ranging from $10.70-$27.50 per square foot. May require structural support due to weight.
  • Clay: Long-lasting and fire-resistant, typically $11.00-$22.00 per square foot.
  • Slate: Natural slate is highly durable and visually appealing at $20.00-$35.00 per square foot. Synthetic slate is a more budget-friendly alternative at $8.00-$15.00 per square foot.

 

Roof Installation Cost by Square Foot

 

The total roof square footage is affected by your home’s footprint, number of stories, and roof pitch.5 A steeper roof requires more material and labor.6

 

Roof Replacement Cost by Size for a Single-Story Home (using a roof pitch multiplier of 1.12):

House Square Footage Estimated Roof Square Footage Low-End Asphalt Mid-Range Metal Higher-End Slate
1,500 1,680 $6,720 $18,480 $47,040
2,000 2,240 $8,960 $24,640 $62,720
2,500 2,800 $11,200 $30,800 $78,400
3,000 3,360 $13,440 $36,960 $94,080
3,500 3,920 $15,680 $43,120 $109,760

Roof Replacement Cost by Size for a Two-Story Home (assuming square footage is evenly split between floors, with a roof pitch multiplier of 1.12):

House Square Footage Estimated Roof Square Footage Lower-End Shingle Mid-Range Shingle Higher-End Shingle
1,500 840 $3,360 $9,240 $23,520
2,000 1,120 $4,480 $12,320 $31,360
2,500 1,400 $5,600 $15,400 $39,200
3,000 1,680 $6,720 $18,480 $47,040
3,500 1,960 $7,840 $21,560 $54,880

For the most accurate measurement and cost estimate, it’s always best to consult a licensed roofing contractor.

 

Labor Costs for Roof Replacement

 

Labor costs typically make up 50% to 60% of the total roof replacement cost, averaging $3.00 to $7.00 per square foot.7 Factors such as roof complexity (e.g., multiple valleys, dormers, skylights), steepness (greater than a 6:12 pitch), and local labor rates influence these costs.8

 

 

Additional New Roof Installation Cost Factors

 

Beyond materials and labor, other costs to consider include:

  • Permits and Inspections: Typically $100 to $500, depending on local regulations.
  • Old Roof Removal: Ranges from $1 to $5 per square foot, depending on roof size, material, number of layers, and complications like asbestos. For a 2,000-square-foot roof, removal can cost $2,000 to $10,000.
  • Cleanup and Disposal: Usually included in the estimate, adding approximately $500 to the total cost.
  • Drip Edge Installation: Prevents water damage to fascia and soffits.9

     

  • Flashing or Pipe Boots Renewal: Seals areas where the roof meets vertical surfaces.10

     

  • Gutter and Downspout Installation: If existing gutters need removal/replacement.
  • Ice and Water Barrier Installation: Necessary in cold climates.
  • Underlayment Installation: A moisture barrier installed over the wood decking.
  • Vent Installation: Ensures proper attic ventilation.11

     

  • Wood or Truss Replacement: Repair or replacement of damaged decking or framing, which can significantly increase costs.

 

Do You Need a Roof Replacement or a Repair?

 

The decision to repair or replace depends on the extent of damage and your roof’s age:

  • Full Roof Replacement: Necessary when the roof has reached its lifespan or has extensive damage. Also an option for upgrading materials.
  • Partial Roof Replacement or Repair: Ideal for localized damage (e.g., from a fallen tree or severe weather) where the rest of the roof is in good condition.

 

DIY Roof Work vs. Hiring a Roofing Pro

 

While DIY might seem cheaper, roofing is dangerous and complex. Most homeowners are better off hiring a professional. Pros have the right tools, safety equipment, and experience, ensuring work is up to code and often comes with warranties.12 Improper DIY repairs can lead to further damage and void warranties.13

 

 

How to Choose the Right Roofing Contractor

 

A reliable contractor is key for a successful roof replacement.14 Look for:

 

  • Multiple Quotes: Compare at least three detailed estimates.
  • Licenses and Insurance: Verify valid licenses and adequate insurance coverage.
  • Reviews and References: Check online reviews and ask for customer references.
  • Key Questions: Inquire about their experience, use of subcontractors, warranties, and how they handle unexpected issues or delays.
  • Reputation and Years in Business: Longevity often indicates quality and customer satisfaction.

 

How To Save on Roof Replacement Costs

 

  • Explore Homeowners Insurance Claims: If damage is weather-related, your insurance might cover some or all costs.
  • Negotiate for a Lower Cost:
    • Bundle Services: Combine with other home improvement projects for potential discounts.
    • Leverage Competition: Use competing quotes to negotiate better pricing.
    • Negotiate Payment Terms: Offer a larger upfront deposit or full payment upon completion.
  • Choose Cost-Effective Materials: Asphalt shingles are generally the most affordable.15

     

  • Consider Partial Replacement: If damage is limited to a small area.
  • Schedule During Off-Peak Seasons: Fall and winter can offer more competitive pricing due to lower demand.16