National average: $9,000–$18,000 · Updated August 19, 2026
A roof replacement project costs $9,000–$18,000 nationally in 2026. Costs vary based on project scope, materials, geographic market, and contractor availability. Get free quotes from local contractors to understand your specific project cost.
| Your Situation | Recommended Action | Typical Cost |
|---|---|---|
| Isolated missing or cracked shingles, roof under 15 yrs old | Targeted repair | $300–$1,500 |
| Storm damage covering 25–50% of surface | File insurance claim, assess scope | $3,000–$15,000 |
| 20+ years old or widespread granule loss / damage | Full replacement | $8,000–$20,000+ |
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| Project Type | Typical Cost | Notes |
|---|---|---|
| Asphalt Shingle Replacement | $9,000–$18,000 | Standard 3-tab or architectural shingles — most common |
| Metal Roof Installation | $15,000–$35,000 | Standing seam or metal shingles — 50+ year lifespan |
| Roof Repair | $400–$4,000 | Patch leaks, replace damaged sections, re-flashing |
| Flat / Low-Slope Roof | $8,000–$20,000 | TPO, EPDM, or modified bitumen for low-pitch roofs |
| Gutter + Roof Bundle | $11,000–$24,000 | Roof replacement with new gutter system |
| Roof Inspection | $150–$400 | Professional inspection with written report |
| Region | vs. National Average | Why |
|---|---|---|
| South / Midwest | 8–15% below | Lower labor costs, more contractor competition |
| National average | — baseline | Figures shown above |
| Northeast / West Coast | 10–20% above | Higher labor rates, permitting costs, material freight |
Get free quotes from local contractors to see real pricing for your ZIP code.
Percentages are national averages. Your project mix will vary.
Roofing bids look similar on paper but can differ significantly in underlayment grade, ice-and-water shield coverage, and flashing scope. A complete roof replacement invoice should include all of these.
| Material / Component | Details & Typical Quantities |
|---|---|
| Shingles | Measured in squares (100 sq ft). Architectural shingles: $90–$130/square installed. Premium: $130–$200/square. Ask for the specific product name and warranty class — not just "30-year architectural." |
| Synthetic underlayment | Entire roof deck. Synthetic (Titanium, RhinoRoof, Feltbuster) outperforms #15 or #30 felt in wind and moisture resistance. Verify synthetic, not felt, is specified. |
| Ice-and-water shield | Eaves (min. 24" per code, more in cold climates), valleys, and all penetrations. IWS is $50–$80/square for the material. Ask how many squares of IWS are included in the bid. |
| Drip edge | Aluminum drip edge at eaves and rakes: standard, should be included. Verify it's included, not optional. |
| Ridge cap | Linear footage of ridge, hips, and dormers. Ridge cap shingles are typically included in shingle estimates — verify. |
| Flashing | Step flashing, counter flashing, valley flashing, pipe boots: all should be new on a full replacement. Verify no existing flashing is being reused. |
| Decking replacement | If damaged OSB or plywood is discovered during tear-off: $80–$120/sheet is a reasonable rate to verify before signing. |
| Ventilation | Ridge vent and soffit vent are part of the roofing system — ask whether these are being inspected and replaced if needed. |
Quantities and specifications vary by project scope, region, and contractor. Use this as a checklist when reviewing bids to verify all components are included.
The cost of your roof replacement project depends on several factors unique to your home and location:
Zonda’s 2025 Cost vs. Value Report puts an asphalt-shingle roof replacement at 67.5% cost recouped — about $31,871 spent and $21,501 recovered at resale.
Beyond resale value: storm/hail resilience can qualify for premium discounts in some states (state insurance programs).
See how this compares to other home improvement projects →
©2025 Zonda Media, a Delaware corporation. Complete data from the 2025 Cost vs. Value Report can be downloaded free at www.costvsvalue.com.
Resale values are estimates from real-estate professionals, not measured sale prices.
57% of homeowners use financing on improvement projects. Here’s how the main options compare — and what to watch out for.
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After any hail or wind event, unlicensed contractors fan out door-to-door offering “free inspections.” Common tactics: fabricating or staging damage during the inspection, pressuring you to sign an Assignment of Benefits (AOB) form that transfers your insurance claim rights to them, and offering to “waive your deductible” — a practice state insurance regulators widely treat as fraud, and one that can put your own claim at risk.
Never sign an AOB or agree to a deductible waiver from a door-to-door contractor. Always get 2–3 independent quotes before authorizing any insurance claim work.
Homeowners search for roofers, roofing contractors, roof repair and roof replacement at very different moments, and the gap between repair and replacement is where most of the money and most of the bad advice sits.
Roof repair addresses a defined problem — a leak, storm damage to one slope, failed flashing. It is appropriate when the roof has meaningful life left. Roof replacement is appropriate when the shingles are at the end of their service life, there is widespread granule loss, or a repair would be patching a system that is going to fail anyway.
Beware of a quick jump straight to replacement after a storm, particularly from a company that arrived uninvited. Ask any roofing company to photograph the damage they are describing and to state plainly why a repair would not hold.
If you are filing a claim, one detail matters more than any other: on a replacement-cost policy the first insurance check is intentionally partial, because the insurer withholds recoverable depreciation until the work is finished and invoiced. That first cheque is not the settlement, and mistaking it for one is how people end up underinsured on their own roof.
These are the questions homeowners ask most often before starting this project - what it costs, how long it takes, what a fair quote looks like and which details change the price. Each answer below is written to stand on its own, so you can read just the one you need.
