Roof Replacement Cost Guide
Expect a national range of $6,000 to $30,000 for a roof replacement, with $11,500 as the typical figure. The project homeowners most often delay until a leak forces the decision.
Want a number specific to your city? Every metro has its own labor and permitting costs.
Localize This Estimate →What makes up the total cost
Roof Replacement is the project homeowners most often delay until a leak forces the decision.
Six things that move the price
Material options
| Option | Notes |
|---|---|
| 3-tab asphalt shingles | Lowest cost, 15-20 year lifespan |
| Architectural asphalt shingles | Most common choice, 25-30 year lifespan |
| Standing seam metal | 40-70 year lifespan, higher upfront cost |
| Concrete or clay tile | 50+ year lifespan, requires reinforced framing |
Roof Replacement cost in 20 major U.S. metros
Regional labor rates and permitting requirements move this estimate by as much as 65% between the least and most expensive metros in our dataset.
Should you DIY a roof replacement?
Roof Replacement isn't a realistic DIY project for most homeowners — it requires licensing, permitting, and inspection in most jurisdictions. Treat the contractor's labor line item as a fixed cost, and focus your cost control on getting multiple itemized quotes instead.
Resale value consideration
Homeowners recoup roughly 61% of a roof replacement's cost at resale on average, according to typical remodeling ROI benchmarks. See our guide on which renovations actually pay back the most for how to weigh that against your own timeline.
Roof Replacement FAQ
How much does a roof replacement cost?
Roof Replacement costs $6,000–$30,000 nationally, averaging $11,500 for a typical 1700 sq ft of roof scope. The number varies by metro — see the city breakdown above, or use our calculator for a localized figure.
Do I need a permit for a roof replacement?
Yes, in most jurisdictions a roof replacement requires a permit and inspection. Requirements vary by city and state — check our city guides for local permitting notes, or confirm directly with your local building department.
How long does a roof replacement take?
A typical roof replacement takes 2–5 days from start to finish, though scheduling around contractor availability and seasonal demand can extend the timeline before work even begins.
What's included in this roof replacement estimate?
The estimate covers the full scope of a typical project: primarily materials (shingles/underlayment) (40%), labor (35%), tear-off & disposal (12%), plus the remaining categories shown in the cost breakdown above. See our methodology for exactly how these figures are built.
What most affects the price of a roof replacement?
Two of the biggest levers: roofing material — asphalt shingle, metal, tile, or slate, and roof pitch and how many stories the crew has to work around. See the full factor list above for everything that can move your number.
Does a roof replacement increase home value?
On average, homeowners recoup about 61% of the cost at resale, per typical remodeling ROI benchmarks. See our ROI guide for how to weigh that against your own timeline.