Roofing Cost Calculator
Estimate your roofing project costs and set profitable pricing based on materials, labor, and overhead.
Roofing Cost Calculator
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How much does a roof replacement cost?
The total cost to replace a roof on a 1,700 sq ft home in the U.S. runs between $7,153 and $23,688, with most homeowners paying around $9,306. Costs vary significantly by location, home height, and shingle quality.
Contractors typically charge $3.50–$6.00 per sq ft ($350–$600 per 100 sq ft “square”), which equates to roughly $5,950–$10,200 on a 1,700 sq ft roof.
Roof replacement cost for different roofing materials
The material you choose for your new roof has a major impact on the overall investment. Roofing contractors typically price jobs by the “square,” where one square equals 100 sq ft. Below is an updated mid‑2025 snapshot of costs per square foot and estimated totals for a 1,700 sq ft (17 square) roof.
July 2025 Roof Replacement Cost Estimates by Material
| Roofing Material | Avg. Cost per sq ft | Est. Total for 1,700 sq ft* |
|---|---|---|
| Asphalt shingles | $3.50 – $6.25 | $5,950 – $10,625 |
| Metal roofing | $5.75 – $25.50 | $9,775 – $43,350 |
| Tile roofing | $6.50 – $13.00 | $11,050 – $22,100 |
| Wood shakes & shingles | $6.10 – $9.30 | $10,370 – $15,810 |
| Natural slate | $24.00 – $33.00 | $40,800 – $56,100 |
*Based on a 1,700 sq ft roof (17 squares). Prices reflect mid-year 2025 labor and material rates.
Asphalt shingles
Asphalt remains America’s go-to roofing choice thanks to its balance of durability and affordability. In July 2025, the average installed cost sits between $3.50 and $6.25 per sq ft, meaning a full replacement on a 1,700 sq ft home typically falls between $5,950 and $10,625.
Types of Asphalt Shingles
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3-Tab Shingles
Entry-level option at $3.55 – $4.75 per sq ft. Limited profile and a 20- to 25-year warranty make them budget-friendly. -
Architectural Shingles
Mid-range choice costing $4.25 – $5.85 per sq ft, backed by a 30-year warranty and a thicker, dimensional look. -
Premium Laminates
Top-tier shingles at $4.60 – $6.25 per sq ft, often featuring enhanced UV-resistance and 50-year warranties.
Note: In 2025, eco-friendly shingle blends incorporating recycled materials carry a small premium (~$0.10–$0.20/sq ft) but may qualify for local rebates.
Metal roofing
Metal roofs have surged in popularity as a long-term solution—often lasting 40 years or more. Installation is more labor-intensive than asphalt, reflected in the $5.75–$25.50 per sq ft range (or about $9,775–$43,350 total on 1,700 sq ft).
Metal Roof Styles
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Corrugated Steel or Aluminum
The value pick, at $5.75 – $8.40 per sq ft, combines ease of installation with moderate corrosion resistance. -
Metal Shingles
Panels shaped like traditional shingles run $8.00 – $11.25 per sq ft, blending aesthetic appeal with metal’s lifespan. -
Standing Seam
Premium panels at $18.50 – $25.50 per sq ft, offering superior water-shedding and minimal fasteners exposed.
Tip: Mid-2025 labor costs for metal installations rose roughly 3.5% year-over-year, so always confirm whether your quote includes teardown and disposal of the old roof.
Tile roofing
Tile roofs (concrete or clay) remain a high-end option, prized for their longevity and sound-dampening. July 2025 pricing averages $6.50–$13.00 per sq ft, equating to $11,050–$22,100 for a standard home.
Popular Tile Varieties
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Concrete Tiles
Imitate the look of clay at a lower weight and cost: $6.50 – $9.00 per sq ft. -
Clay Tiles
Iconic and time-tested, these run $9.25 – $13.00 per sq ft, with lifespans up to 75 years.
Caution: Clay tiles can become brittle after decades—inspections after 50 years are recommended to catch cracking before it leads to leaks.
Wood Shakes & Shingles
Wood roofing—often cedar, pine, or spruce—offers a distinctive look but requires regular upkeep. In mid-2025, replacement costs average $6.10–$9.30 per sq ft, or $10,370–$15,810 for 1,700 sq ft.
