Roof Replacement Cost Calculator 2026 — By Size & Material
Price a new roof by house size, material, pitch and state. Fixr puts most 2026 roof replacements at $7,500–$14,000; natural slate runs $15–$30 per sq ft.
Roof Replacement Cost Calculator
Roof surface, not floor area. 1 square = 100 sq ft. Range 500–10,000 sq ft.
Adjusts the labor share by local construction wages (BLS, May 2025).
Don't know the roof size? Estimate it from the house footprint
Length × width of the outline the roof covers, overhangs included.
Estimated roof area: 1,900 sq ft (19.0 squares)
homeprojectestimator.com · · https://homeprojectestimator.com/calculators/roof-replacement-cost/
Estimated roof replacement cost
$14,300
Typical range $9,100 – $19,500
Cost per square
$715.00
Where the money goes
- Installed roofing: Architectural (dimensional) shingles $4–$8 per sq ft × 2,000 sq ft, materials and labor (Fixr, Jan 2026)$8,000 – $16,000
- Tear-off and disposal, 1 layer $50–$150 per square (100 sq ft), dump fees included$1,000 – $3,000
- Building permit Most cities require one$100 – $500
National average. Pick your state and metro area to adjust the labor share (about 50% of this job) to local wages. Get three written quotes before you commit to a budget.
Installed prices per square foot by material, tear-off, decking and permit costs from Fixr (2025–2026); steep-slope premium from Fixr's national slope table; pitch multipliers from EVstudio. Gutters, fascia, skylights and chimney flashing are not included.
Fixr's national figures, updated in February 2026, put the average roof replacement at about $10,000, with most projects between $7,500 and $14,000. Material moves the price more than anything else: installed 3-tab shingles start at $3 per square foot and hard slate reaches $30. With architectural shingles on 2,000 sq ft of roof, one layer torn off and a permit, this calculator comes to about $14,300. If you know the size of your house but not your roof, the table by house size below converts one to the other.
How to use this calculator
The calculator prices a full replacement: old roofing off, new roofing on, and a permit. Each input matches a line that roofers and cost guides price separately.
- Roof size. Enter the area of the roof surface, not the floor area of the house. Switch the unit to squares if your quote uses them: one roofing square is 100 square feet. A pitched roof is always larger than the footprint under it, because the slope adds length to every rafter.
- Don't know the size? Open the footprint helper. Measure the outline the roof covers, overhangs included, and pick the pitch (inches of rise per 12 inches of run). The calculator multiplies the footprint by the pitch factor and rounds to the nearest 10 square feet. A 1,700 sq ft footprint at 6/12 comes to about 1,900 sq ft of roof.
- Roofing material. The installed price per square foot for each material, from Fixr. Installed means materials and labor together.
- Old roofing to tear off. One layer, two layers, or none. Choose none if the roof deck is new, if you are allowed to lay over the existing roof, or if your roofer's per-square price already includes removal.
- Roof decking. The plywood or board sheathing under the shingles. Most tear-offs uncover a few soft sheets; a roof that leaked for years may need the whole deck replaced.
- Steep roof. Tick this for a pitch over 8/12, which Fixr counts as steep slope because the crew cannot walk on it.
- Your state. Adjusts the labor half of the estimate to local construction wages.
The result shows a typical figure, a low-to-high range, the cost per square, and the line items behind them.
Pitch multipliers
| Pitch | Multiplier | Pitch | Multiplier |
|---|---|---|---|
| 3/12 | 1.03 | 8/12 | 1.21 |
| 4/12 | 1.06 | 9/12 | 1.25 |
| 5/12 | 1.085 | 10/12 | 1.31 |
| 6/12 | 1.12 | 11/12 | 1.36 |
| 7/12 | 1.16 | 12/12 | 1.42 |
Source: EVstudio, Easy Method to Generate Roof Material Take-offs – Roof Squares, 15 May 2017.
Fixr notes that "steeper roofs increase total roofing square footage, even when interior space stays the same" — the multiplier is how much.
Roof replacement cost in 2026
Per square foot of roof, Fixr's national average is $4.75 and the range $3.75 to $11. Roofers often quote per square instead; multiply the per-square-foot price by 100 to compare.
