Roof Replacement Cost 2024 Update: New Roof Prices per Sq.Ft. (2024)

It’s time to replace that scrappy old roof. Are you wondering how much it will cost to install a new roof on your home or garage? If so, check out our just-updated new roof pricing guide for homeowners.

Straight off the bat: It needs to be stated that not all roofs are made the same and not all roofers charge the same prices. That said, on average, most contractors will charge between $4.50 and $8.00 per square foot or $450 to $800 per square (100 sq.ft.) to install or replace an asphalt shingle roof on a typical house.

On average across the US, it will cost between $9,000 and $17,600 to replace a 2,000-2,200 sq. ft. roof on a single-family house up to two-stories high. The total cost of a new roof will depend upon the overall roof difficulty and complexity, accessibility, contractor choice, and the local real estate market dynamics.

With a narrower average price range (capturing 80% of all residential re-roofing jobs), you can expect to pay between $5.00 and $7.00 per sq. ft. or $500 to $700 per square to replace an asphalt shingle roof on a typical single-family house up to two-stories high. This would translate to a narrower total price range of $10,000 to $15,400 for a typical 2,000-2,200 square feet roof on a single-family house up to two-stories high.

What to expect when evaluating estimates from roofing pros: A typical roof replacement quote will normally include the removal and disposal of up to two layers of old shingles. It should also include the installation of new underlayment like the 30-pound roofing felt or synthetic underlayment, drip-edge flashing, chimney re-flashing, and Ice-and-Water shield application along the eaves and in the valleys of the roof, as required by the local building code. The quote should also include a 5 or 10-year workmanship warranty from the installer.

Note: For homeowners who live in large and expensive coastal cities like Seattle, Portland, Los Angeles, San Francisco, San Diego, New York City, Boston, Miami, and Washington DC, the average quoted residential roofing prices can range from $6.50 to $10.50 per square foot or $650 to $1,050 per square of asphalt shingles installed or replaced, depending on the scope of the project.

Average Cost to Replace a Roof by Metro Area

The higher roofing costs in coastal areas are due to the higher local cost of living, and hence higher cost of doing business.

Booming local real estate values also drive up the demand and prices for professional home remodeling services, which have experienced a 15% to 20% price inflation since the start of the pandemic. — This has been especially true in the high cost of living areas where demand for exterior home remodeling services has been especially strong.

Did you know? The average residential roof size in the US is about 1,700 square feet or 17 squares, although there are many larger homes with roofs that can be well over 2,000 sq. ft. or 20 squares. In fact, larger residential properties with garages can easily exceed 3,000 sq. ft. or 30 squares in size.

All professional roofers use “squares” to measure and estimate roofs. A square is equal to 100 square feet of the 3-dimensional roof surface.

Project pricing example: Based on the $450 to $650 per square price range, you can expect to pay between $7,650 and $11,050 for a typical 1,700 square foot (17 squares) asphalt shingle roof replacement project.

For comparison, a 3,000 sq. ft. or 30 squares roof on a larger single-family house with a garage will cost between $13,500 and $19,500 for a typical 30-year architectural shingle roof like Owens Corning Duration or GAF Timberline HDZ shingles fully installed.

What About Prices for Other, Less-Common Roofing Systems?

While nearly 70 percent of all roofs in the US are covered with composition shingles (a composite of fiberglass mat, plus asphalt and minerals/stone granules), there are many different roofing options for steep and low-slope roofs.

Below is a quick reference guide to help you compare average prices for the most common roofing systems based on a 2,000-2,200 sq. ft. roof on a typical house up to two-stories high:

Basic 3-Tab (25-year) shingles: $9,000 to $9,900
30-year architectural shingles: $9,500 to $14,300
50-year premium shingles: $10,000 to $16,500
G-90 steel shingles or stone-coated steel tiles: $16,000 to $25,300
Aluminum shingles: $17,000 to $27,500
Cedar shingles or shakes: $16,000 to $28,600
Standing seam: $20,000 to $34,100
Concrete tiles: $22,000 to $39,600 (roof frame requires reinforcement)
Natural slate tiles: $24,000 to $44,000 (roof frame requires reinforcement)
Synthetic composite shakes and tiles and rubber shingles: $15,000 to $24,200
Clay tiles: $24,000 to $49,500 (roof frame requires reinforcement)

Note that every market is different, but even within the same market, different companies will charge different prices. That’s why it’s important to get several quotes from reputable pros in your area.

