Key Takeaways
- Expect small repairs to run a few hundred dollars and full replacements to range from $5,000 to $30,000+ for typical single-family homes.
- Material choice (asphalt, metal, tile, slate) and whether you tear off the old roof are the biggest cost drivers.
- Labor is a large portion of the bill—steep roofs, complex penetrations, and limited access raise labor time and cost.
- Get at least three written, itemized quotes, check license and insurance, and avoid high-pressure or cash-only contractors.
- Spending more can be worthwhile for longer warranties, higher wind/hail ratings, or when replacing structural decking.
Average Cost Summary
National Average: $250 - $12,000 for most common jobs (repairs to mid-size replacements)
Typical Range: $300 - $35,000 per project
Cost Breakdown by Service Type
| Service/Item | Low Estimate | High Estimate | Notes |
|---|---|---|---|
| Roof inspection | $100 | $400 | Visual inspection from ladder and attic plus report; includes minor leak diagnostics but not extensive testing. |
| Minor repairs (shingle replacement, patching) | $150 | $1 | Small leak patches, single-shingle replacement, small flashing repairs. Usually charged per hour or per repair. |
| Moderate repair (flashing, vent, small section) | $250 | $1 | Repair around chimneys, replace flashing, fix valley damage; may include limited shingle removal and resealing. |
| Asphalt shingle overlay (no tear-off) | $3,000 | $12,000 | Second layer installed over existing shingles; cheaper short-term but not always code-compliant or recommended. |
| Full asphalt shingle replacement (tear-off) | $5,000 | $18,000 | Complete tear-off to deck, underlayment, ventilation upgrades, new shingles; most common full-roof price for 1,200–2,500 sq ft homes. |
| Metal roofing (standing seam) replacement | $10,000 | $35,000 | Premium durability and longevity; costs vary by gauge, finish, and whether panels are factory-formed on site. |
| Slate, tile, or cedar shake replacement | $15,000 | $60,000 | High-end materials with long lifespans but heavy weight and higher labor/structural costs; may require deck reinforcement. |
| Skylight replacement or installation | $600 | $2,500 | Includes flashing and curb work; complex roof penetrations raise cost and leak risk if not done correctly. |
| Full decking replacement / structural repairs | $800 | $8,000 | Damaged sheathing or rafters found during tear-off; cost depends on extent and accessibility. |
Factors That Affect Cost
Roof size and slope
Larger roofs have more materials and labor; steep or multi-level roofs increase safety measures and labor time, often raising the per-square cost significantly because crews work slower and require more fall protection.
Material selection
Asphalt shingles are the least expensive; metal, tile, and slate cost more per square foot and can require specialized labor and structural reinforcement, which increases both material and labor portions of the bid.
Tear-off vs overlay
Tearing off existing layers adds disposal and labor costs but usually provides a longer-lasting roof. Overlays are cheaper up front but can hide decking issues and shorten overall roof life.
Complexity & roof features
Dormers, valleys, skylights, chimneys, and multiple roof intersections add flashing work and time. Each penetration is a potential leak point and increases cost for flashing, custom trimming, and workmanship.
Local labor and disposal costs
Labor rates and landfill disposal fees vary by region. Urban and high cost-of-living areas typically see higher hourly rates, permit fees, and dumpster/disposal costs than rural markets.
Permits, code upgrades & warranty requirements
Municipal permits, required ventilation or insulation upgrades to meet code, and manufacturer-required underlayments for warranties can add to the project scope and cost.
Labor vs Materials
Typical Labor: 40-65% of total cost
Labor covers crew wages, supervision, fall protection, setup, tear-off, installation, flashing, cleanup, and sometimes temporary roof protection. In 2026, local roofing crew wages typically run roughly $50-$120 per hour per worker depending on region and skill; total labor for a full reroof often represents 40–65% of the final invoice for complex roofs.
Typical Materials: 35-60% of total cost
Materials include shingles or panels, underlayment, ice & water shield, flashing, vents, nails, and sealants. Typical 2026 material price ranges per roofing square (100 sq ft): basic 3-tab shingles $90–$150; architectural shingles $150–$250; metal $350–$700; slate/tile $600–$1,500. Higher-quality underlayments, synthetic products, and specialty flashing increase material costs.
Money-Saving Tips
- Schedule work in shoulder seasons (late spring or early fall) to avoid peak demand and secure lower labor pricing.
- Get at least three written, itemized bids that include materials, tear-off, permits, and disposal to compare apples-to-apples.
- Bundle related exterior work (gutters, flashing, soffit repairs) with the roof project—contractors often offer discounts for combined scope.
- Opt for durable mid-range materials (architectural shingles, upgraded underlayment) that lower lifetime cost versus cheapest options.
- Do basic homeowner prep (clear yard, move vehicles, trim trees) to reduce crew time and staging delays.
- Ask about manufacturer promotions, contractor financing, or seasonal discounts—these can reduce out-of-pocket expense.
- Consider phased repairs: fix immediate leak/problem areas now and plan full replacement later if budget or timelines demand it.
- Avoid overlays unless local code and a thorough decking inspection confirm it’s appropriate—short-term savings can cost more later.
