How much does a new roof cost? (Guide 2023) (2023)

A new roof costs an average of $10,000. Find out what factors affect this price in our guide.

Written by:Jessica Wimmer

03 May 2023

Affiliate Disclaimer:All products and services featured are independently selected by our editors. However, when you purchase something through our retail links, we may receive an affiliate commission.

Installation anew roofit is no longer an outputownersWe hope, but it is necessary to protect your home from structural issues, water damage, pest infestation and other frustrating issues. THEaverage cost of a new roofis around $10,000, although our research shows that this price can range from $5,700 to $12,500 depending on the size and pitch of the roof,cover material, location and more.* We've rounded up the influencing factorsnew roofprices below.

*Average cost data from multiple sources, including Angi's List and the United States Bureauenergy efficiencyand Renewable Energy Sources.

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New roof cost factors

Installation anew roofit's a big business with a lot of elements to consider when calculating ittotal cost. Commonroof replacement cost factorsincludes the following.

roofing material

There are several typesroofing materialschoose from.Asphalt shingles can cost as little as $4.25 per square foot, while copper roofs can cost as much as $20 asquare foot. See the "New Roof Cost by Material" section for more information on available materials and their average prices.

roof size

THEsize of your roofit affects what you will pay for materials and labor. just a few hundredsquare feetcan increase the price by thousands of dollars.

Roof Size (Square Feet)average cost
1.000USD 4,350 to USD 11,000
1.500USD 6,525 to USD 16,500
2.000$8,700 to $22,000
2.500USD 11,000 to USD 27,500
3.000USD 13,050 to USD 33,000

Roof slope and slope

The steeper you arehouse roof slopethat is, the more dangerous and difficult it is to work, increasing labor prices. Most roofs fall between a 3:12 and 6:12 pitch, meaning the roof falls three or six inches for every foot of horizontal distance. ONEroof slopeabove 6:12 is considered complex enough to warrant additional labor fees.

Your location

As with most thingshome improvementprojects, where you live affects the price you pay for materials and labor. Expect to pay more in areas with a higher cost of living or extreme climatesroofsto work in difficult weather conditions.

be allowed

Most areas require a building permit before replacing a roof. According to our research, permits cost around $500 in most places. Someownerssubscriptions also require approval before starting aroof design. Check these boxes before spending money on anything else.


Labor is one of the most expensive parts of ainstallation of a new roof. Roofing work requires skill and is dangerous and demanding. The majorityprofessional rooferscharge about $11 persquare foot, or about $60 per hour. programming youroof designin the summer, when demand is high, the price will increase, as will more complex roof designs, such as those with multiple roofs.skylightsand chimneys.


Your municipality may require a building inspector to inspect the design at various points during the installation process to ensure the roof is up to code. Check your county rules to see if you need to include additional costsroof inspections.

Other factors

There are several otherscost factorsto consider when planning a roof replacement project such as the following:

  • Removing itold roof:Someroofing materialsit can be installed over an existing roof, but expect to pay about $3 persquare footif you have to tear up old materials.
  • Discard old materials:In addition to starting oneold roof, you will probably also have to pay to have the materials properly disposed of. Manyroofsadd this tolabor costs.
  • Fix Structural Repairs:Before installing onenew roof, you will need to fix any existing issues such as water damage, wood rot, leaks, holes, pest infestations or other structural issues. The cost of dealing with this varies depending on the problem and severity.
  • get shelterwarranty:roofsguaranteesthey are beneficial not only because they often include regular checks and minor repairs, but also because they can increase the value of your home if passed on to the new owner. contractorwarrantyranges from $500 to $2,000, and the manufacturerguaranteesit is usually between $500 and $5,000.

