How much does a new roof cost?

Pricing

• The national average for a 2,000-square-foot new roof is $21,440.

• Roofing material is the biggest cost factor — asphalt shingles are the least expensive.

• Before reroofing, consider roofing repair, which averages $4,372 per job.

A new roof costs an average of $21,440, with a range of $5,435 to $37,266, according to the RSMeans construction pricing database. Many factors influence roofing costs, including the size of the roof surface and the materials used.

As you research the cost of a new roof, you should know that jumping at the lowest price is not always the way to go. While a new roof is a major expense for most homeowners, settling for a cut-rate installation could lead to trouble down the road. 

Maciek Rupar, technical services director of the National Roofing Contractors Association, urged consumers to think twice if their initial roofing estimate seems too good to be true.

“The most useful bit of information is that the lowest bid or the lowest price that you will see as a customer is not going to be the indicator of your best deal,” Rupar said. “If you’re shopping and getting estimates from different contractors, the lowest price is going to be just one aspect to consider.”

Our March 2024 survey of 1,000 recent roofing customers revealed that more consumers (28.5%) chose their roofing contractor because of reputation than any other factor. But new roof cost (21.5%), was the second-most important thing roof shoppers considered.

The more you know about the factors that influence the cost of a new roof, the more likely you are to find the best deal.

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New roof cost by size

When it comes to a new roof’s cost, size is the primary factor. Roofs typically fall between 1,700 and 2,500 square feet, said Trevor Underwood, vice president of marketing at DECRA Metal Roofing in Corona, California.

The table below shows installation cost estimates by roof size, from 1,000 to 3,000 square feet. The estimates are based on the average installation costs for asphalt shingles, which is the most popular roofing material.

Roof Size	Average Installation Cost
1,000 sq. ft.	$4,463
1,250 sq. ft.	$5,579
1,500 sq. ft.	$6,695
1,750 sq. ft.	$7,811
2,000 sq. ft.	$8,927
2,250 sq. ft.	$10,043
2,500 sq. ft.	$11,158
2,750 sq. ft.	$12,274
3,000 sq. ft.	$13,391

Your roof’s square footage influences the amount of materials required to complete the job, as well as how much you’ll pay for labor costs. 

“Materials and labor costs are completely dependent on the size of a roof, which means the bigger your roof is, the more costly your project will be,” said Andrew Prchal, president and co-founder of Gunner Roofing, located in Stamford, Connecticut.

New roof cost by material

When exploring roofing materials, you should consider factors such as cost, availability, personal preference and homeowners association requirements. The popular asphalt shingles appeal to homeowners, as they are an affordable option. While metal — such as copper roofing — is pricier, it’s also popular. Homes with character often have cedar shake or slate roofs.

Material	Asphalt	Metal	Wood	Clay	Slate
Average Cost	$8,927	$17,522	$21,769	$29,417	$29,564

Another factor to consider is life expectancy of the materials. Some roofers offer 30-, 40- or even 50-year shingles, which are considered a premium product and might cost more because they are thicker in design, meaning they require more material to create.

Still, the roofing materials account for only a part of the total cost of a new roof. Rupar warned that the best you can hope for is a ballpark estimate without a specific estimate provided by a roofing contractor.

“If you want to investigate material pricing for shingles or things that you can get at retail, you can obviously also do that,” Rupar said. “But unless you actually speak to different contractors, you will not get the precise estimate for your specific job.”

Asphalt shingles

Asphalt shingles are likely your best roofing option, especially if you have a larger roof. “[Asphalt shingles] is what the majority of homes have,” Prchal confirmed.

Our March 2024 roofing survey showed that, according to 340 respondents, the average cost of a new roof made of asphalt shingles was $12,860. The RSMeans database showed that the cost was slightly lower at $8,927.

Our experts, however, reported slightly higher costs. A typical cost range for an asphalt shingle square (which equals 100 square feet) and installation was $570–$650, which drives the roof replacement cost for this material to go up from $13,000 to $15,000 for a 2,300-square-foot asphalt roof.

Keep in mind that this common material will start showing signs of deterioration around the 20-year mark. “In Colorado, because of the tendency toward large hail weather conditions, it’s rare that your roof will make it 30 years without damage,” added Niki O’Brien, operations manager at Custom Exteriors, an exterior remodeling company in the Denver region.

Metal

Metal roofs hold up longer and better withstand environmental impacts such as storm damage. The protection also comes at a higher price tag. Prchal quoted us a per square price of $1,700 for steel, $1,750 for aluminum and $2,900 for copper. “[Metal roof] pricing is constantly fluctuating,” he said, noting that it is easier to work with steel than aluminum.