-
Wooden Shakes
Hand-split for texture, costing $7.00 – $9.30 per sq ft. -
Wooden Shingles
Machine-sawn for a smoother finish, at $6.10 – $8.00 per sq ft.
Maintenance: Annual cleaning and sealant applications help prevent rot and moss growth, which can otherwise shorten a wood roof’s life by years.
Natural Slate
Slate roofs are the ultimate in lifespan—often exceeding 100 years—and command the highest price. As of July 2025, slate installation runs $24.00–$33.00 per sq ft, or roughly $40,800–$56,100 for a 1,700 sq ft home.
- Advantages: Outstanding durability, low maintenance, and unmatched curb appeal.
- Considerations: Heavy weight often requires roof framing reinforcement—factor in an extra $1.00–$1.50 per sq ft for structural upgrades.
Roof replacement labor costs
Tear‑Off (Old Roof Removal)
Most contractors bill labor for removing the existing roof separately before installing new materials:
- Asphalt shingles or metal roofs: $1.00–$3.00 per sq ft ($100–$300 per 100 sq ft “square”).
- Heavier materials (tile or slate): $2.00–$5.00+ per sq ft ($200–$500 per square).
New Roof Installation (Labor Only)
After tear-off, labor to install new roofing typically falls into these ranges:
- Standard complexity: $2.50–$3.50 per sq ft ($250–$350 per square).
- High-complexity or steep pitches (> 6:12): $3.00–$7.00 per sq ft ($300–$700 per square)
Typical Labor Summary for a 1,700 sq ft Roof
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Tear-off:
- Low end (asphalt): 1,700 sq ft × $1.00 = $1,700
- High end (multi-layer slate/tile): 1,700 sq ft × $5.00 = $8,500
-
Installation:
- Standard: 1,700 sq ft × $2.50 = $4,250
- Complex: 1,700 sq ft × $7.00 = $11,900
- Total labor cost range: $5,950 – $20,400
Other factors that influence roofing labor rates
- Geography: Labor rates can be 10–25% higher in urban/high-cost regions.
- Roof access & safety: Extra rigging, fall protection, and debris management can add $0.50–$1.50 per sq ft.
- Design complexity: Valleys, skylights, multiple pitches, and dormers increase man-hours.
Roof replacement cost by roof size, height, and pitch
By Roof Size
Single-Story Homes (5/12 Pitch)
| Home Footprint (sq ft) | Roof Area (est.) (sq ft) | Replacement Cost ($) |
|---|---|---|
| 1,000 | 1,120 | $5,611 – $7,336 |
| 1,500 | 1,680 | $8,417 – $11,004 |
| 2,000 | 2,240 | $11,222 – $14,672 |
| 2,500 | 2,800 | $14,028 – $18,340 |
| 3,000 | 3,360 | $16,834 – $22,008 |
Calculated using average installed asphalt-shingle costs of $5.01–$6.55 per sq ft and a 1.12 pitch multiplier (5/12 roof). Sources: Homewyse, Avenue Roofing.
Two-Story Homes (5/12 Pitch)
| Home Interior (sq ft) | Roof Area (est.) (sq ft) | Replacement Cost ($) |
|---|---|---|
| 1,500 | 840 | $4,208 – $5,502 |
| 2,000 | 1,120 | $5,611 – $7,336 |
| 2,500 | 1,400 | $7,014 – $9,170 |
| 3,000 | 1,680 | $8,417 – $11,004 |
| 3,500 | 1,960 | $9,820 – $12,838 |
(Assumes total interior square footage split evenly across two floors, then multiplied by 1.12.)
By Roof Pitch (1,700 sq ft Footprint)
| Pitch Category | Roof Area (est.) (sq ft) | Replacement Cost ($) |
|---|---|---|
| Low Slope (≤ 4/12) | 1,802 | $9,028 – $11,803 |
| Moderate Slope (5/12) | 1,904 | $9,539 – $12,471 |
| Steep Slope (≥ 7/12) | 2,040 | $10,220 – $13,362 |
Standard pitch multipliers: ~1.06 for a 3:12 slope, ~1.12 for a 5:12 slope, and ~1.20 for a 9:12 slope.