All else being equal, professional roofers in expensive coastal areas (such as homes in Boston, New York City, Washington DC, Miami, Los Angeles, San Francisco, Portland OR, and Seattle) will charge more for their services compared to roofing contractors in the south, mid-west, or rural areas.

Asphalt Shingles Materials and Installation Costs

Many professional roofing contractors employ a “40% materials / 60% labor” as their costs-breakdown formula. Of course, this pricing structure is just a guideline not set in stone. Some contractors include their overhead in the cost of labor, while others calculate it separately.

Below is the breakdown of typical costs you can expect for materials and professional installation:

1. 3-tab Shingles
2. 30-Year Architectural Shingles
3. Premium Shingles

3-tab 25 Year Shingles

The cost of materials for a basic 3-tab, 25-year shingles could range anywhere from $150 to $200 per square for all the necessary materials, accessories, flashing, and supplies. — In addition to the 3-tab strip shingles, materials may also include any necessary roofing felt/underlayment, ice-and-water shield, nails, ridge-vent, and roof flashing details such as valley, drip-edge, gable, and chimney flashing and caulk.

In some cases, the cost of materials may also include the cost of plywood, wood planks/boards, permitting, trash bags, and ordering a dumpster.

With most professional — licensed & insured roofing contractors, the installation cost is usually about 60% of the total cost. Thus, a 3-tab composition shingle roof will cost an average of $425 per square to install.

The installation assumes a single-story house such as ranch, cape, or colonial, with a hip and gable combination roof.

Did you know? Most ranch style homes in the US, measure an average of 1,500 to 2,000 square feet or 15 to 20 squares in terms of the actual roof surface. This translates to $6,750 to $9,000 for a basic 3-tab strip shingles roof installed, based on the average installed cost of $450 per square, with a typical 5-year workmanship warranty.

Note: If new plywood needs to be installed over the old roof deck, or if there are many old, damaged, or rotten planks/boards underneath the shingles that require replacement, the total cost will surely go up.

Any extra skylight and chimney flashing requirements will also likely increase the total cost. For instance, some contractors will charge an extra $300-$500 per skylight or chimney flashing in excess of one chimney.

Fun Fact: A 3-tab 25-year strip shingle is the most basic and least expensive kind of roof shingles. Although, in many ways, 3-tab shingles are actually more difficult to install (despite being lighter in weight) than architectural shingles. — The installer must make sure that all the tabs, rows, and columns, comprised of the 3-tab shingles align properly in order to have straight lines and a nice-looking shingle pattern on the 3-tab shingle roof.

Did you know? Proper alignment of shingles is not really a concern with architectural or dimensional shingles that have a more random pattern compared to the uniform 3-tab strip shingles.

30-Year Architectural / Dimensional Shingles

You can expect to pay a bit more for a 30-year architectural aka dimensional shingles. These shingles are a fair bit thicker and hence longer lasting than the basic 3-tab shingles. Contractors wanting to offer better value to a homeowner will typically suggest installing architectural shingles.

Did you know? Architectural shingles will typically cost you $50 to $150 more per square to install than the more basic 3-tab 25-year shingles. — The difference in price is actually greater than the difference in the cost of materials between the 3-tab and 30-year architectural shingles.

Most contractors will put a greater mark-up on the higher-end product vs. the entry-level product. The pricing increase is normally justified as the premium on the “higher quality of installation”. We’ll let you be the judge. 😉

Thus, your total cost for a basic, single-story hip and gable roof on a typical ranch-style house (with a 1,500 sq. ft. to 2,000 sq. ft. roof), could range anywhere from $6,750 to $13,000 (assuming 30-year architectural shingles priced at $4.50 to $6.50 per sq. ft. installed), depending on the size and complexity of the roof, the company you choose to hire, quality of installation, warranty details, your home’s geographic location, your negotiation skills, and other variables.