New roof cost per material

cover materialprices vary widely. Examine the material carefully If you have a highsquare meters, as costs can add up quickly.

roof typecost per square foot
tarmacUS$4.25 to US$8.25
Flat roofing materials (rubber, PVC, etc.)US$5.50 to US$7.50
corrugated metalUS$5.50 to US$11.50
aluminum roof tilesUS$6–US$16
cedar shingles or shakesUS$8 to US$14.30
Permanent seam metal panels$10 to $17.05
steel tiles$ 10 – $ 20
concrete tiles$11 to $19.80
copper tiles$ 12 – $ 20
slate tiles$ 12 – $ 22
Clay/ceramic tilesUS$12 to US$24.75
  • tarmac($4.25 for $8.25):Aasphalt tileit is the most common and accessiblecoverage option. Asphalt is lightweight, adaptable and easy to install. basictarmacare at the lower end of the price range, while the premium,architectural tilesthey are more expensive.
  • flat roofing materials($5.50 to $7.50):Ethylene propylene diene terpolymer (EPDM) cover is affordable up front, but workers often charge more to repair or replace it.
  • Metallic Corrugated ($5.50 for $11.50):Corrugated metal is easy to install and maintain. Its design makes it more durable and resistant to falling objects.
  • Aluminum tiles ($6 to $16):Aluminum is just as durable and lasts as other metal options, but is less expensive.
  • Cedarshakes or shakes ($8 to $14.30):wooden tilesthey add curb appeal and are easy to repair, but require more maintenance and are vulnerable to pests, mold and mildew.
  • Permanent Seam Metal Panels ($10-$17.05):Metal panels are relatively low-maintenance and long-lasting, but not all types of metal are recommended for wet climates, as water can collect and cause rust.
  • Steel Shingles ($10 to $20):Steel roofing is one of the most durable types of roofing, but it can be more expensive if you choose stainless steel.
  • concrete tiles: ($11 to $19.80):concrete tilesthey require a significant initial investment, but are durable and long-lasting.
  • Copper tiles ($12-$20):Copper is one of the most commonexpensive types of metalsyou can choose, but it is long lasting and reveals an attractive film known as patina.
  • Slate Tiles ($12 to $22):slate roofIt is durable, but its weight may require you to pay for additional roof reinforcement.
  • Clay/ceramic tiles ($12 to $24.75):Clay and ceramic tiles are durable and adaptable, but expensive.

Need to repair or replace your roof?

You may not need to replace yoursentire roof. If you are experiencing any of the following issues,cheaper repairsmay be enough:

  • Minor wind or hail damage
  • Small leaks related to rubber, tar or plastic degradation around pipes and vents
  • Flashing is missing or not installed correctly
  • Ventilation problems leading to condensation on the underside of the roof deck

We recommend a full roof replacement if you notice the following:

  • Roofing materials are at the end of their useful life and do not perform well
  • Structural roof problems such as sagging
  • Degeneration of the tiles such as curling, shrinking or blistering
  • many missing tiles
  • Extensive growth of moss or algae

Have a roofing professional assess any damage to determine if anew roofGranted. Here isaverage costfor commonroof repairs:

roof featureCost
aeration$75 to $250
gutters$180 to $560
chimney flashing$200 to $500
Ridge$250 to $750
Border$250 to $750
view window250 USD for 1000 USD
skylights$300 to $800
Valley$300 to $1,000
beam tails$300 to $3,000
trusses$500 to $5,000
fascia/attics$600 to $6,000
eavesUSD 1,500 to USD 1,700

Professional Roof Replacement Vs. Do it yourself

If you are skilled inhome improvement, understand the security measures and obtain the necessary authorizations, you will be able to complete smallroofing projectson it's own. However, we recommend hiring a professional.roofing contractorfor replacement or extensive repairs. Not only is the job dangerous, but an improperly installed roof can cause costly water damage, structural problems, and low home resale value.

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our recommendation

ONEnew roofit's an expensive project - one you want to get right from start to finish. Work with a licenseeroofing companyto specify yoursInstallation costs. Do your research on varioustypes of roofing materialsand ask which ones your contractor recommends for your home and climate. Finally, balance the initial cost with the long-term savings. Higher quality materials will last longer and require less frequent repairs and replacements.