By Roof Height & Accessibility
- Ground-drop fee on multi-story homes: Adding a second story often triggers a material-hoisting surcharge of 2–3% of the total project cost.
- Labor surcharges on steep or hard-to-reach roofs: Roofs that are very steep, multi-story, or in tight spaces can push labor rates up to 50% higher than a standard job (e.g., shingle-roof labor rising from $2.00–$3.50 per sq ft to $3.00–$5.25 per sq ft).
- Additional handling & safety: Expect to budget an extra $0.50–$1.00 per sq ft (or 5–10% of baseline) to cover scaffolding, fall protection, and extended crew time on high-access projects.
Roof replacement cost by location
Here’s how roof-replacement pricing shifts around the U.S., using the 2025 national average asphalt-shingle rates of $5.60–$7.65 per sq ft ($9,520–$13,005 for a 1,700 sq ft roof) as a baseline. Multiply these figures by your local cost factor below to get a rough estimate of asphalt-shingle replacement in your area; the same factor can be applied to other roofing materials’ base costs.
| Location | Local Cost Factor | Asphalt Cost/ft² (Low–High) | 1,700 sq ft Total (Low–High) |
|---|---|---|---|
| National Avg | 1.00 | $5.60 – $7.65 | $9,520 – $13,005 |
| New York City | 1.58 | $8.85 – $12.09 | $15,042 – $20,548 |
| Los Angeles | 1.35 | $7.56 – $10.33 | $12,852 – $17,557 |
| Chicago | 1.30 | $7.28 – $9.95 | $12,376 – $16,906 |
| Seattle | 1.15 | $6.44 – $8.80 | $10,948 – $14,956 |
| Denver | 0.95 | $5.32 – $7.27 | $9,044 – $12,355 |
| Miami | 0.90 | $5.04 – $6.89 | $8,568 – $11,705 |
| Houston | 0.78 | $4.37 – $5.97 | $7,426 – $10,144 |
Roofing removal
Before installing a new roof, the existing roofing materials must be torn off and disposed of. These removal costs are typically billed separately from installation and vary based on material weight, layers, roof complexity, and local disposal fees.
Tear‑Off Labor (Removal Only)
- Asphalt Shingles: Labor averages $1.00–$3.00 per sq ft, or $100–$300 per “square” (100 sq ft) for a single-layer asphalt roof.
- Heavier Materials (Tile/Slate): Due to greater weight and fragility, expect $2.00–$5.00 per sq ft for tile, clay, or slate removal.
Debris Disposal Fees
- Per Square Foot: Landfill and hauling fees typically add $0.30–$0.80 per sq ft (about $30–$80 per square).
- Per Square: Most contractors bundle disposal into a per-square rate of $100–$150 for basic asphalt-shingle tear-offs.
Combined Removal Costs
When labor and disposal are combined, the total cost to remove an existing roof generally falls in these ranges:
| Material Type | Combined Removal Cost per sq ft | Per 1,700 sq ft Roof* |
|---|---|---|
| Asphalt shingles (single layer) | $1.20 – $4.00 | $2,040 – $6,800 |
| Tile or slate | $2.30 – $7.00 | $3,910 – $11,900 |
*Based on 1,700 sq ft of roof area.
Overall averages hover around $1.20–$4.00 per sq ft, depending on complexity and material.
Additional roof replacement materials and features
When planning a full roof overhaul, several ancillary materials and components play a critical role in performance, longevity, and water‑tightness. Below is an overview of each key item, its function, and typical mid‑2025 installed cost ranges.
Decking Replacement
What it is: The structural substrate beneath shingles—usually ½″ plywood or OSB—that supports the roofing system.
Why it matters: Rotted, warped, or delaminated decking compromises fastener holding power and can lead to sagging or leaks.
Typical Costs:
- Material (per 4×8 sheet): $25–$40 for standard CDX plywood; $20–$35 for OSB.
- Labor & Installation: $1.25–$2.00 per sq ft ($125–$200 per 100 sq ft “square”), including removal of damaged boards, fastening, and minor structural repairs.
- Total for 1,700 sq ft (estimate): $2,125–$3,400
Tip: Always inspect decking for multi-layer rot or moisture damage once shingles are removed—repairing rather than covering extends roof life.