Premium Designer Shingles — 50 Year Shingles

With premium shingles, such as 50-year architectural shingles, your total average cost could range from $550 to $950 per square installed, or anywhere from $11,000 to $19,000 for a typical 2,000 sq. ft. roof replacement, depending on the company you choose to hire, roof accessibility and difficulty, your home’s location, etc.

Some premium shingle profiles can cost as much as $80.00 per bundle, while requiring four or five bundles, depending on the specific shingle profile, to cover a square or 100 sq. ft. of the roofing surface.

Thus, the cost of premium shingles alone can be as high as $200 to $400 per square, not including the cost of professional installation, nor other necessary materials and supplies.

Did you know? A part of the increase in your total installation cost for premium shingles should be reflected and offset by a longer labor warranty (the promise of quality installation) provided with the installation. — A comprehensive 10-year workmanship warranty is what you should expect, at a minimum, at this price point.

One thing you should keep in mind as a homeowner, is that almost NO composition shingle roof will EVER last for 50 years. If you can get 30 years of service life from an asphalt roof, you did well!

50-year material warranties on asphalt shingles are often nothing more than a marketing gimmick used by the manufacturers to get homeowners to pay the big bucks for their products that are backed by the so-called prorated warranty. This warranty is often not worth the paper it’s written on!

Just imagine how much, or rather how little, money you will actually be able to get back some ten or twenty years down the road for a roof that fails due to manufacturing defects? Not much! Never mind the fact that it will be extremely difficult to prove the cause of a roof leak is tied to the material defects and not due to installation errors. 😉

Furthermore, most manufacturers will normally only be responsible for replacing the materials that have actually failed, not the whole roof in its entirety. Not, only that, but the company responsible for the installation of your roof may no longer even be in business some 15 to 20 years down the road.

That said, there are comprehensive workmanship and material warranties you can get when the entire roofing system is installed by a manufacturer certified contractor. For example, GAF Master Elite certified contractor installing a complete system from GAF, can offer you the GAF Golden Pledge warranty. Needless to say, there is usually a significant premium that comes with a certified installation and/or extended warranty coverage.

Pro Tip: To avoid warranty claim denials, make sure your roof deck is in proper condition and the attic space is properly vented. These are keys to roof health – and they correct two common reasons for warranty denials.

Important Pricing Factors for Asphalt Shingle Replacements:

Depending on the type and overall complexity of the roof (number of floors/levels, number of skylights, chimneys, and dormers, ease of access, and overall roof difficulty), choice of shingles, your home’s geographic location, and the contractor or weekend warrior you choose to hire, your total average cost for a composition shingles roof could range from as low as $4.50 to as high as $9.50 per square foot or $450 to $950 per square installed.

Geographic Considerations: Higher Cost Per Sq. Ft. in Expensive Coastal Cities

There will always be significant variations in quoted prices, depending on the contractor you choose to hire and your home’s location. For instance, asphalt shingle replacement prices in the deep South — think South Carolina, Alabama, Georgia, and most of Louisiana — will generally be significantly lower — as low as $4.50 per sq. ft. installed. Compare this to the average prices charged in expensive coastal cities on the East or West coast, which can be as high as $6.50 to $9.50 per sq. ft. to install/replace a typical 30-year architectural shingles roof.

Did you know? A typical ranch style or four-square single family house in the US will have a roof area of about 15 to 20 squares. — On the low-end, you can expect to pay anywhere from $6,750 to $9,000 for a simple asphalt roof replacement job on a typical four-square or ranch style house, while on the high-end your total cost could range from $9,000 to $17,000 (or even more in some cases) for a more difficult installation, premium materials, and comprehensive workmanship warranty.

Why is there such a Wide Pricing Range for Asphalt Shingles?

On the low-end, you may have some roofers underbidding their jobs because they are either desperate for work or they happen to work strictly on volume with razor-thin margins.

