Roof Replacement Cost Calculator

Most full roof replacements run $8,000 to $25,000, with a typical 2,000 sq ft asphalt-shingle roof landing around $11,000 to $16,000 installed. Roofers price by the 'square' (100 sq ft), and the total is driven by four things: the roof size, the material (architectural asphalt ~$5.00/sq ft installed, metal ~$8–$12, tile ~$14+), the pitch (steep roofs cost 30–50% more in labor for safety staging), and how many old layers must be torn off ($1.50/sq ft for one layer, $2.50 for two). Add hidden essentials like new flashing, ventilation, and any rotted decking discovered at tear-off, plus options like gutters. An asphalt roof on a walkable slope is at the low end; a large, steep tile or standing-seam metal roof with a double tear-off is at the high end. Enter your roof above for a localized estimate.

A 'square' is the roofing industry's unit of measure equal to 100 square feet, so a 2,000 sq ft roof is 20 squares, and pricing is often quoted per square (e.g., $450–$650 per square for architectural asphalt installed). Your roof's actual surface area is larger than your home's floor footprint because of the pitch and overhangs. If you can't safely measure each roof plane, estimate it: take your home's footprint (length × width) and multiply by a pitch factor — about 1.05 for a low slope, 1.15 for a medium/walkable slope, and 1.3 or more for a steep roof. So a 1,600 sq ft footprint with a medium pitch is roughly 1,840 sq ft of roof. This calculator asks for the roof area in square feet directly, so use your measured or estimated surface area rather than the floor plan size for the most accurate estimate.

A metal roof typically costs about 2 to 3 times more than asphalt shingles up front. Architectural asphalt runs around $5.00 per square foot installed, ribbed/corrugated metal around $8.00, standing-seam metal around $12.00, and tile around $14.00+. On a 2,000 sq ft roof, that's roughly $10,000 for asphalt versus $16,000 for ribbed metal or $24,000 for standing seam. The trade-off is lifespan and maintenance: quality asphalt shingles last about 25–30 years, while metal roofs last 40–60+ years, often outliving two asphalt roofs. Metal also sheds snow, resists fire, and can lower cooling costs with reflective finishes. So the right choice depends on how long you'll own the home and your budget — asphalt wins on upfront cost and is the most common choice, while metal wins on longevity and long-term value if you plan to stay. This calculator lets you compare all five materials side by side.

They're the two main asphalt shingle types, and the difference is thickness, look, and lifespan. 3-tab shingles are flat, thin, and uniform — the cheapest option (around $3.50/sq ft installed) with a 15–20 year life. Architectural (also called dimensional or laminate) shingles are thicker, layered, and textured for a more premium look, cost a bit more (around $5.00/sq ft installed), and last 25–30+ years with better wind resistance. Architectural shingles have become the default choice for most homeowners because the modest price bump buys roughly a decade of extra life and a much better appearance, and they often carry stronger manufacturer warranties. 3-tab still makes sense for rentals, tight budgets, or matching an existing 3-tab roof. This calculator prices both so you can see the difference on your specific roof size.

You can overlay (install new shingles over the old ones) only if you currently have a single layer and the decking underneath is sound — building codes generally cap a roof at two layers total. An overlay saves the $1.50/sq ft tear-off cost, but a full tear-off is almost always the better choice, and here's why: tearing off lets the roofer inspect and repair the decking, replace the underlayment and flashing, and start clean, so the new roof lasts its full lifespan. An overlay traps any existing damage or moisture underneath, adds weight, can void some manufacturer warranties, and tends to wear faster because it sits on an uneven surface and runs hotter. Overlays also can't hide problems for long. Unless you're on a tight budget with a sound single-layer roof, pay for the tear-off — this calculator lets you set 0, 1, or 2 layers to remove so you can see the cost either way.

The most common surprise is rotted decking — the plywood or OSB sheathing under the shingles. It's usually hidden until the old roof is torn off, and any soft or water-damaged sheets must be replaced before the new roof goes on (typically $60–$100 per 4×8 sheet). Beyond decking, a proper replacement should include new flashing at every chimney, vent, valley, and wall — reusing old flashing is a leading cause of leaks in brand-new roofs — plus new underlayment, drip edge, and pipe boots. Adequate attic ventilation (ridge and soffit vents) is another essential that's easy to overlook but critical: poor ventilation cooks shingles from underneath and can cut their life dramatically. Optional but common add-ons include replacing gutters while the roof is off and adding skylight or chimney flashing kits. A complete quote should spell these out; a suspiciously cheap bid often omits flashing, ventilation, or a decking contingency.

It depends on the cause. Insurance typically covers a replacement when the roof is damaged by a sudden, covered peril — hail, wind, a fallen tree, or fire — so a storm that destroys your shingles may be covered, minus your deductible. It generally does not cover replacement due to age, normal wear and tear, or deferred maintenance; an old roof that's simply worn out is the homeowner's responsibility, since insurers expect roofs to be maintained. Two important wrinkles: many policies pay actual cash value (depreciated) rather than replacement cost on older roofs, which can leave a large gap, and filing a claim can affect your premium. For storm damage, document it with photos, file promptly (claims have deadlines), and consider a roofer experienced with insurance claims. This calculator estimates the full replacement cost, which helps you understand your out-of-pocket exposure against your deductible and any depreciation.

An average asphalt shingle roof is usually replaced in 1 to 3 days, weather permitting, since a full crew can tear off and re-roof a typical home quickly. Larger, steeper, or more complex roofs take longer, and metal or tile roofs generally run 3 to 7 days because the material is heavier, slower to install, and more specialized. Several things extend the timeline: the roof size and number of planes, difficult access or steep pitch (which slows the crew and adds safety setup), a double-layer tear-off, discovering rotted decking that must be replaced, and weather — roofing needs dry conditions, so rain pushes the schedule. Most of the disruptive work (tear-off and dry-in) happens on day one, so your home is weather-tight quickly even on a multi-day job. Your roofer will give a firm timeline after assessing the roof, and will schedule around the forecast.