Frequently asked questions about the cost of a new roof


How much does a new roof cost? (Guide 2023)? ›

The average cost of a new roof is $10,000, with projects typically ranging from $8,500–$14,300. The exact price depends on the roof material, labor cost, your location, and more.

How much will shingles cost in 2023? ›

Asphalt shingles typically cost between $5.50 and $12.50 per square foot. For a 1,700-square-foot roof, materials will likely cost between $9,350 and $21,250 for the shingles and materials alone. For a 3,000-square-foot roof, you can expect to pay anywhere from $16,500 to $27,500.

Is $30,000 too much for a roof? ›

Nationwide, a new roof generally costs anywhere from $5,000 to $10,000, with the average roof replacement costing $7,523. As these numbers indicate, that $30,000 figure is an outlier. Consider also that roof costs vary by geographic location.

What time of year is cheapest to replace roof? ›

However, winter is usually the cheapest time of year to replace your roof. This is simply because winter is the slowest time of year in the roofing industry. Because of this, roofing contractors' prices are generally the lowest or more competitive during the winter months.

Should I replace my roof after 25 years? ›

A reputable roofing contractor will recommend that you replace your roof somewhere around 80-85% of the manufacturer's life of the roof. For example, you should consider replacing a 25-year roof around the 20-year mark.

What time of year is best to buy shingles? ›

Fall is the universal go-to season for roof replacement. With spring's mild temperatures and early summer's weather consistency, fall is commonly referred to as the best time of year to replace your roof.

Is there a roof shingle shortage? ›

Shingle Shortages & Increased Cost

If you are in the process of getting your shingle roof replaced or repaired, you understand the pain that the shingle shortage in 2021 caused. There are several issues that homeowners are facing: Limited Color Selection. Longer wait times for delivery.

What makes a roof more expensive? ›

The labor and time it takes to install your new roof

Installing a roof takes skill, takes time, and is labor-intensive. This makes labor and time two huge reasons why a new roof costs so much. If anything takes time and labor during the project, it shows up in pricing.

Which roof is likely to be the most expensive? ›

The most expensive type of roofing material is slate.

For comparison, you can actually expect to pay at least 4 times more for a slate roof than you would for the most commonly used asphalt roof. Be aware, if your home can't handle the weight of a slate roof the way it is, you'll have to retrofit it.

How much should I spend on a new roof? ›

Roofing Cost Per Square Foot

The cost of installing a new roof costs between $4 and $40 per square foot—or about $7 on average—including both labor and materials. Remember that in roofing terms, this means between $400 to $4,000 per roofing square, or about $700 for the most popular materials.

How can I reduce the cost of my roof? ›

5 Ways to Reduce Roofing Costs
  1. Annual roof inspections. ...
  2. Have your roof and gutter regularly cleaned. ...
  3. Inspect the roof after storms. ...
  4. Be proactive with preventative maintenance. ...
  5. Consider sustainable roof options.
Oct 14, 2020

How long does it typically take to replace a roof? ›

Typically, a new roof installation is a two-day process, but it depends on the size of your roof. Some jobs can be completed in a day while others may take three. Whether your roof replacement will take one day or three, it will be very disruptive to your children and pets.

What is the best month to replace a roof? ›

Fall (September, October, November)

The transition to cooler temperatures produces a prime time for roof replacements. Fall is considered the best time to replace your roof and here's why: Comfortable temperatures (for the crew and shingles!) Mild Weather.

What color roof lasts the longest? ›

Lighter colored shingles might be better for longevity than dark colored shingles because of the way they react to light and heat.

What type of roof lasts the longest? ›

Concrete, clay, and slate tiles have an average lifespan of 100 or more years. They are without a doubt the materials that last the longest but are also, bar none, some of the most expensive. Slate roofs are often called the “forever roof” because they can last seemingly forever.

How many times can a roof be Reshingled? ›

As mentioned above, homeowners are legally limited to two layer of roof shingles. Therefore, if you already have two layers, you'll need a full tear-off. Additionally, if your roof is severely damaged, it likely won't be able to support the weight of a reroof and will need to be torn off.