For example, a contractor that is just starting out may be more willing to complete a roofing job for less than a more established company would. There are also many smaller companies with no real office and little overhead, hence they can afford to charge less for a job and still be profitable.

Note: A low bid for a roofing job, such as a bid that is significantly less than $4.00 per sq. ft. or $400 per square of shingles, can also come from a so-called “weekend warrior” or “storm chaser” who works without any liability insurance and with no worker’s comp, which could be a liability for the homeowner.

On the high-end of the price range, you may have bids for fully warrantied jobs from larger, highly reputable exterior remodeling companies that only install high-end products from premium brands such as CertainTeed Landmark PRO or premium shingles from Malarkey and have top certifications from their respective manufacturers.

There are many smaller roofing contractors that offer good quality products and quality workmanship at more affordable prices. If you are looking for value and quality, look for certified installers from manufacturers like GAF, Owens Corning, and smaller brands like Atlas, Tamko or IKO.

Pro Tip: Smaller companies and installers that run a tight ship and don’t have a big overhead (expensive office, etc.) can often offer the best value for the money. Look for conscientious contractors who take pride in their work, don’t use subcontractors, offer certified installations, have been in business for at least five years, and provide impeccable service as evidenced by their strong references from other homeowners in the area.

Here are some helpful questions you may want to ask when interviewing contractors: https://www.roofingcalc.com/most-important-questions-ask-a-roofing-contractor/

Keep in mind that a higher price doesn’t always mean the best quality, especially if the contractor you hire is using sub-contractors to do the actual work. Subcontractors normally don’t get paid all that much, hence they often focus on volume, which means that sometimes they may have to cut corners. 😉

Are There Any Viable Alternatives to Composition Shingles?

If you are in search of a home value-boosting, durable and long-lasting roofing system that does not contain asphalt, consider a metal roof as an energy-efficient and long-lasting alternative to composition shingles.

What Factors Do I to Consider When Getting a New Roof?

1. Choose the right material: The material you choose for your roof will depend on your climate, budget, and personal preference. Asphalt shingles are a popular option because they are affordable and easy to install. Metal roofs are becoming increasingly popular because they are durable and long-lasting. Tile and slate roofs are aesthetically pleasing but can be expensive and will typically require roof frame reinforcement.
2. Hire a reputable roofing contractor: Hiring a reputable roofing contractor is essential to ensure that your new roof is installed correctly. Look for a contractor with a good reputation and experience installing the type of a roofing system you’ve chosen. Check their references and make sure they are properly licensed and insured. Always ask for a written contract that outlines the work to be done and the costs.
3. Consider the warranty: A good warranty is essential when getting a new roof. Look for a warranty that covers both materials and workmanship for at least 10 years. Make sure you understand the warranty and what it covers. Be aware that some warranties may be voided if the roof is not installed correctly or maintained properly. Also note that extended warranties from a manufacturer of the roofing system will require application, which is typically handled by the installer on homeowner’s behalf.
4. Ventilation: Proper ventilation is essential to a healthy roof. Your roofing contractor should ensure that your new roof is properly ventilated to prevent mold growth, moisture buildup, and premature aging. They may need to install vents or exhaust fans to improve ventilation. The installer should check to make sure the soffit vents are not blocked by insulation in the attic when installing ridge vent.
5. Quality of materials: Always choose high-quality roofing materials to ensure that your roof lasts a long time and provides maximum protection for your home. Cheaper materials may save you money in the short term, but they are more likely to wear out quickly and require frequent repairs.
6. Proper installation: Proper installation is critical to the longevity and performance of your new roof. Your roofing contractor should follow the manufacturer’s instructions for installation to ensure that the roof performs as intended and stays under warranty. They should also inspect the roof for any defects or damage during the installation process.
7. Permits and local building codes: Always check with your local authorities to obtain necessary permits and ensure that your new roof meets local building codes. Failure to do so may result in fines, penalties, or even the removal of your new roof.
8. Maintenance: Once your new roof is installed, it’s essential to establish a regular maintenance schedule to prolong its lifespan and keep it in good condition. Regular maintenance may include cleaning gutters, removing debris from the roof, and inspecting the roof for any signs of damage or wear. Regular maintenance can help you avoid costly repairs or premature replacement.
9. Energy efficiency: Your new roof can also help you save energy and lower your utility bills. Consider installing an energy-efficient roof that reflects sunlight and reduces heat transfer. Some roofing materials, such as metal and tile, are more energy-efficient than others. Look for CRRC ratings when considering a specific roofing system and color.
10. Low-slope roof drainage: Proper drainage is essential to prevent water damage and protect your home’s foundation. Your roofing contractor should ensure that your new roof is properly sloped and has adequate drainage to prevent water from pooling. This is key for low-slope roof longevity.
11. Design and aesthetics: Your new roof is a significant investment, so it’s essential to choose a design and color that complements your home’s architecture and enhances its curb appeal. Your roofing contractor can help you choose a style that matches your home’s aesthetic and personality.
12. Timing: The timing of your new roof installation is also crucial. Avoid installing a new roof during extreme weather conditions, such as heavy rain or snow, or during the hottest months of the year. Spring and fall are typically the best times to install a new roof.
13. Cost: Finally, it’s essential to consider the cost of your new roof. While you don’t want to skimp on quality, you also don’t want to overspend. Make sure you get multiple quotes from reputable roofing contractors and choose the one that offers the best value for your budget.