Underlayment
What it is: A layer of felt or synthetic sheet installed directly over decking, acting as a secondary moisture barrier.
Why it matters: Prevents water infiltration if shingles crack or blow off, and offers temporary protection during installation.
Types & Costs (installed):
- Asphalt-saturated felt (30- or 40-lb): $0.08–$0.15 per sq ft
- Synthetic underlayment (polypropylene blends): $0.18–$0.30 per sq ft
Note: Synthetic products resist tearing, retain slip-resistance in wet conditions, and often qualify for longer shingle manufacturer warranties.
Ice & Water Barrier
What it is: A self-adhesive membrane applied in vulnerable areas—eaves, valleys, roof-to-wall transitions—to prevent back-flow of ice dam and wind-driven rain.
Why it matters: Critical in colder climates or shaded roof sections to stop freeze/thaw or wind-driven moisture from getting under shingles.
Installed Cost: $0.85–$1.50 per sq ft in treated zones (typically first 2–3 ft along eaves and valleys).
- Per linear foot: $5–$10 when calculated along rakes and valleys.
Regulation: Many building codes now mandate ice barriers in zones up to 500 ft above sea level—check local requirements.
Fascia & Soffit Replacement
What they are:
- Fascia: Horizontal boards at the roof’s edge supporting gutters and covering rafter ends.
-
Soffit: The underside of eaves, providing attic ventilation and a finished appearance.
Why they matter: Protect rafters from moisture, allow proper attic airflow, and ensure gutter systems function correctly.
Installed Costs: - Fascia board (6″–8″): $6–$12 per linear foot (PVC or primed wood)
- Soffit panels (vented aluminum or vinyl): $4–$8 per linear foot
Pro-Tip: Choosing pre-painted PVC trims eliminates repainting and resists rot and insect damage.
Roof Flashing & Pipe Boots
What they are: Metal or rubber components sealing roof penetrations—chimneys, vent pipes, skylights, and transitions to sidewalls.
Why they matter: Flashing is the primary leak-stopping detail; a failure here causes persistent leaks around protrusions.
Common Types & Installed Costs:
- Step flashing (per linear foot): $5–$9
- Counter-flashing (for chimneys): $8–$15 per linear foot
- Vent pipe boots: $12–$25 each (depending on flange material and pipe diameter)
- Valley flashing (open vs. closed): $5–$12 per linear foot
Inspection: Always verify that flashings are properly integrated under shingles and over wall cladding; improper layering is a frequent leak source.
Although these components are often budgeted separately from shingles, they can add $1.25–$3.00 per sq ft (or $2,125–$5,100 on a 1,700 sq ft roof) to your project once you factor in high‑performance underlayments, ice barriers, structural decking repairs, and trim work. Investing in quality materials and skilled installation up front helps avoid costly callbacks and extends the life of your entire roofing system.
Signs you need a roof replacement
Age of the Roof
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Typical Lifespan:
- Asphalt shingles: 20–30 years
- Architectural/prismatic shingles: 25–40 years
- Metal roofs: 40–70 years
- Tile or slate: 50–100+ years
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What to Watch For:
If your roof is nearing or beyond its expected service life, even minor damage can quickly escalate into leaks and structural issues.
Widespread Shingle Damage
- Curling or Cupping: Shingles that curl at the edges or cup in the center have lost their protective oils and no longer shed water properly.
- Cracked or Missing Shingles: Holes and gaps allow wind-driven rain to penetrate, leading to rot in the decking below.
- Severely Granule-Bare Areas: Large patches where the mineral granules have worn off expose the asphalt mat underneath, accelerating breakdown.
Visible Signs of Water Intrusion
- Interior Ceiling Stains: Yellow or brown “water rings” on ceilings or attic walls indicate active leaks.
- Drips or Dribbles: Even a single drip in your attic after rain suggests a breach in the roofing system.
- Mold or Mildew Growth: Persistent mold in attic spaces often traces back to chronic moisture entry.
Unusual Energy Bills
Heating & Cooling Spikes: Poor insulation due to a failing roof can let conditioned air escape, driving up utility costs. A roof replacement restores the thermal envelope.