What is the most cost effective shingle? ›

Asphalt Roof Shingles

3-tab asphalt shingles are the most cost-effective, but they also last the shortest amount of time. Dimensional asphalt is gaining in popularity because they are only around 15% more costly than the 3-tab option, but they last much longer.

How many years can a shingle roof last? ›

General life expectations of roofing materials:

Asphalt Shingles (3 tab Shingles): 15 to 20 years. Asphalt Architectural Shingles: 20 to 30 years. Built-Up Roof: (tar and gravel) 10 to 20 years. Modified Bitumen Roof: 15-20 years.

What is the average cost of 30 year shingles? ›

Cost to Replace Architectural Asphalt Shingles

The cost to install 30 year architectural shingles is usually about $350 to $500 per square. 50 year architectural shingles are even stronger, and are considered premium. The cost of this type of shingle may range from $450 to $700+ per square.

What is the most popular type of roof shingle? ›

The most common residential roofing material used in the United States, asphalt shingles are popular because they are economical and easy to install. These shingles can be reinforced with fiberglass or organic materials (cellulose) without changing the appearance of the shingle.

Why not to shingle over existing shingles? ›

Putting shingles on top of shingles can lead to a number of problems, including bumpy surfaces, improper inspections, long-term costliness, lack of leak installation, weight strain, warranty concerns, building regulation violations, and decreased energy efficiency.

What is a common problem with roof shingles? ›

One of the most common asphalt shingle issues that contractors are called out to fix is blistering. This happens when moisture trapped within the shingle expands and pops/breaks through the surface and creates an exposed spot. Most of the time, blistering occurs during the high-temperature summer months.

What is the best roof to increase home value? ›

The Remodeling Report for 2019 found that a metal roof, on average, cost homeowners $38,600 and increased home value by 60.9 percent. Compare this to their findings for asphalt roofs, where the average homeowner spent $22,636 and got a return of 68 percent.

What color roof increases home value? ›

If you're someone who needs a more technical answer, this article explains that roofs with good resale value tend to be neutral-colored. This includes tan, brown, black, and gray.

What damages roof the most? ›

Most common types of roof damage
  1. Wind damage. Tornadoes are a frequent occurrence in the Midwest. ...
  2. UV and heat damage. If your roof has heat or UV damage, you might notice warped or buckling shingles. ...
  3. Leaks and water damage. ...
  4. Damaged flashing. ...
  5. Hail damage. ...
  6. Structural damage. ...
  7. Fungus and debris. ...
  8. Ice dams.
May 20, 2022

What is the cheapest longest lasting roof? ›

Asphalt roofing is one of the more cost-effective roofing material choices, popular in homes around the country. An asphalt shingle roof is relatively simple to install, affordable, and somewhat durable, depending on your chosen style.

What is the best roof to purchase? ›

Slate is the most durable and longest-lasting roofing material, with a life expectancy of more than 150 years. The next most durable material is clay, which has a lifespan of about 100 years.

What roof shape is the cheapest? ›

The cheapest roof design is a roof with just hips, which are the sloping part, while the gable is the triangular bit on the end of the roof. A lot of subdivisions require a roof with hips and gables (rather than just a hip roof) so that is the most common form of roof construction.

How many quotes should you get for a new roof? ›

So, how many contractors should you call for an estimate? I would recommend getting at least 2 and a maximum of 3 quotes for your roof replacement. Be aware, no two contractors are going to quote your roof for the same price. The difference in these prices can be drastic.

How long does the cheapest roof last? ›

At the cheaper end, you'll find thinner metals (26 to 29 gauge) with a lifespan of 20 to 25 years. High-end metal roofing (22 to 24 gauge) is popular in northern regions because of its ability to send snow sliding from the roof, and it's durable enough that it can easily last more than half a century.

Why a new roof is a good investment? ›

Investing in a new high quality roof can increase the value of your home by improving functionality, energy efficiency, stability, and curb appeal for your property. So, whether you're planning on selling or looking to invest in the security and personal value of your home, a new roof is a wise investment.