Installed cost by material
| Material | Installed, per sq ft | Per square (100 sq ft) | ~2,000 sq ft of roof | Lifespan |
|---|---|---|---|---|
| Asphalt, 3-tab | $3 – $5 | $300 – $500 | $6,000 – $10,000 | 15–20 years |
| Asphalt, architectural | $4 – $8 | $400 – $800 | $8,000 – $16,000 | 25–30 years |
| Metal (steel) | $6 – $16 | $600 – $1,600 | $12,000 – $32,000 | 50–70 years |
| Wood (cedar) shake | $5 – $15 | $500 – $1,500 | $10,000 – $30,000 | — |
| Clay or concrete tile | $7 – $14 | $700 – $1,400 | $14,000 – $28,000 | up to 100 years |
| Natural slate | $15 – $30 | $1,500 – $3,000 | $30,000 – $60,000 | up to 150 years |
Source: Fixr, asphalt shingle (21 Jan 2026), metal roof (23 Jan 2026), slate roof (21 Jan 2026) and roof replacement (4 Feb 2026) cost pages. Tile and shake per-square-foot figures are Fixr's whole-roof totals divided by the ~2,000 sq ft of roofing those totals assume. Tear-off is priced separately below.
The sources do not all agree. Fixr's general roof replacement table lists architectural shingles at $8,000–$32,000 for the same roof, far wider than its own asphalt page. This Old House (October 2026, citing Homewyse) puts asphalt at $5.16 per sq ft, wood shake at $13.15, metal at $19.30 and clay tile at $22.21 — at or above the top of Fixr's ranges for metal and tile. The calculator uses the Fixr figures because Fixr prices every line the calculator needs on dated pages.
Architectural shingles cost $1–$3 more per square foot than 3-tab, but last 25–30 years instead of 15–20. At the midpoints of Fixr's ranges both work out to about $0.22–$0.23 per square foot for each year of life, and the architectural roof needs tearing off and replacing less often.
Roof replacement cost by house size
Most people know the size of their house, not their roof. Getting from one to the other takes two steps. First the footprint: on a one-story house it is about the floor area; on a two-story house with both floors stacked it is about half. Then the pitch: the table multiplies the footprint by EVstudio's 1.12 for a 6/12 roof and prices the result the way the calculator's default does — architectural shingles at Fixr's $4–$8 per sq ft, one layer torn off at $50–$150 per square, a $100–$500 permit, national labor rates.
| House size | Roof, one story | Cost, one story | Roof, two stories | Cost, two stories |
|---|---|---|---|---|
| 1,500 sq ft | 1,680 sq ft (16.8 squares) | $12,050 ($7,650 – $16,450) | 840 sq ft (8.4 squares) | $6,200 ($3,900 – $8,500) |
| 1,900 sq ft | 2,130 sq ft (21.3) | $15,250 ($9,700 – $20,750) | 1,060 sq ft (10.6) | $7,700 ($4,850 – $10,550) |
| 2,000 sq ft | 2,240 sq ft (22.4) | $16,000 ($10,200 – $21,800) | 1,120 sq ft (11.2) | $8,150 ($5,150 – $11,150) |
| 2,400 sq ft | 2,690 sq ft (26.9) | $19,150 ($12,200 – $26,050) | 1,340 sq ft (13.4) | $9,700 ($6,150 – $13,250) |
| 2,700 sq ft | 3,020 sq ft (30.2) | $21,450 ($13,700 – $29,200) | 1,510 sq ft (15.1) | $10,900 ($6,900 – $14,850) |
| 3,000 sq ft | 3,360 sq ft (33.6) | $23,800 ($15,200 – $32,400) | 1,680 sq ft (16.8) | $12,050 ($7,650 – $16,450) |
| 3,500 sq ft | 3,920 sq ft (39.2) | $27,750 ($17,750 – $37,750) | 1,960 sq ft (19.6) | $14,000 ($8,900 – $19,100) |
| 3,900 sq ft | 4,370 sq ft (43.7) | $30,900 ($19,750 – $42,000) | 2,180 sq ft (21.8) | $15,550 ($9,900 – $21,200) |
| 4,000 sq ft | 4,480 sq ft (44.8) | $31,650 ($20,250 – $43,050) | 2,240 sq ft (22.4) | $16,000 ($10,200 – $21,800) |
Typical estimate first, range in brackets. Calculated with this calculator from Fixr's 2026 prices and EVstudio's 6/12 multiplier; rounded to the nearest $50.
