Roof guide
Replacing your roof: what it really costs
What drives the price, typical installed costs by material, and how to compare bids on equal terms.
5 min read · Updated June 2026
What actually drives the price
A roof quote is mostly three things: the size of the roof, how steep and complicated it is, and the material you pick. Two houses on the same street can be thousands apart because one has a simple gable and the other has valleys, dormers, and skylights that all need flashing.
The number you should compare bids against is price per square — roofers measure in “squares” of 100 square feet. If one bid works out to a wildly different per-square price than the others, that is your signal to ask why: better shingles, or missing work?
Rough cost by material
Planning ranges for a typical single-family home, fully installed (tear-off included). Your real number depends on size, pitch, and region.
| Roof material | Typical installed range |
|---|---|
| Asphalt shingles (3-tab) | $6,000 – $12,000 |
| Architectural / dimensional shingles | $9,000 – $18,000 |
| Standing-seam metal | $15,000 – $40,000 |
| Tile (concrete or clay) | $12,000 – $45,000 |
| Cedar shake | $18,000 – $35,000 |
These are planning estimates, not quotes. Steep roofs, multiple layers to tear off, and hard-to-reach homes push costs toward the high end.
Get a number for your roof
Our free calculator uses your roof size, pitch, and material to estimate a realistic range — and shows the assumptions behind it.
Estimate my roof costThree ways to pay less without cutting corners
Ask about a roof-over (sometimes)
If you have only one existing layer and the deck is sound, installing over the old shingles can save on tear-off. It is not always allowed or wise — but it is worth asking about.
Check insurance and storm discounts
If a storm damaged your roof, part of the cost may be a covered claim. Impact-resistant shingles can also earn a standing discount on your premium in many states.
Time it, and get three real bids
Roofers are cheaper and more available in the off-season. Always get three itemized bids — not to grind the price, but to see what a fair scope actually includes.
Red flags in a roofing quote
Most roofers are honest. Slow down if you see any of these:
- A single lump-sum price with no breakdown of tear-off, materials, flashing, and disposal.
- No mention of what happens if they find rotten decking underneath (this is the classic surprise upcharge).
- Pressure to sign today, a “storm chaser” who knocked on your door after bad weather, or an offer to “cover your deductible” (that one is insurance fraud).
- A deposit well outside the normal 10–30% range before any materials arrive — and never pay in full up front.
- No written workmanship warranty, or a company with no local track record.
Not sure whether to repair or replace?
If the roof is under ~15 years old and the damage is localized, a repair may buy you years. Run the comparison first.
Compare repair vs. replaceCommon questions
How long should a new roof last?
Architectural asphalt shingles typically last 20–30 years; metal roofs typically last 40–70 years, and tile can last 50 years or more. Lifespan depends heavily on ventilation, installation quality, and climate.
Will insurance pay for a new roof?
Insurance covers sudden damage from a covered event like a storm or fallen tree — not wear-and-tear or age. One important catch: on older roofs, some policies pay only the depreciated value (ACV) rather than full replacement cost — check which kind you have. If a storm is involved, document it and ask your insurer before you sign anything.
Is the cheapest bid a bad idea?
Not automatically — but understand why it is cheaper. A low bid often excludes tear-off, new flashing, permits, or decking repair. Compare what is included, line by line, not just the total.
Do I need to be home during the work?
Usually not, but it helps to be reachable. The one moment that matters is if they open the roof and find rotten decking — you want to approve that change order, not discover it on the invoice.
Keep going
Roof Replacement Cost Calculator
Estimate your roof by size, pitch, and material.
Roof Insurance Deductible Calculator
See your real out-of-pocket cost on a roof claim.
Quote Comparison Matrix
Line up multiple bids and spot what is missing.
Claim or pay cash?
Decide whether filing a claim is worth it.
This guide is general information to help you make a calmer decision, not professional, legal, or insurance advice. Always confirm details with your own insurer and licensed professionals. See how we build our estimates in our methodology.