Roof Replacement Cost Calculator
Planning a roof replacement? Get a cost estimate by entering your roof area, choosing a material, and specifying how many old layers need removal.
Material Options and Lifespan
Asphalt shingles dominate residential roofing because they balance cost and performance. Architectural shingles last 25-30 years and come in dozens of colors. Three-tab shingles are cheaper but only last 15-20 years and look flat. Asphalt suits most climates and budgets.
Metal roofing costs more upfront but lasts 50+ years. Steel, aluminum, and zinc panels resist fire, wind, and hail. They reflect heat, cutting cooling costs in hot climates. Metal works on low-slope roofs where shingles fail. The main drawback is noise during rain unless you add extra insulation.
Tile and slate are premium options for high-end homes. Clay or concrete tiles last 50-100 years and provide excellent insulation. Slate roofs can exceed 100 years when installed correctly. Both materials are heavy, requiring reinforced framing. They cost significantly more than asphalt but add lasting value.
Tear-Off and Deck Inspection
Removing old roofing reveals the condition of the roof deck. Rotten or damaged sheathing must be replaced before new shingles go down. Skipping this step traps problems under the new roof, leading to leaks and premature failure.
Tear-off costs depend on the number of existing layers. One layer is straightforward, but two or three layers mean more labor and debris removal. Some codes allow installing new shingles over one existing layer, but this hides deck issues and voids many warranties.
Budget for potential deck repairs. Common problems include water damage around chimneys, valleys, and eaves. Replacing a few sheets of plywood costs a few hundred dollars. Ignoring rot can lead to structural failure and interior water damage costing thousands.
Reducing Roof Replacement Costs
Timing matters. Contractors are busiest in late summer and fall. Schedule your roof in spring or early summer for better availability and sometimes lower prices. Off-season work also means faster completion since crews aren't juggling multiple jobs.
Get multiple quotes. Prices vary widely between contractors. Ask for itemized bids that separate materials, labor, tear-off, and disposal. Compare warranties and check references. The cheapest bid isn't always the best if the contractor cuts corners on underlayment or ventilation.
Consider doing the tear-off yourself if you're handy and safety-conscious. Rent a dumpster, recruit help, and strip the old roof over a weekend. This can save $1-2 per square foot in labor. Leave the installation to pros unless you have roofing experience; improper installation voids material warranties and causes leaks.
Frequently Asked Questions
How much does a new roof cost per square foot?
Asphalt shingles run $1.50-3 per square foot, metal $4-7, tile $6-12, and slate $10-20. Prices vary by region, complexity, and contractor.
Do I need to remove the old roof first?
In most cases, yes. Building codes limit the number of shingle layers. Removing old material also lets you inspect the roof deck for damage.
How long does roof replacement take?
A typical residential roof takes 1-3 days, depending on size and complexity. Tear-off, repairs, and cleanup add time.
What factors increase roof replacement cost?
Steep pitch, multiple stories, chimneys, skylights, and complex shapes all raise labor costs. Difficult access also increases price.
Should I replace the underlayment too?
Yes. New underlayment (felt or synthetic) protects the roof deck from leaks. It's a small cost compared to total replacement and critical for warranty coverage.