Worked example: a 2,400 sq ft one-story house. 2,400 × 1.12 = 2,688 sq ft, which the footprint helper rounds to 2,690 sq ft, or about 27 squares. Architectural shingles at $4–$8 come to $10,760–$21,520; tearing off one layer at $50–$150 per square adds $1,345–$4,035; the permit adds $100–$500. Rounded, that is $12,200–$26,050, typically $19,150. The same house in 3-tab shingles comes to about $13,750 typical, and in natural slate about $63,550. Built on two floors over a 1,200 sq ft footprint, the roof shrinks to about 1,340 sq ft and the typical architectural estimate to $9,700.
Three things move a real house off the table:
- The eaves. The table treats floor area as the footprint, which leaves out the overhang and any garage or porch under the same roof. Measured with the overhangs, the footprint is larger. Fixr's own prices assume a 1,700 sq ft home carries about 2,000 sq ft of roofing; 1,700 × 1.12 is 1,904 before the eaves.
- The pitch. At 10/12 or 12/12 the multiplier rises to 1.31 or 1.42 and the steep-slope premium applies.
- The material. Multiply the squares by the per-square price for your material in the table above.
Fixr's own table by roof size applies its all-materials range of $3.75–$11 per square foot: $7,500–$22,000 for a 2,000 sq ft roof, $9,375–$27,500 for 2,500 sq ft and $11,250–$33,000 for 3,000 sq ft. For your own house, enter the footprint and pitch in the helper above.
Slate options
| Slate type | Installed, per sq ft |
|---|---|
| Synthetic | $9 – $15 |
| Hybrid | $10 – $18 |
| Soft natural | $15 – $20 |
| Hard natural | $20 – $30 |
Source: Fixr, How Much Does a Slate Roof Cost in 2026?, 21 January 2026.
Fixr's slate average is $40,000, with most slate roofs between $20,000 and $60,000. The calculator prices natural slate; if you are comparing synthetic slate, use the metal or architectural line as a floor and the synthetic range above.
Flat roofs
The calculator's materials and pitch multipliers are for sloped roofs; it does not price low-slope membranes. Fixr puts a flat roof replacement at $4,000 to $21,000, with a national average of $8,000, for a 1,000 to 1,500 sq ft roof in modified bitumen.
| Flat roof material | Installed, per sq ft |
|---|---|
| Modified bitumen | $4 – $8 |
| Built-up (BUR) | $4 – $10 |
| EPDM (rubber) | $4 – $13 |
| TPO | $4 – $14 |
| PVC | $5 – $16 |
Source: Fixr, How Much Does a Flat Roof Replacement Cost in 2026?, 27 January 2026.
Removing the old flat roof adds $1 to $5 per sq ft, which Fixr puts at about $1,000 to $5,000 for an average-sized roof; some contractors include it in their estimate. To price a flat roof, multiply its area by the range for your membrane and add removal. There is no pitch to account for, so the roof area is the footprint.
Add-on costs
| Item | Cost |
|---|---|
| Tear-off and disposal | about $50 per square, up to $150 for multiple layers or tile |
| Decking replacement | $2 – $8 per sq ft |
| Decking repair | $150 – $1,000 |
| Permit | $100 – $500 |
| Steep slope (national, per sq ft) | $5 – $12, against $3.50 – $9 conventional |
Source: Fixr, roof replacement (4 Feb 2026), asphalt shingle (21 Jan 2026) and New Roof Cost Ohio (31 Jan 2025) pages.
What drives the price
- Roof area. Everything except the permit scales with squares. A 2,000 sq ft roof is 20 squares; at 8/12 instead of 4/12 the same house carries about 14% more roof (1.21 ÷ 1.06).
- Material. The spread between 3-tab shingles at $3 per square foot and hard slate at $30 is tenfold. Material choice outweighs every other input.
