roofing Exterior · Roofing

Architectural shingle roof being installed on a residential home with warm natural lighting

Roof Replacement Cost Calculator

Compare asphalt, metal, tile, and slate roofing costs by state. Estimate your full replacement cost with lifespan and cost-per-year breakdown. Instant estimate, no sign-up.

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1. Your Roof

Roof Size

Home Square Footage

Roof Pitch

Roof area: 23 squares (1 square = 100 sq ft)

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2. Your Location

State

Tear off existing roof?

Material Cost Overrides ($ per square installed)

3-Tab ($/sq)

Architectural ($/sq)

Metal ($/sq)

Tile ($/sq)

Slate ($/sq)

Tear-off ($/sq)

Prices are national averages adjusted by state-level labor cost multipliers and roof pitch. For exact quotes, get estimates from local roofing contractors. Use Advanced Settings to enter your actual contractor quotes.

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Roofing Material Reference

Three-tab asphalt shingles on a residential roof

3-Tab Asphalt

$80–$120/sq · 20 yr lifespan

Architectural

$100–$150/sq · 30 yr lifespan

Standing seam metal roof panels on a modern home

Metal Roofing

$250–$450/sq · 50 yr lifespan

Clay / Tile

$300–$500/sq · 50 yr lifespan

Slate

$600–$1,200/sq · 100 yr lifespan

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3. Your Roof Cost Comparison

Material	$/Square	Material Cost	Labor Cost	Total	Lifespan	Cost/Year
Select a state above to see your cost comparison.

Estimates based on national averages adjusted for your state and roof pitch. Tear-off cost is shown as a separate line when selected. Actual costs depend on decking condition, attic ventilation needs, flashing, and contractor pricing. This is a planning tool, not a binding quote. Get at least 3 quotes from local roofing contractors.

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How This Calculator Works

This calculator estimates the total installed cost of five common roofing materials based on your home's square footage, roof pitch, tear-off needs, and state.

Roofing squares are the industry-standard unit: 1 square = 100 square feet of roof surface. Your home's footprint doesn't equal your roof area — a medium-pitch roof has about 15% more surface than the floor plan below it. The calculator applies a 15% waste factor (standard for cuts and overlaps) and converts to squares automatically.

Pitch multipliers reflect that steeper roofs require more safety equipment, more labor time, and more material per square foot of floor area. A low pitch roof (flat to 4/12) uses a 1.0× baseline. Medium pitch (4/12 to 7/12) costs about 10% more. Steep pitch (7/12+) adds roughly 25% to the labor component, which is why the same home costs significantly more to roof at a steep angle.

Regional multipliers reflect labor and material delivery costs across the country. States are grouped into four tiers: Low cost (rural South/Midwest, 0.85×), Average (most states, 1.0×), High (Northeast/West Coast, 1.15×), and Very High (NYC metro, SF Bay Area, Hawaii, Alaska, 1.30×).

Tear-off cost ($150–$300 per square) is added when you're replacing an existing roof and need to remove the old shingles before installation. Many homeowners skip this on first re-roof by laying over existing shingles, but a full tear-off is recommended: it exposes the decking for inspection, ensures a flat surface for the new material, and is required for most manufacturer warranties.

Cost per year divides total installation cost by the material's expected lifespan. This is the fairest long-term comparison — slate is expensive upfront but at 100 years of lifespan it often beats architectural shingles on annual cost. The "BEST VALUE" tag marks the material with the lowest annual cost for your inputs.

Cheapest Option

Select a state — Total installed cost for your roof

Materials —

Labor —

Cost per year —

Lifespan —

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No email, phone number, or sign-up required. State-level pricing adjustments use Bureau of Labor Statistics regional cost data.

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Use your number to catch padded and lowball contractor quotes. Our free checklist shows exactly what to verify on every bid before you hire.

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Roof Replacement Cost Guides

In-depth articles on roofing materials, costs, and decisions.

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Guide
Standing Seam vs Screw-Down Metal Roof Cost: Pricing the Re-Screw

Screw-down metal roofs cost about a third less than standing seam, but the screws need redoing around year 15. Here is what that does to the real cost.
Read the guide

Frequently Asked Questions

Answers to common roof replacement cost questions.

How much does it cost to replace a roof?

A new roof costs between $5,000 and $30,000 for a typical 2,000 square foot home, depending on the material and your location. 3-tab asphalt shingles run $8,000–$14,000 installed; architectural shingles cost $10,000–$18,000; metal roofing runs $20,000–$50,000; clay tile costs $25,000–$60,000; and slate can reach $50,000–$150,000 or more. Regional labor costs and roof pitch can push these prices 10–30% higher.

How long does a roof last before it needs to be replaced?

Roof lifespan depends heavily on the material. 3-tab asphalt shingles last about 15–20 years; architectural (dimensional) shingles last 25–30 years; metal roofing lasts 40–70 years; clay and concrete tile lasts 50+ years; and natural slate can last 75–150 years with proper maintenance. Climate also plays a role — high UV exposure, hail, and freeze-thaw cycles shorten any roof's lifespan.

When should I replace my roof vs. repair it?

If your roof is under 10 years old and damage is isolated to one area, repairs often make financial sense. If it's more than 15–20 years old, has widespread granule loss, shows sagging, or has multiple leak sources, replacement is usually the better long-term investment. A good rule of thumb: if repair costs exceed 30–40% of a full replacement, replace instead. Always get a professional inspection before deciding.

Is a metal roof worth the extra cost over asphalt shingles?

Metal roofing costs 2–4× more than asphalt shingles upfront, but it lasts 2–3× longer. A standing seam metal roof installed for $25,000 that lasts 50 years costs about $500/year — comparable to architectural shingles at $14,000 over 30 years ($467/year). Metal also requires virtually no maintenance, can lower energy bills 10–25%, and often qualifies for insurance discounts in hail-prone areas. For a home you plan to own long-term, metal frequently wins on total cost of ownership.

What is a roofing square and how many do I need?

A roofing square equals 100 square feet of roof surface. To estimate squares, multiply your home's footprint square footage by a pitch factor (1.0–1.25) to account for roof slope, then add 10–15% waste for cuts and overlaps. A 2,000 sq ft home with a medium-pitch roof needs roughly 25–28 squares. Most roofing contractors price by the square, so understanding this unit helps you verify contractor quotes.

Does roof replacement require a tear-off of the old shingles?

Most building codes allow up to two layers of asphalt shingles — so if you only have one existing layer, you may be able to re-roof over it (called a lay-over or overlay), which saves $150–$300 per square in tear-off labor. However, most roofing professionals recommend a full tear-off: it allows inspection of the decking, produces a cleaner installation, and typically qualifies for a full manufacturer warranty. Laying over a damaged deck or over two existing layers is not permitted and will void most warranties.