Is it cheaper to get a roof in the winter? ›

One advantage to winter roof installation is that in a slow season, prices typically decrease and availability increases.

What is the least expensive way to roof a house? ›

Asphalt Shingles

Asphalt is the cheapest of all roofing materials in the market and will last you between 15 to 30 years. This is the best option for homeowners facing budgetary constraints. It is also widely available and comes in a variety of colors.

Can you expense or depreciate a new roof? ›

Repair costs can be expensed the year the expenditure is incurred, while improvements are added to the property cost basis and depreciated over an extended period of time. The cost of a new roof on a rental property is expensed by depreciating the improvement cost over 27.5 years.

How often should a roof last? ›

Asphalt Shingles: 15-30 years. Wood Shingles: 20-25 years. Rubber Roofs: 30-50 years. Metal Roofs: 50-75 years.

How long does it take to roof a 1500 sq ft house? ›

The area of your roof and your house will also determine the length of time. On average, your typical residential home in the United States will have an area of 1600 – 1700 square feet. In most cases, your average roof will be reshingled in a span of 2 – 3 days.

How long does it take to remove and install a roof? ›

In extreme cases, it could take three to five days. Depending on the weather, complexity, and accessibility of your home it could even take up to three weeks. But unless it's a large home, a roof can typically be replaced in a day.

How long does a 30 year roof really last? ›

The truth is, a 30-year shingle will not really last 30 years. The expected service life of a 30-year product, if properly cared for, is approximately 25 years. If it's not cared for properly, that 30 year shingle will only last 12 to 15 years. That's one of the big misconceptions in the roofing marketplace.

How do you tell if a roof is good or bad? ›

5 Undeniable Signs You Have a Bad Roof
  1. Sunken Roof. If your roof begins to sink and buckle in, you should contact a roofer immediately, as this is a sure sign of rotting. ...
  2. Water Spots. ...
  3. Moss & Algae Growth. ...
  4. Missing & Cracked Shingles. ...
  5. Defective Construction Materials.
Jun 6, 2016

When should I worry about my roof? ›

A reputable roofing contractor will recommend that you replace your roof somewhere around 80-85% of the manufacturer's specified lifespan. For example, a dimensional asphalt shingle roof has a lifespan of 30 years. You should start considering a replacement around the 27-year mark.

What is the most ideal roofing color? ›

If your home has a traditional look, then neutral roof shingle colors like gray, brown, or white will be best. If your home is more modern, bolder red or dark blue colors will look great. Also, make sure that whatever color you choose doesn't clash with any other colors on the property.

Should the roof be darker or lighter than the house? ›

A general rule of thumb is that lighter roof shingles go best with a light palette of paint choices for your house. Darker-colored shingles complement the same tones in your home's paint accents.

What roof has the shortest lifespan? ›

Asphalt Shingles: 15 – 30 Years

Inexpensive and reliable, asphalt shingles are the most popular roofing material but also one with the shortest lifespan.

What is the strongest part of a house roof? ›

Roof Decking

Under any good roof is a solid framework upon which everything else is secured. Just like the frame of a house that bolsters the walls and floors, the decking of a roof holds up everything necessary.

What is the strongest style roof? ›

If you're looking for the strongest type of roof, you're looking for a DECRA metal roof. Since 1957, DECRA Metal Roofing has set the industry standard for durability and longevity.

What is the best permanent roof? ›

The most durable types of roofing are slate and clay tiles but they're more expensive than materials like metal or wood. Functional roofing alternatives like green roofs and solar shingles are among the most expensive types.

Are roofers supposed to leave extra shingles? ›

This is because your roofing contractor usually allows 10% to 15% extra shingles to account for waste when installing a new roof. They estimate how many squares are needed, leaving extra to fit your roof's features, such as chimneys, hips and valleys.

What is the better shingle composite or asphalt? ›

Composite roofing shingles are usually more durable than asphalt shingles as their materials can better withstand harsh weather conditions. Both options have water-resistant properties that help prevent algae growth. Composite shingles can handle more powerful wind storms, from 110 to 190 mph winds.

