Roof Replacement Cost Estimator
Enter your roof size and material choice for a realistic full replacement budget — tear-off included.
Runs entirely in your browser — your numbers never leave this page.
How it works
A roof quote = material + labor + tear-off + surprises:
- Asphalt (~$5.50/sq ft installed): the default — 25–30 year life, cheapest to install.
- Metal (~$13/sq ft): 2–3x upfront, 50+ year life, best long-term value if you stay.
- Tile (~$15/sq ft): heavy — may need structural reinforcement; 50+ year life in the right climate.
- Tear-off (~$0.90–1.60/sq ft): each extra layer adds cost; some jurisdictions cap layers at 2.
- Decking: rotten plywood found mid-job is the classic surprise — budget an allowance.
- Quotes: the spread between 3 roofers is routinely 30%+. Same shingles, wildly different labor.
Frequently asked questions
How much does a roof replacement cost?
Roughly $5.50/sq ft for asphalt, $13 for metal, $15 for tile — a 2,000 sq ft asphalt roof ≈ $13,000–15,000 with tear-off.
How much is tear-off?
About $0.90–1.60/sq ft depending on layers. Each extra layer adds ~$0.35/sq ft.
Asphalt vs metal roof?
Asphalt: cheaper now, 25–30 yr life. Metal: 2–3x the cost, 50+ yr life. Metal wins if you'll stay 15+ years.
Can I roof over old shingles?
One overlay is allowed in many areas, but it hides decking problems and shortens the new roof's life. Full tear-off is better.
Why do quotes vary so much?
Labor is ~60% of the job and crews price very differently. Get 3 quotes — 30% spreads are normal.
What adds to the base cost?
Steep pitch (+15–30%), complex cut-up roofs, skylights/chimneys flashing, and decking repairs found mid-job.
How long does replacement take?
1–3 days for a typical home with a good crew; tile and metal take longer.
What warranty should I get?
Separate material and workmanship warranties. A "25-year shingle" with a 2-year labor warranty is a trap.
Does insurance cover replacement?
Storm/hail damage often yes (minus deductible); age-related wear no. Document damage before calling.
When is the cheapest time to re-roof?
Late fall and winter — roofers are slower and discount. Avoid peak storm season.