Summary: Summary: A roof replacement in 2026 costs about $4 to $8 per square foot of roof surface for asphalt shingles installed, $9 to $16 for standing-seam metal, and $10 to $25 for tile. That works out to roughly $8,000 to $20,000 for an asphalt roof on a typical 1,700 sq ft home, $18,000 to $40,000 for metal, and $20,000 to $50,000 or more for tile. Labor is 55 to 65 percent of every quote. Tear-off of the old roof adds about $1 to $2 per square foot. Get three written quotes; identical jobs routinely bid 20 percent apart.
How roofers price a new roof
Roofers price by the square foot of roof surface, not your home's floor area, and they also use a unit called a square: exactly 100 square feet. Your roof surface is always bigger than your footprint because of pitch, overhangs, and complexity. A 1,700 sq ft ranch with a medium pitch has about 2,150 sq ft of roof, or 21.5 squares. That is why quotes that look like they are per floor area never match the floor-plan number you expect.
Three things move the number more than anything else. Material is the biggest: architectural shingles are the value pick at $4 to $8 per sq ft installed, standing-seam metal roughly doubles that, and tile roughly triples it. Pitch and complexity come next: steep roofs and roofs with dormers, valleys, and skylights cost more because crews work slower and waste more material. Labor market is third: labor is 55 to 65 percent of a roofing quote, so the same roof costs noticeably more in a high-wage metro than in a small town.
What a typical roof quote actually includes
A complete quote should itemize tear-off and disposal of the old roof, underlayment (synthetic felt or ice-and-water shield along eaves and valleys), drip edge, flashing at chimneys and walls, ridge vents, and the shingles or panels themselves. When a quote is much cheaper than the others, it is usually because one of these is missing or downgraded: no tear-off (a layover), felt underlayment instead of synthetic, or reused flashing. Those shortcuts show up years later as leaks, not savings.
Expect permit fees of a few hundred dollars and disposal fees for the old roof. If the decking underneath is rotted, replacing plywood adds $50 to $75 per sheet. Most full replacements on a single-family home take one to three days. A good contract names the exact shingle brand and line, the underlayment type, the warranty terms (materials and workmanship are separate), and the payment schedule. Never pay the full balance before the final inspection.
2026 roof replacement cost by material
Installed per-square-foot ranges from Angi, HomeGuide, and contractor pricing data. Totals assume a 1,700 sq ft home with a medium-pitch roof (about 2,150 sq ft of roof surface). Download this table as CSV.
| Material | Installed $/sq ft | Typical total (1,700 sq ft home) | Lifespan |
|---|---|---|---|
| 3-tab asphalt shingle | $4.50-$5.50 | $8,000-$12,000 | 15-20 yr |
| Architectural asphalt shingle | $5.50-$8.00 | $12,000-$17,000 | 20-30 yr |
| Standing-seam metal | $9.00-$16.00 | $18,000-$40,000 | 40-70 yr |
| Concrete or clay tile | $10.00-$25.00 | $20,000-$50,000+ | 50+ yr |
| Tear-off of old roof | $1.00-$2.00 | $2,000-$4,000 | n/a |
Roof cost guides
- How much a new roof costs in 2026: national ranges, what drives the price, and how to budget
- Roof cost per square foot by material: detailed per-sq-ft bands for every common roofing material
- Asphalt shingle vs metal roof: the full lifetime math on the two most popular materials
- Does insurance cover roof replacement?: storm damage vs wear and tear, and how roof claims actually work
- Repair vs replace: how to tell when your roof is done
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Frequently asked questions
- How much does a new roof cost in 2026?
- For a typical 1,700 sq ft home, an asphalt shingle roof costs roughly $8,000 to $20,000 installed, a standing-seam metal roof $18,000 to $40,000, and a tile roof $20,000 to $50,000 or more. Per square foot of roof surface, expect $4 to $8 for asphalt, $9 to $16 for metal, and $10 to $25 for tile.
- What is a roofing square?
- A roofing square is exactly 100 square feet of roof surface. Contractors quote materials per square: for example, $650 per square for architectural shingles equals $6.50 per square foot. A 1,700 sq ft home with a medium pitch has about 21.5 squares of roof.
- How long does a roof replacement take?
- Most single-family roof replacements take one to three days, depending on size, pitch, weather, and material. Metal and tile installations take longer than asphalt shingles. Tear-off adds roughly half a day.
- Does homeowners insurance pay for a new roof?
- Insurance covers roof replacement when the damage comes from a covered peril such as hail, wind, or fallen trees, minus your deductible. It does not cover replacement for age or wear and tear. Roofs older than 15 to 20 years often get actual-cash-value settlements instead of full replacement cost.
Data current as of October 2026. Sources: Angi, HomeGuide, and contractor pricing data. Estimates only, not a quote. Always get multiple written quotes from licensed local roofers.