What makes a roof last longer? ›

Roofing material that lasts the longest are concrete, clay or slate tiles. These materials significantly outperform other natural products like wood shakes or any manufactured roofing materials including asphalt shingles and metal roofing. Although these materials have a good lifespan, they are not as durable.

Will Medicare cover cost of Shingrix vaccine in 2023? ›

Does Medicare pay for Shingrix in 2023? Medicare now covers the complete cost of Shingrix, the vaccine that helps prevent shingles.

How much more do 30 year shingles cost? ›

Cost to Replace Architectural Asphalt Shingles

The cost to install 30 year architectural shingles is usually about $350 to $500 per square. 50 year architectural shingles are even stronger, and are considered premium. The cost of this type of shingle may range from $450 to $700+ per square.

How much do 30 year architectural shingles cost? ›

The cost of 30 year architectural asphalt shingles would cost around $4.50 per square foot or $450 per square, but can go up to $7 per square foot.

What is the price difference between 3-tab shingles and architectural? ›

Typically, architectural shingles cost about 25% more than 3-tab shingles, but they are now considered the standard for high-end homes. Due to their look and quality, architectural shingles may be the best type to use if you want to increase the overall value of your house.

Will shingles vaccines be free in 2023? ›

As of January 1, 2023, these vaccines – including for shingles, which can cost some seniors almost $200 dollars, and Tdap, are now free because of the Inflation Reduction Act – President Biden's new law to lower prescription drug and health care costs.

What changes are coming to Medicare in 2023? ›

Everyone pays a Part B monthly premium, even people with Medicare Advantage plans. In 2023, the Part B standard premium is $164.90 per month, down from $170.10 per month in 2022. If you have a higher income, you may pay more. The Part B deductible dropped to $226 in 2023, down from $233 in 2022.

Is Shingrix free for over 65? ›

Shingles (herpes zoster) vaccine

People aged 71 to 79 years can get a free catch-up vaccination until 31 October 2023.

Is it cheaper to roof over existing shingles? ›

It's more affordable.

Simply adding another layer of shingles doesn't require as much labor as it would take to remove them first. Therefore, labor costs are much lower for overlay roofs.

What is the average cost of 3 tab shingles? ›

Shingle Roof Cost Per Material

Prices are based on a cost of around $30 to $35 per bundle of asphalt three-tab shingles or about $90 to $100 per square.

What is the difference between 25 and 30 year roof shingles? ›

The 25 year shingle also known as the 3-tab shingle has a clean design and is the more economical option, on the other hand the 30 year dimensional shingle will provide an extra 40 mph resistance. Both shingles have a distinct style. Upgrading to 30 year shingles will give your house a different look.

How long do 30 year architectural shingles really last? ›

So, if architectural shingles won't last 30 years, how long will they really last? Architectural asphalt shingles should live around 80-85% of their maximum lifespan. This means architectural shingles should realistically last around 22-25 years.

Are 3-tab shingles more expensive than architectural shingles? ›

Architectural shingles cost around 40 to 50 percent more than 3-tab shingles. However, they are usually a better option since they are twice as durable as the best-quality 3-tabs.

What is the lifespan of architectural shingles? ›

Architectural shingles: Also called dimensional shingles, these asphalt shingles are mid-range priced and last between 20-30 years. Premium shingles: The highest price tag when it comes to asphalt shingle materials, these last between 25-40 years.

Should I use 3-tab or architectural shingles? ›

3-tab shingles are more economical in the short term, so they may be ideal for rental properties and budget homes. Architectural shingles may be a better choice for high-end homes, as well as for homeowners who value aesthetics and longevity over lower initial costs.

Does anyone use 3-tab shingles anymore? ›

They are a higher quality roofing material and offer more benefits than 3-tab shingles. Because of this, architectural shingles are the preferred choice in the roofing industry, and 3-tab shingles are being phased out.


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