How Much Does a New Roof Cost in 2026
Real roofing costs by material type, what affects the price, and how to avoid overpaying for your roof replacement.
The national average for a new roof is $8,000-15,000. That number is accurate and also completely useless for predicting what your roof will cost.
Roof pricing depends on too many variables: square footage, material choice, pitch, layers to remove, local labor rates, and whether your roofer is honest. I’ve seen identical-looking houses get quotes ranging from $9,000 to $28,000. The variation is real, and it’s not all markup.
Here’s how roofing costs actually break down.
The Basics: Measuring Your Roof
Roofing is measured in “squares.” One square equals 100 square feet of roof surface.
Your roof’s square footage isn’t the same as your home’s square footage. A simple single-story ranch with a moderate pitch might have 1.2x the ground floor’s area in roof surface. A two-story with a steep pitch and dormers might only have 0.8x, but with far more complexity.
Most residential roofs range from 15-30 squares. A typical 2,000 square foot home has roughly 20-25 squares of roof area.
Material costs are quoted per square. Labor costs are often quoted per square or by the job.
Cost by Material
Asphalt Shingles: $6,000-15,000
Three-tab asphalt shingles are the cheapest option at $3.50-5.00 per square foot installed. Architectural shingles (dimensional or laminate) run $4.50-7.00 per square foot.
For a 20-square roof:
- Three-tab: $6,500-10,000
- Architectural: $9,000-15,000
Brand matters less than you’d think. GAF, Owens Corning, CertainTeed, and Tamko all make comparable products at similar prices. The “premium” shingle lines from each brand do perform slightly better, but the difference isn’t dramatic.
Architectural shingles are worth the upgrade. They look better, last longer (30-50 years vs. 15-25 years for three-tab), and don’t cost that much more.
Metal Roofing: $12,000-35,000
Metal roofs come in several types with wildly different price points.
Exposed fastener metal panels: $5.00-9.00 per square foot. The cheapest metal option—common on barns and sheds. Functional but not pretty. Fasteners are visible and can be leak points over time.
Standing seam metal: $10.00-18.00 per square foot. Concealed fasteners, cleaner look, better performance. This is what most people mean when they say “metal roof.”
Metal shingles or tiles: $12.00-20.00 per square foot. Metal formed to look like shingles, slate, or tile. Combines metal durability with traditional aesthetics.
For a 20-square roof:
- Exposed fastener: $10,000-18,000
- Standing seam: $20,000-36,000
- Metal shingles: $24,000-40,000
Metal roofs last 40-70 years. The upfront premium often pays back over time if you’re staying in the home long-term.
Tile Roofing: $15,000-50,000
Concrete tile runs $8.00-15.00 per square foot. Clay tile is $12.00-25.00 per square foot.
Tile roofs are beautiful and can last 50-100 years. They’re also heavy—your roof structure needs to support them—and they’re prone to cracking if walked on.
Common in the Southwest and Florida. Less common elsewhere because installers are harder to find.
Slate Roofing: $25,000-75,000+
Natural slate costs $15.00-30.00 per square foot installed. Some premium slates exceed $40.00 per square foot.
Slate lasts 75-150 years. It’s the buy-once-cry-once option. But it’s extremely heavy, requires specialized installation, and repair costs are high because most roofers don’t work with slate.
Usually reserved for high-end homes or historic restoration.
What Affects the Price
Roof Complexity
A simple gable roof costs less to install than a roof with multiple angles, valleys, dormers, skylights, and chimney penetrations.
Each of these adds labor time:
- Valleys: $100-200 per linear foot
- Chimneys: $200-500 per chimney flashing
- Skylights: $150-400 per skylight flashing
- Dormers: $500-1,500 each
Complex roofs might cost 30-50% more than simple roofs of the same square footage.
Roof Pitch
Steeper roofs are harder and more dangerous to work on. They require safety equipment, slow down workers, and use more material (more surface area for the same footprint).
Low-slope roofs (4/12 or less) are standard pricing. Moderate slopes (5/12 to 8/12) add 10-20%. Steep roofs (9/12 and up) add 25-40% or more.
Tear-Off and Layers
Most jurisdictions allow a maximum of two shingle layers. If you already have two layers, both must be removed before new installation.
Tear-off costs $100-150 per square. For a 20-square roof, that’s $2,000-3,000 in removal costs alone, plus disposal fees.
If you have one layer, you can sometimes install over it (overlay). This saves money but hides existing damage and may void some warranties.
Decking Repair
Once the old roof is off, damaged plywood decking is revealed. Soft spots, rot, and water damage require replacement.
Decking replacement runs $50-100 per sheet (32 square feet). Minor repairs might add $200-500 to your project. Extensive damage can add $1,000-3,000 or more.
Reputable contractors include some decking repair in their quotes but specify additional charges beyond a certain amount.
Local Labor Rates
Labor is 40-60% of your total roofing cost. Markets vary significantly.
Roofing in San Francisco costs more than roofing in rural Texas. Cost-of-living, insurance rates, and labor supply all affect what contractors charge.
Seasonality
Roofing demand peaks in late spring through fall. Contractors are busier and have less incentive to negotiate.
Getting quotes in winter—if weather permits installation—often yields better prices. You might wait for installation, but you’ll lock in pricing.
The Hidden Costs
Permit fees: $100-500 depending on jurisdiction. Required for most roof replacements. If a contractor says permits aren’t needed, that’s usually a red flag.
Drip edge: $5-15 per linear foot. Metal flashing around the edges. Required by code in most areas since 2012.
Ice and water shield: Required in cold climates at eaves and valleys. Adds $200-600 to most projects.
Ventilation upgrades: Older homes often have inadequate roof ventilation. Adding ridge vents or updating soffit vents might cost $300-800.
Gutter damage or reattachment: Sometimes gutters need to be removed during installation. Reinstallation or replacement adds cost.
Disposal fees: Dumping roofing materials costs $50-100+ per ton. A 20-square tear-off generates 4-6 tons of debris.
Getting a Fair Price
Get at least three quotes. This establishes market rate for your specific project. If quotes are wildly divergent, ask why.
Get detailed, written quotes. The quote should specify materials (brand, product line), quantities, what’s included (tear-off, flashing, drip edge, cleanup), and what costs extra.
Research material costs. GAF Timberline HDZ shingles cost roughly $35-45 per bundle at retail, three bundles per square. Knowing wholesale costs helps you understand contractor markup.
Check insurance and licensing. Roofing is dangerous. Workers get injured. Make sure the contractor has liability and workers’ comp insurance. Verify their license through your state’s contractor board.
Ask about warranty. Material warranties from manufacturers are standard (25-50 years depending on product). Workmanship warranties from the contractor vary. Get at least a 5-year workmanship warranty; 10 years is better.
Beware of door-knockers. Storm chasers show up after hail events offering suspiciously cheap repairs. They often do poor work and disappear before problems emerge.
A new roof is a significant investment—often the largest home expense after major renovations. Getting multiple bids, understanding what you’re paying for, and verifying contractor credentials protects you from overpaying and from poor workmanship.