A full roof replacement on a typical 1,500–2,000 sq ft home costs $5,000–$12,000 for asphalt shingles. The main cost drivers are roof size, material, complexity (valleys, dormers, pitch), and your region. Here's the detailed breakdown.
Quick answer: Asphalt shingle roofing costs $350–$600 per roofing square (100 sq ft) installed, including tear-off. A typical 20-square roof runs $7,000–$12,000 total. Metal roofing costs $600–$1,200 per square.
| Home (sq ft) | 3-Tab | Architectural |
|---|---|---|
| 1,000 | $4,200–$6,750 | $5,400–$9,000 |
| 1,500 | $5,950–$9,900 | $7,650–$13,200 |
| 2,000 | $7,700–$12,600 | $9,900–$16,800 |
| 2,500 | $9,450–$15,300 | $12,150–$20,400 |
| 3,000 | $11,200–$18,000 | $14,400–$24,000 |
Roof area is larger than the home's footprint because of pitch. See our roof pitch chart for multiplier factors.
| Material | Cost per Square |
|---|---|
| 3-tab asphalt | $350–$450 |
| Architectural shingles | $450–$600 |
| Premium/designer shingles | $600–$900 |
| Standing seam metal | $800–$1,200 |
| Metal shingles/tiles | $600–$1,000 |
| Clay/concrete tile | $800–$1,500 |
| Slate | $1,500–$3,000 |
| Cedar shakes | $600–$900 |
| Item | Cost |
|---|---|
| Shingles (architectural) | $2,000–$3,500 |
| Underlayment (synthetic) | $400–$700 |
| Drip edge & flashing | $200–$400 |
| Ridge cap & starter strip | $150–$300 |
| Ventilation (ridge vent) | $150–$350 |
| Nails & fasteners | $100–$200 |
| Tear-off labor | $800–$1,500 |
| Disposal (dumpster) | $300–$600 |
| Installation labor | $3,000–$5,000 |
| Total | $7,100–$12,550 |
Calculate your shingle and accessory quantities with our Roofing Calculator.
| Factor | Cost Impact |
|---|---|
| Steep pitch (8/12+) | +15–25% |
| Multiple stories | +10–20% |
| Many valleys & dormers | +10–20% |
| Skylights | +$200–$500 each |
| Chimney | +$200–$500 |
| Plywood replacement | +$75–$150 per sheet |
| Second layer tear-off | +$1,000–$2,000 |
| Permit & inspection | +$100–$500 |
Shingles curling, cracking, or missing granules — check gutters for granule buildup, which indicates the shingles are nearing end of life. Daylight visible through attic roof boards is a clear sign of structural failure. Sagging roof deck indicates moisture damage to the decking. Age — asphalt roofs over 20 years are near end of life regardless of appearance. Water stains on interior ceilings suggest active leaks. Moss or algae growth traps moisture and accelerates deterioration — treatment can extend life, but heavy growth often signals underlying damage.
Roofing is dangerous — falls from roofs are a leading cause of construction fatalities. For single-story homes with low pitch (4/12 or less), experienced DIYers can save $3,000–$5,000 in labor. For steep, multi-story, or complex roofs with many penetrations, hire a professional. Professional roofers carry liability insurance and workmanship warranties that protect you if problems arise.
Typically $7,700–$16,800 depending on material. The roof area is 22–28 squares (larger than floor area due to pitch). Architectural shingles are the most common choice at $9,900–$16,800.
1–3 days with a full crew. Simple ranch homes in a day. Complex roofs with steep pitch and dormers may take 3–5 days.
If damage is localized, repair is cost-effective. If the roof is near end of life with widespread issues, replace. General rule: if repair costs exceed 30% of replacement cost, replace.
Yes — typically recovers 60–70% of cost in increased value. More importantly, it removes a major negotiation point for buyers.
3-tab are flat, thinner, 15–20 year life, $350–$450/square. Architectural are thicker, textured, 25–30 year life, $450–$600/square. Architectural is the current standard.
Most codes allow 2 layers maximum. If you have 2 layers, the next re-roof requires full tear-off. Even with 1 layer, many roofers recommend tear-off for deck inspection.