- Pitch. Above 8/12 the crew needs harnesses, roof jacks and more hours. Fixr's national table puts steep slope at $5–$12 per square foot against $3.50–$9 for conventional pitches, so the calculator adds $1.50–$3.00.
- Layers to remove. Removal averages $50 per square but reaches $150 for multiple layers or heavy tile — on 20 squares, two layers cost $3,000 to strip.
- Deck condition. A full re-deck at $2–$8 per square foot can add more than the tear-off. You only find out once the old roof is off, so quotes usually list a per-sheet price for it.
- Labor rates. Fixr says labor is 40–60% of a roof replacement, which is why the state selector matters.
- Roof shape and access. Dormers, valleys and hips add cutting, waste and hours, and every chimney and skylight needs new flashing around it. Tight lots, tall walls and landscaping that limits where materials can be staged slow the crew down. None of these has a national price, and they are a large part of why two quotes for the same number of squares differ.
Cost breakdown
For the calculator's default — 2,000 sq ft (20 squares) of architectural shingles with one layer torn off — the lines add up like this:
| Line | Low | High |
|---|---|---|
| Installed shingles, with underlayment and flashing ($4–$8 per sq ft) | $8,000 | $16,000 |
| Tear-off and disposal, one layer ($50–$150 per square) | $1,000 | $3,000 |
| Permit | $100 | $500 |
| Total (typical $14,300) | $9,100 | $19,500 |
| If needed: decking repair, damaged sections | $150 | $1,000 |
| If needed: full re-deck ($2–$8 per sq ft) | $4,000 | $16,000 |
Source: Fixr, asphalt shingle (21 Jan 2026) and roof replacement (4 Feb 2026) pages.
Installed roofing covers the new roofing and the labor to put it on. Fixr's asphalt page counts new underlayment and flashing as part of that labor, so they are not separate lines.
Tear-off and disposal covers stripping the old layers plus dumpster or dump fees. Leave it at none if your quote folds removal into the per-square price, as Fixr says most roofers do, so it is not counted twice.
Decking is either a repair allowance for a few rotten sheets or a full replacement priced per square foot — the one line nobody can price until the old roof is off.
Steep-pitch premium covers safety equipment and slower work. The permit is always included; Fixr says most cities require one.
Not included: gutters, fascia and soffit (Fixr prices fascia and soffit repairs at $500–$2,500 on a roof job), rafter repair (up to $5,000), skylights, chimney rebuilding, solar panel removal and reinstallation ($500–$2,000), and ice and water shield upgrades (about $0.50 per sq ft).
Prices by state and metro area
The state selector scales only the labor share of the estimate. Labor is taken as 50% of the job, the midpoint of Fixr's 40–60%. The local factor is 0.5 + 0.5 × the state's construction wage index, where the index is the state's mean hourly wage for construction and extraction occupations divided by the national mean of $31.42 (BLS Occupational Employment and Wage Statistics, May 2025).
For the default roof — 2,000 sq ft of architectural shingles, one layer torn off, a permit — the national typical is $14,300:
| State | Wage index | Factor | Typical estimate |
|---|---|---|---|
| Washington | 1.26 | 1.13 | $16,150 |
| California | 1.20 | 1.10 | $15,750 |
| National | 1.00 | 1.00 | $14,300 |
| Texas | 0.84 | 0.92 | $13,150 |
| Mississippi | 0.78 | 0.89 | $12,750 |
Material prices also vary by region, but far less than wages, so the selector leaves them alone. Treat the result as a starting point for local quotes. Our guide to regional cost adjustments explains the method in more detail.
The calculator also prices 387 metro areas from the same BLS survey. The default job comes to $14,300 nationally; in Chicago-Naperville-Elgin, IL-IN (wage index 1.30) it is $16,450, and in Atlanta-Sandy Springs-Roswell, GA (0.90) $13,600. Choose the metro area below your state for the closest figure.
Repair or replace?
Fixr's average roof repair costs about $1,150. Its rule of thumb: if the roof has 10 or more years of useful life left and the damage is localized, repair it. A few missing shingles or one failed flashing is a repair job. Widespread wear, moss or missing shingles across the roof point to replacement. Compare the roof's age with the lifespans in the material table: a 3-tab roof at 18 years is near the end of its 15–20 years, and patching it buys little.