Red Flags & What to Avoid
⚠️ Unusually low quote
Why it's concerning: A bid far below other contractors often means corners on materials, subcontracted low-skilled labor, or unaccounted disposal and permit fees.
What to do: Require an itemized bid, confirm material brands and warranties, check references, and obtain proof of insurance and licensing before proceeding.
⚠️ Demands cash-only or large upfront payment
Why it's concerning: Cash-only requests can indicate a contractor avoiding taxes or offering no formal protections. Large upfront deposits increase homeowner risk if the contractor disappears.
What to do: Use a reasonable deposit (commonly 10-30%), pay by traceable method, and tie payments to project milestones. Get a written contract.
⚠️ No written estimate or verbal-only promises
Why it's concerning: Verbal agreements lack enforceability and create misunderstandings about scope, timeline, and warranties.
What to do: Insist on a signed, itemized contract that includes scope, materials, schedule, permit responsibility, cleanup, payment terms, and warranty.
⚠️ No license, insurance, or references
Why it's concerning: Unlicensed or uninsured contractors expose you to liability for injuries, property damage, or subpar work with no recourse.
What to do: Verify the contractor’s license status with your state or local licensing board, request a certificate of insurance, and check recent references or reviews.
Questions to Ask Your Contractor
- Are you licensed and insured in my state/municipality? Can you provide proof and a certificate of insurance?
- Will you obtain permits and handle inspections, or is that my responsibility?
- What exactly is included: tear-off, underlayment type, flashing brands, ventilation upgrades, and disposal?
- What is the warranty on materials and workmanship? Is the workmanship warranty backed by a company policy?
- What is the projected timeline and crew size? How do you handle delays due to weather or hidden damage?
- What is the payment schedule, accepted payment methods, and do you provide lien releases after final payment?
When to DIY vs Call a Professional
Tasks You Can DIY
- Clean debris and gutters to extend roof life (from safe, stable access)
- Perform a basic attic inspection for signs of leaks or moisture
- Replace a single loose shingle or apply compatible roof sealant on small, low-slope areas
- Trim overhanging branches and clear nearby vegetation before a contractor arrives
Tasks That Need a Professional
- Full roof tear-off and replacement, especially on steep or multi-level roofs
- Flashing around chimneys, skylights, and complex penetrations
- Structural decking replacement, ridge or rafter repairs
- Installing metal panels, tile, slate, or specialty roofing systems that require specialty tools and certification
- Work that requires permits, scaffolding, or certified fall protection
Regional Price Variation
Roofing prices vary widely by region. Urban areas and high cost-of-living states generally have higher labor rates and permit fees, increasing project cost. Climate affects material choice and required details: cold, snowy regions need ice-and-water shields and higher ventilation; hurricane zones require wind-rated shingles and tie-downs; high-sun areas may favor reflective or metal roofs. Rural areas may have lower labor rates but higher travel, staging, or dumpster fees. Always verify local code and HOA rules that can add to the scope and cost.
When to Invest More
Investing more makes sense when materials and workmanship extend the roof’s useful life or reduce future maintenance. High-wind or hail-prone regions justify upgraded shingles with higher impact ratings, better underlayment, and full water-and-ice shield in valleys and eaves. Spending on a reputable contractor with strong references and a backed workmanship warranty often saves money by avoiding callbacks and leaks.
Ready to Get Started?
A roof is a major home investment—understanding material, labor, and regional cost drivers helps you budget and choose the right contractor. Ready to get started? Connect with trusted local roofing professionals through FindTrustedHelp.com for free quotes.
When to Call a Professional
Call a professional whenever there is a persistent leak, visible sagging, extensive storm damage, or if you find mold or rot on the decking or attic framing. Professionals assess underlying damage, replace decking, and ensure flashing and ventilation meet current code and warranty requirements. For insurance claims after storms, a certified contractor can provide proper documentation and coordinate with adjusters.
Frequently Asked Questions
How much does a full roof replacement cost in 2026?
For a typical single-family home (1,200–2,500 sq ft) a full asphalt shingle replacement in 2026 commonly ranges $5,000–$18,000. Prices increase for larger homes, steep or complex roofs, and premium materials like metal or slate, which can run $10,000–$60,000+ depending on scope.
Will my homeowners insurance cover a roof replacement?
Insurance may cover replacements for sudden storm, hail, or fire damage but not for wear and tear or deferred maintenance. Document damage, get a contractor inspection, and work with your adjuster. Beware of contractors who encourage exaggerating claims—get independent estimates and confirm coverage with your insurer.
Can I roof over old shingles to save money?
Overlaying (roofing over existing shingles) is cheaper initially but can hide decking damage, shorten roof lifespan, and may violate local code or manufacturer warranty requirements. Overlays are sometimes acceptable for one existing shingle layer on simple, sound decks; get a pro inspection before choosing this option.
How long does a roof replacement take?
Most typical asphalt shingle replacements take 1–3 days; larger, complex, or multi-story jobs can take a week or more. Weather, decking repairs, material lead times, and permit delays affect schedule. Confirm timeline and contingency plans in your contract.
How often should I have my roof inspected?
Have a professional inspection at least every 1–2 years and after major storms. Regular inspections catch small issues—missing shingles, damaged flashing, or ventilation problems—before they become expensive repairs.