Metal roof installation ranges from $10,987 to $25,711, according to RSMeans. The average installation cost is $17,522.

Unlike asphalt shingles, which must be laid down carefully, metal roofs take less time to install. “Most metal roofs are installed with large panels as opposed to strips of shingles,” said Mike Larsen, owner of Larsen Roofing in Grand Blanc, Michigan. He explained that it would probably take roof installers two days fewer to install than if they were working on an asphalt shingle roof.

Clay and slate

Clay tile roofs, called terra cotta, regulate temperature and are good for homes in warm climates such as the Southwest, California and Florida. Slate roofs were popular in the early 1900s and often appear in historical homes.

Both materials are heavy and require higher transport costs than other roofing materials. Expect to pay $2,400 per square for slate roof installation and $2,600 per square (with installation) for clay tile roofing, according to Prchal’s estimates.

The average installation cost for clay roofs is $29,417, with a range of $24,120 to $36,880, per RSMeans.

Wood and cedar shake

Picture a Cape Cod-style home and you’ll likely envision cedar shake dormers. These wood shingles were popular in the 1950s and evoke a New England aesthetic.

A 2,300-square-foot roof with cedar shake shingles can cost between $27,600 and $43,700, according to estimates from our experts. Prchal quoted $1,900 per square for material and installation, though the price varies due to transportation costs.

O’Brien pointed out that homeowners like the cedar shake composite for their roofs in Colorado. Her quote for DaVinci shingles was $2,200 per square and installation. That’s $50,600 for a 2,300-square-foot roof.

According to RSMeans, the average cost for wood roof installation is $21,769, with a range of $16,118 to $29,285.

What else influences roof replacement costs?

As mentioned, size and materials influence cost more than other factors. However, other factors help determine the total cost of a new roof as well.

When you ask a roofing contractor to inspect your roof and provide a reroofing estimate, they’ll look beyond square footage and material. Roofers want to know the following details:

• Roof damages
• Potential architectural challenges
• Stability of the roof frame 
• House height (one story or taller) 
• Slope and shape of the roof (flat-roof design or an inclined roof)

Roof slope and pitch

Roof pitch and slope will affect your new roof costs because these attributes entail a more complex roof.

Steep roofs require a longer installation time. A steeper pitch may require extra scaffolding and platforms if the roof is not walkable, Prchal said of slate and terra cotta shingles. 

“A higher pitch also means you need more material for additional waste. But our pricing takes the pitch and slope of the roof into account,” Prchal added.

Labor costs

Labor costs depend on several factors. A good starting point is determining the number of squares your roof will use.

Typically, roofing companies charge labor costs depending on how many squares need to be installed. Installation costs are averaged across the entirety of the roof.

“This includes removal of the old roofing materials, installation of the underlayment, new shingles, flashings, skylights and any other components of the roofing system,” said Niki O’Brien, operations manager at Custom Exteriors, an exterior remodeling company in the Denver region. “Because we charge by the square, the pricing will vary based on the components of the roof.”

Labor costs can also increase with the degree of difficulty that goes into the roof installation and removing the old roof. A skilled roofer or craftsperson who knows how to handle architectural shingles, for instance, will also charge a premium for a custom job, noted Mike Larsen, owner of Larsen Roofing in Grand Blanc, Michigan.

Permits

Roofing companies make this process easy for customers. They usually submit all the documentation, paperwork and required signatures to the city’s building department before work starts, Prchal said. This will be part of your new roof cost estimate.

Should you decide to acquire the permit for a DIY roofing project, contact the building department to find out what is required.

Cleanup and disposal

Good news: The disposal fee is covered in the overall cost of labor. Expect to pay around $500 for the disposal of old roofing materials. “Unless the city or county has some specific disposal process, the roofing company should just include that in their pricing,” Larsen said.

Should you repair or replace your roof?

If you have owned your home for 15 years or longer, you might want to consider hiring a roof inspector to analyze the state of your roof. Most new asphalt shingle roofs are designed to last up to 20 years or even a little longer with proper maintenance, but no roof is immune to occasional storm damage.

Rupar urged consumers to consider why they might want a new roof. Is your roof old and failing? Are there leaks and damage? Do you want to change your roof's appearance, even though it still functions? Or do you think a new roof will increase the resale value of your house?

For most consumers, it’s a once-in-a-lifetime purchase — so they need to have a clear mind about the purpose of a reroofing job and new roof cost.