By considering these additional factors, you can ensure that your new roof is energy-efficient, properly designed, and installed at the right time and cost.

What to Look for When Hiring a Roofing Contractor?

Choosing the right roofing contractor is essential to ensure that your new roof is installed correctly and will provide maximum protection for your home. Here are some factors to consider when looking for a roofing contractor:

• Reputation: Look for a roofing contractor with a good reputation in your local area. Ask for recommendations from friends and family, check online reviews, and look for industry awards or certifications. A contractor with a good reputation is more likely to provide quality work and customer service.
• Experience: Choose a roofing contractor with years of experience in the industry. An experienced contractor has the knowledge and skills to install your new roof correctly and identify any potential problems before they become major issues. Note that 80% of new roofing businesses fail within the first two years. Worse yet, 95% of roofing companies will be out of business within 5 years. It’s best to choose an experienced and established company to make sure they are still in business should there ever be a problem with the new roof.
• Licensing and Insurance: Always choose a licensed and insured roofing contractor. A licensed contractor has met the necessary qualifications and standards for their profession, while insurance protects you and the contractor in case of accidents or property damage. Ask to see their license and insurance certificates before hiring them.
• Warranty: Look for a roofing contractor who offers a warranty on their workmanship. A good warranty shows that the contractor is confident in their work and is committed to providing quality service. Make sure you understand the warranty terms and what it covers.
• Communication: Choose a contractor who communicates clearly and promptly. They should be able to answer your questions, provide regular updates on the progress of the project, and keep you informed of any issues or delays.
• References: Ask for references from previous customers and follow up with them. A reputable contractor should have no problem providing references and should have positive feedback from their past clients.
• Contract: Always get a written contract that outlines the work to be done, the timeline, and the costs involved. Make sure you understand the terms of the contract before signing it.
• Professionalism: Look for a contractor who is professional and courteous. They should arrive on time, wear appropriate attire, and keep the worksite clean and tidy. They should also be respectful of your property and privacy.
• Knowledge and Experience: Choose a roofing contractor who has knowledge and experience installing the type of a roofing system you are interested in. Don’t hire a company that “only does shingles” to install a metal roof. That said, the installer should be able to advise you on the best materials and design for your home and provide you with options to suit your budget and preferences.
• Safety: Make sure the roofing contractor has proper safety protocols in place to protect their workers and your property during the installation process. They should follow OSHA guidelines and use appropriate safety equipment.
• Local Presence: Choose a contractor who has a physical presence in your local area. They should have an established business address and phone number. This makes it easier to reach them if you have any questions or concerns after the installation is complete.
• Certifications: Look for a contractor who is certified by roofing manufacturers. Certification shows that the contractor has received specialized training and meets the manufacturer’s standards for quality workmanship. This can also affect the warranty coverage for your new roof.
• Payment: Avoid contractors who require full payment upfront. A reputable contractor will typically require a deposit or partial payment upfront and the remaining balance upon completion of the project.
• Subcontractors: Find out if the roofing contractor uses subcontractors for their work. If so, make sure the subcontractors are also licensed, insured, and have a good reputation. You should also ensure that the roofing contractor will oversee the subcontractors and take responsibility for their work.
• Permits: Your roofing contractor should obtain any necessary permits for the installation of your new roof. They should also be knowledgeable about local building codes and regulations.
• Clean up: Make sure the contractor includes cleanup in their services. A reputable contractor should remove all debris and leave the worksite clean and tidy after the installation is complete.