Moss, Algae & Fungus Growth
- Thick Moss Coverage: While small amounts of moss can be cleaned, widespread, deep moss indicates trapped moisture and accelerated shingle decay.
- Algae Streaks: Dark streaks on shingles may signal clogged granule relief and moisture retention, both precursors to leaks.
FAQs about Free Online Roofing Cost Calculator
On average across the U.S., replacing a 2,000 sq ft roof with asphalt shingles costs $9,000 – $18,500, or roughly $4.50 – $8.50 per sq ft. Most homeowners report spending around $14,000 for architectural shingles or metal panels on a moderate-complexity home.
Key drivers:
- Material choice: Basic 3-tab shingles sit at the low end; architectural or metal runs higher.
- Roof complexity: Steep pitches, multiple facets, and dormers add $0.50–$1.50 per sq ft in labor.
- Tear-off & disposal: Plan for an extra $1–$3 per sq ft if you remove old roofing layers.
- To calculate your roof’s replacement cost, begin by determining the true square footage of your roof rather than just your home’s footprint.
- Multiply your home’s footprint by a pitch multiplier (for example, a 5-in-12 slope uses about 1.12) to arrive at the actual roof area in square feet.
- Next, decide which roofing material you’ll install—standard asphalt shingles typically run between $4.50 and $8.50 per square foot, metal panels from $6.00 up to $15.00, and tile or slate from $7.00 to $30.00. Multiply that installed cost by your roof’s total square footage to establish the base price.
- Once you have the base cost, layer on additional expenses. Removing the old roof often adds $1.00 to $3.00 per square foot, while upgraded underlayment or ice-and-water barriers tack on another $0.20 to $1.50 per square foot.
- Flashing, trim, and specialized flashings around chimneys and vents generally cost an extra $0.50 to $2.00 per square foot, and local permits and inspection fees will be a flat fee—typically between $200 and $1,000.
- Finally, adjust your estimate up or down to reflect your region’s labor rates (urban areas can add 10–25 percent) and the job’s complexity—steeper or multi-story roofs often carry surcharges of 5–20 percent for safety equipment, scaffolding, and extra crew time.
- Altogether, this method gives you a clear, step-by-step way to arrive at a realistic budget for replacing your roof.
As of mid-2025 in North Carolina, homeowners pay an average of $20,145 to replace a 2,000 sq ft roof—about $1,300 below the national average—ranging from $7,800 for basic asphalt in Winston-Salem to $31,800 for slate in Greensboro.
- Asphalt shingle average: $8,984 statewide for a typical home.
- Range drivers: Local labor rates, material shipping, and permit costs.
Scaling national averages, replacing 1,000 sq ft with asphalt shingles runs about $4,500 – $8,500 (based on $4.50–$8.50 per sq ft). Complex jobs, premium shingles, or high-access work can push costs toward $10,000.
Yes—most professional roofing contractors partner with third-party lenders to offer consumer financing:
- 0% Intro APR: 12–18 months on approved credit
- Low-fixed rates: 6–12-year term loans
- Payment options: Monthly installments via companies like GreenSky, Ygrene, or Service Finance
- Qualification: Subject to credit check; may require down payment
Standard homeowners policies typically cover roof replacement only when damage results from a covered peril (hail, windstorm, fire, vandalism)—not normal wear & tear. You’ll pay a deductible, and coverage may be limited if your roof is over 20 years old or hasn’t been properly maintained.
Absolutely. A new roof:
- Boosts curb appeal, making your home more attractive to buyers.
- Delivers 60%–85% ROI on average, depending on material and market.
- Adds resale value—typically $17,000–$18,000 in recovered value for a standard replacement.
- Material Costs: Shingles, underlayment, flashing, fasteners, and specialty components.
- Skilled Labor: Roofers command $2.50–$7.00 per sq ft for installation, plus tear-off crews.
- Disposal Fees: Dumpster rental and landfill tipping (up to $0.80 per sq ft).
- Permits & Inspections: Vary by jurisdiction ($200–$1,000).
- Safety & Access: Steep slopes, scaffolding, and fall-protection gear add $0.50–$1.50 per sq ft.
- Overhead & Warranty: Contractor licensing, insurance, and warranty obligations factor into bids.