Reasons to replace your roof

As you can see, there are plenty of reasons to reroof. Here are a few benefits of having a new roof on your house.

• Protection: This seems obvious, but without a good, solid roof, your home is affected by the elements. “Replacing your roof is beneficial because it will add new life to your house,” Larsen said. Your home’s overall life span will increase with the added protection of a new roof.
• Aesthetics: A new roof plays a big role in how you view your home. “Roofs are one of the biggest factors in improving curb appeal, which matters when you go to sell your house, but also for just the pride of ownership,” Larsen said.
• Added warranty: A roof repair to damaged areas of the roof doesn’t offer warranties, whereas a new roofing project has a roof warranty that covers any major problems moving forward. “Plus, if your existing roof is repaired incorrectly, this can void any existing warranty you have and end up costing you a lot more in the long run,” Larsen said. Prchal added that a warranty on an entire roof is beneficial when selling your home because it is transferable.

Reasons to repair your roof

Not every damaged roof needs to be replaced. This is especially true for relatively new roofs or roofs that have experienced only minor damage — such as lost shingles or tiles.

Naturally, the more severe the damage, the more likely you’ll need to replace your roof. Still, before choosing the costly reroofing process, ask a roofing contractor about repair options after an inspection.

According to our March 2024 poll of 1,000 homeowners, the average roof repair cost was $4,372 — about one-fifth of the RSMeans database's national average new roof cost. 

How do you find the right roofing contractor?

In most regions of the country, the roofing industry is dominated by small to midsize companies focusing on limited geographic areas. Word of mouth is a powerful force in the industry.

You often don't know what you don't know. Unless you ask questions, you may not get the full picture.

Maciek Rupar

According to our March 2024 survey of 1,000 roofing customers, 43% turned first to friends, family members and neighbors for information about roofing companies. Google was the second-most popular choice for initial roofing research at 28%.

“Do your due diligence in your local area to find out who the reputable companies are that have been around for a while and that stand behind their service and their work,” Rupar said.

Here is a list of steps to take before you begin roofing research.

Ask neighbors

Some homeowners only ask for a company name and whether their neighbor is happy with the outcome. This is a good starting point, but the questions can’t end there. 

Follow up by asking the following:

• Who else did you consider?
• Why did you decide to go with the company you did?
• How responsive were they to your questions?
• Did they apply any sales pressure at the beginning?
• What was the scheduling process like?
• What was the roofing material/color selection process like?
• Did the contractor work directly with your insurance company?
• Was the work crew courteous, considerate and efficient?
• Were there any surprises that I should know about?
• What do you wish you had known before you started the process?

Read independent online reviews

The Better Business Bureau (BBB) is a good place to start. The consumer review site Trustpilot offers a ranked list of roofing companies. Put out queries in local groups on social channels such as Facebook and Nextdoor.

Search the company’s name online

Browsing for a roofing company online will take you to Google Reviews. A search can also reveal any ongoing legal issues the company may have. Lawsuits against the roofing contractor or material manufacturer are a big red flag.

Schedule multiple inspections and estimate requests

Most roofing companies won’t tell you how much the job will cost until they’ve conducted an in-person or overhead video inspection. Ask more than one company for estimates. It’s the best way to ensure that one contractor isn’t gouging you. Ask for a quote that itemizes the cost of inspections, materials, labor, haul-away and cleanup. 

What’s in your roofing contract?

You don’t need a law degree to decipher the language in your roofing contract, but you should read it carefully before signing anything. Your contractor should provide immediate answers to any questions you might have. 

Don’t be shy about asking for explanations if there are sections or language you don’t understand, especially when it comes to new roof cost.

Looking for value in a new roof

New roofs can be expensive, but they can also increase the value of a home. New homeowners feel more comfortable making an offer when there isn’t a big project on the horizon. 

“Even in an affordability crisis, most buyers are looking for a move-in ready home,” said Amanda Pendleton, Zillow’s home trends expert. “When buyers need to save every penny for a down payment, there’s not much left for renovations, let alone a complete overhaul.” 

Zillow’s recent research shows that home listing descriptions that mention a metal roof, new or not, can sell for 1% more than expected, Pendleton said.

Manufacturer and workmanship warranties

Most roofing contractors and roofing material manufacturers offer warranties on their services and products. Typically, for the warranty or warranties to become effective, the homeowner must activate them after the job is done by signing paperwork or sending a written notice to the company. 