Signs that point to replacement rather than another repair:
- the roof is at or past the lifespan of its material;
- shingles are curling, cupping or cracking across large areas, or the roof surface sags in sections;
- daylight shows through the roof boards in the attic, or ceilings are water-stained in more than one room;
- the gutters fill with dark granules — the sand-like coating that protects asphalt shingles — on a roof near the end of its life;
- the roof has needed several repairs in recent years.
Storm damage is a separate case. Fixr notes that homeowner's insurance may cover part or all of a replacement when the damage came from a storm, hail or wind, so call the insurer before signing a contract.
Overlay or tear-off
An overlay lays new shingles over the old ones and saves the tear-off line. Fixr suggests it only where local code allows and the existing roof is in good condition. The 2021 International Residential Code, Section R908.3.1.1, does not allow a roof recover:
- where the existing roof is water-soaked or too deteriorated to be a base for new roofing;
- where the existing covering is slate, clay, cement or asbestos-cement tile;
- where the roof already has two or more layers of any kind.
If any of those apply, set tear-off to one or two layers.
How to compare roofing quotes
- Same area. Check that every quote uses the same number of squares. If one is far lower, it may be measuring footprint instead of roof surface.
- Line items in writing. Shingle brand and product line, underlayment type, layers coming off, whether removal and disposal are in the per-square price, and the warranty terms. Underlayment and flashing should be replaced, not reused.
- Decking price per sheet. A written per-sheet or per-square-foot price for decking stops a cheap quote from growing after tear-off.
- Permit. The roofer should pull it. If a contractor suggests skipping it, find another.
- Insurance. Ask for certificates of liability and workers' compensation insurance and confirm them with the insurer.
- Manufacturer certification. GAF, CertainTeed and Owens Corning offer extended warranties on roofs installed by contractors they certify.
- Storm chasers. After hail and wind storms, out-of-area crews canvass affected neighborhoods; favor an established local contractor you can reach when a warranty issue comes up.
- Timing. Fixr says a replacement disrupts the household for one to seven days, and that demand drops in fall and winter, which can bring lower labor costs and faster scheduling.
Our guide to hiring a renovation contractor covers vetting contractors, reading bids and what the contract should say.
Sources
- Fixr, How Much Does a Roof Replacement Cost in 2026? — national average and range, cost per sq ft, cost by roof size, the ~2,000 sq ft of roofing assumed for a 1,700 sq ft home, tile and cedar shake totals, tear-off per square, decking, permits, labor share, repair cost, lifespans, timing (updated 4 Feb 2026). link
- Fixr, How Much Does an Asphalt Shingle Roof Cost in 2026? — 3-tab, architectural and luxury per sq ft, lifespans, tear-off if billed separately, decking repair (updated 21 Jan 2026). link
- Fixr, How Much Does a Metal Roof Cost? (2026 Price Guide) — steel per sq ft (updated 23 Jan 2026). link
- Fixr, How Much Does a Slate Roof Cost in 2026? — slate per sq ft by type and national range (updated 21 Jan 2026). link
- Fixr, How Much Does a Flat Roof Replacement Cost in 2026? — flat roof national average and range, per sq ft by membrane, removal (updated 27 Jan 2026). link
- Fixr, New Roof Cost Ohio — national conventional and steep slope per sq ft, definition of steep slope (updated 31 Jan 2025). link
- This Old House, How Much Does a New Roof Cost? (2026) — per sq ft comparison figures citing Homewyse (updated 7 Oct 2026). link
- EVstudio, Easy Method to Generate Roof Material Take-offs – Roof Squares — pitch multipliers, including the 6/12 factor used in the house-size table (15 May 2017). link
- International Residential Code 2021, R908.3.1.1 Roof Recover Not Allowed — the three conditions that bar a recover (text of the Colorado adoption of the 2021 IRC, as published on UpCodes). link
- U.S. Bureau of Labor Statistics, Occupational Employment and Wage Statistics, May 2025 — state wage index. link
Related
Frequently Asked Questions
How much does a roof replacement cost in 2026?