By considering these factors, you can choose a roofing contractor who will provide quality work and exceptional customer service, giving you peace of mind that your new roof will be installed correctly and will protect your home for years to come.

Red Flags to Watch Out for When Hiring a Roofing Contractor

When hiring a roofing contractor, it’s important to watch out for the following red flags:

1. No License or Insurance: If a contractor cannot provide proof of a valid license and insurance, this is a major red flag. Without proper licensing and insurance, you have no guarantee that they will provide quality work or protect you from any liability in case of an accident or property damage.
2. Pressure Sales Tactics: Be wary of contractors who use high-pressure sales tactics, such as offering a “limited time” deal or insisting that you sign a contract immediately. Reputable contractors will provide you with a detailed estimate and allow you time to review it before making a decision.
3. No References or Portfolio: If a contractor cannot provide references from previous customers or a portfolio of their work, this is a red flag. A reputable contractor should be proud to showcase their work and have satisfied customers who are willing to vouch for them.
4. Unreasonable Prices: If a contractor offers an unusually low price, it’s important to investigate why. They may be cutting corners on materials or workmanship, which could result in poor quality or even dangerous conditions.
5. No Written Contract: A reputable contractor will always provide a written contract that outlines the work to be done, the timeline, and the costs involved. If a contractor refuses to provide a contract or tries to make verbal agreements, this is a red flag.
6. Unprofessional Behavior: If a contractor arrives late, is unresponsive to your questions, or displays unprofessional behavior, this is a red flag. A reputable contractor should be courteous, respectful, and professional at all times.
7. No Safety Precautions: Roofing work can be dangerous, so it’s important that the contractor takes safety seriously. If a contractor does not use proper safety equipment or follow safety guidelines, this is a major red flag.
8. Lack of Experience: A contractor who has little or no experience with the type of roof you need installed is a red flag. A lack of experience could lead to poor workmanship and costly mistakes.
9. Unfamiliar with Local Building Codes: A reputable contractor should be knowledgeable about local building codes and regulations. If a contractor seems unfamiliar with these codes, it could result in legal issues and costly fines.
10. No Physical Address: If the contractor does not have a physical business address or an established office, it may indicate that they are not a reputable contractor. Be sure to check their business address and verify it with online maps or local directories.
11. Unsolicited Offers: Be cautious of unsolicited offers or contractors who show up at your door unannounced. These contractors may not be legitimate and may not have your best interests in mind.
12. No Written Warranty: A reputable contractor should provide a written warranty for their work, which outlines what is covered and for how long. If a contractor does not offer a warranty, this is a major red flag.
13. Payment Demands: Be wary of contractors who demand payment in full before starting the job. A reputable contractor will typically require a deposit or partial payment upfront, with the remaining balance due upon completion of the work.
14. Lack of Communication: A good roofing contractor should be responsive and available to answer your questions and concerns throughout the project. If the contractor is difficult to reach or doesn’t communicate effectively, it may indicate that they are not reliable.
15. No Building Permits: A reputable contractor will obtain all necessary building permits before starting work on your roof. If the contractor is unwilling or unable to obtain permits, it’s a major red flag.

By watching out for these red flags, you can avoid hiring an unscrupulous roofing contractor and ensure that your new roof is installed correctly and with the highest quality workmanship.

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