The language and length of the guarantee varies among contractors and manufacturers, but they generally cover the following: 

• Defective materials
• Worker error 
• Other factory defects

Here are the three main types of roof warranties:

• Standard materials warranty: Covers building materials for a limited period of time
• Workmanship warranty: Covers worker error for an agreed-upon period of time, sometimes for the life of the roof
• Extended manufacturer warranty: Expands the standard factory warranty to include more parts of the roofing system such as the underlayment, soffits and fascia

Avoid a roofing ripoff

As mentioned above, the No. 1 factor for purchasing a new roof, based on our survey of 1,000 homeowners, is the roofing contractor's reputation. While BBB reviews and grades are a good starting point for researching a roofing company, Rupar urged consumers to dig deeper than publicly available reviews and complaints.

“Sometimes, you'll find complaints even against the best or the most reputable roofing companies in the area, so then you have to look at the substance of these complaints,” Rupar said. “Are these really legitimate issues or are they nitpicky issues?”

The Federal Trade Commission’s guide for how to avoid a home repair scam recommends that consumers protect themselves with the following practices: 

• Seek advice from people you know and trust.
• Only consider licensed and insured contractors.
• Check with local home builders associations and consumer protection agencies to learn more about the contractor’s bona fides.
• Read consumer reviews on reputable sites.
• Seek multiple estimates.
• Read the contract closely.

How can you pay for your new roof?

One of consumers' biggest challenges related to the cost of a new roof is finding an exact quote for their reroofing job. Most roofing contractors won’t provide a detailed estimate unless they conduct an in-person inspection.

You can use an online cost calculator to find a rough estimate, but even then, your actual out-of-pocket expenses might remain a mystery.

“Before signing that contract, know exactly how much you're on the hook for,” Rupar said, noting to watch out for vague language that leaves the costs open-ended. “That's probably the most important thing.”

Once you acquire that detailed quote, you’ll have options for paying it. 

File an insurance claim

If it is proven that damage to your roof was caused by weather or another natural disaster, a homeowners insurance claim might help you cover the cost. 

In our March 2024 survey of homeowners who purchased a new roof in the past five years, 52.2% of respondents said they filed a homeowners insurance claim to pay for new roofs. Of those, 96.2% said their insurance company approved their claim.

Your roofing contractor will likely work directly with your insurance company to settle the cost, but you should insist on staying in the loop throughout the process.

Suppose you receive an estimate from a roofing contractor before your insurance claim is approved. In that case, your insurance carrier will likely insist on an additional inspection and a fresh quote from a contractor of its choice. In most cases, the roofing company that gave you your original estimate will need to meet the new estimate for the insurance company.

Even then, if your homeowners insurance policy carries a deductible, you’ll be responsible for paying that amount to the roofing contractor. This can run thousands of dollars, depending on the structure of your insurance policy.

Create a home improvement savings account

Every financial circumstance is unique. Some consumers can’t afford to save a few hundred dollars a month to eventually purchase a new roof.

If you can, and you plan to stay in your home for a decade or longer, it might be prudent to establish a “rainy day” account specifically for home repair and maintenance to offset new roof cost. If you deposit $100 monthly in a savings account for five years, you can save more than enough to cover a typical $5,000 insurance deductible. Check your policy for details as it can vary by state.

Financing or a home equity line of credit

Many roofing contractors offer financing. Some offer attractive terms, such as no interest for six months or longer. This gives you a cushion to repay the principal over time without interest.

If you’ve been in your home for some time and built up sufficient equity, a home equity loan might work. Some banks offer a home equity line of credit that uses your equity as collateral and can cover the cost of major purchases as a fixed-rate loan. These loans usually remain open for a predetermined period, after which the repayment period begins.

What’s next?

Because roof replacements are such rare purchases, most homeowners enter the process knowing less than they should. 

“You often don't know what you don't know, and unless you ask questions, you may not get the full picture,” Rupar said. “Because an educated consumer has a much better idea of what's involved in all this, I would say that reputable roofing companies prefer to deal with educated consumers and won't mind spending time in providing that information.”

We recommend acquiring no fewer than three estimates before signing a contract for a new roof. Choose the company with the best reputation and remember that the lowest price doesn’t always indicate the best deal.

Cost information, where noted, was calculated using RSMeans data from Gordian™. RSMeans is a construction cost database used by thousands of contractors to generate their project pricing.

Local costs were determined using RSMeans project estimates combined with local labor costs from the Bureau of Labor Statistics and cost data from home improvement stores. We also interviewed homeowners from around the country to validate local costs.