Fixr's February 2026 data puts the average roof replacement at about $10,000, with most projects between $7,500 and $14,000, or $3.75 to $11 per square foot of roof. Material moves the price most: on about 2,000 square feet of roof, 3-tab asphalt runs $6,000–$10,000, architectural shingles $8,000–$16,000 and natural slate $30,000–$60,000. With architectural shingles, one layer torn off and a permit, this calculator's default comes to about $14,300.
How much does it cost to replace a roof on a 2,400 sq ft house?
It depends on the number of stories, because the roof covers the footprint, not the floor area. A one-story 2,400 sq ft house at a 6/12 pitch carries about 2,690 sq ft of roof (EVstudio's 1.12 multiplier), or 27 squares. With architectural shingles at Fixr's $4–$8 per sq ft, one layer torn off and a permit, that comes to $12,200–$26,050, typically about $19,150. On two floors the roof is about 13.4 squares and the typical estimate about $9,700.
What is a roofing square, and how many do I have?
A square is 100 square feet of roof surface, and roofers often price by it: Fixr's $4–$8 per sq ft for architectural shingles is $400–$800 per square. To count squares, multiply the house footprint, including the eaves, by a pitch multiplier and divide by 100. EVstudio gives 1.06 for a 4/12 pitch, 1.12 for 6/12, 1.21 for 8/12 and 1.42 for 12/12, so a 1,700 sq ft footprint at 6/12 is about 19 squares.
How much does an asphalt shingle roof cost?
Fixr (January 2026) prices installed 3-tab shingles at $3–$5 per square foot, architectural shingles at $4–$8 and luxury shingles at $6.50–$16. Its national average for an asphalt roof is $12,000, with most homeowners paying $8,000–$16,000. Architectural shingles cost more but last 25–30 years, against 15–20 years for 3-tab.
How much does a slate roof replacement cost?
Natural slate costs $15 to $30 per square foot installed, according to Fixr (January 2026): soft slate $15–$20 and hard slate $20–$30. Synthetic slate is $9–$15 and hybrid $10–$18. Fixr's national average for a slate roof is $40,000, with most projects between $20,000 and $60,000. Removing an old slate or tile roof costs more than shingles, up to $150 per square.
How much does a tile roof cost?
For a home with about 2,000 square feet of roof, Fixr (February 2026) lists concrete tile at $14,000–$24,000 and clay tile at $14,000–$28,000 — roughly $7 to $14 per square foot installed. Tile is heavy, so tearing off an old tile roof can reach $150 per square, and the building code does not allow new roofing to be laid over existing tile.
How much does a flat roof replacement cost?
Fixr (January 2026) puts a flat roof replacement at $4,000 to $21,000, with a national average of $8,000, for a 1,000–1,500 sq ft roof in modified bitumen. Installed prices per square foot are $4–$8 for modified bitumen, $4–$13 for EPDM rubber, $4–$14 for TPO and $5–$16 for PVC; removing the old roof adds $1–$5 per sq ft. This calculator prices sloped roofs only, so use those figures for a flat one.
How much does it cost to tear off an old roof?
Fixr puts tear-off and disposal at about $50 per square (100 square feet), dump fees included, rising to $150 per square for multiple layers or heavy materials such as concrete tile. Many roofers include it in their per-square price. The 2021 International Residential Code (R908.3.1.1) does not allow another layer over a roof that already has two.
How long does a roof last before it needs replacing?
Fixr gives 15–20 years for 3-tab asphalt shingles, 25–30 years for architectural shingles, 50–70 years for steel, up to 100 years for clay or concrete tile and up to 150 years for natural slate. Attic ventilation, installation quality and climate decide where a roof lands in those ranges, so treat them as upper bounds for a well-installed roof and compare them with your roof's age.
Should I repair or replace my roof?
Fixr's average roof repair costs about $1,150, and its rule of thumb is to repair when the roof has 10 or more years of useful life left and the damage is localized. Widespread wear, moss or missing shingles across the roof point to replacement. Compare the roof's age with its material's lifespan: a 3-tab roof at 18 years is near the end of its 15–20 years, and patching it buys little.