How Much Does It Cost to Replace a Roof?

Homeowners usually don’t think much about the roof—until it leaks, curls, or starts dropping shingles into the yard. When it’s time to replace a roof, the price tag can feel intimidating, but understanding the typical ranges and what drives costs up or down makes the decision much easier. A solid, watertight roof protects your home’s structure, energy efficiency, and resale value for decades.

Key takeaways

• Most full roof replacements run $8,000–$22,000+ for an average single-family home, but small homes with basic shingles can be less, and large or high-end roofs can be much more.
• Repairs are cheaper short-term, but not always smarter—if your roof is near the end of its lifespan or repairs approach 30–40% of replacement cost, a full replacement often makes better financial sense.
• Material choice has a huge impact on cost and lifespan: basic asphalt shingles are most affordable, while metal, tile, and slate cost more upfront but can last 2–3 times longer.
• Roof complexity and access can double labor costs—steep pitches, multiple levels, lots of valleys, skylights, or difficult access all add time and risk for crews.
• Hidden issues under the shingles can add $500–$3,000+ if rotted decking, bad flashing, or structural problems are discovered during tear-off.
• A new roof can improve energy efficiency and resale value, especially if your old roof is dark, poorly ventilated, or visibly worn. Buyers often expect a roof with at least 10–15 years of life left.
• Always get multiple quotes from licensed, insured roofers and make sure estimates are detailed and in writing. Home Services Scout can help you compare local pros without pressure.

Typical price range

All numbers below are approximate US ballpark ranges for typical single-family homes. Actual costs vary based on your roof size, pitch, material, and local labor rates.

Common roofing scenarios

• Minor repair (a few shingles, small leak): $250–$800

  • Patch around a vent, replace a handful of shingles, or seal a small flashing leak.

• Moderate repair (larger leak, several areas): $800–$2,500

  • Repairing damaged sections, replacing flashing around a chimney, or fixing a valley.

• Major repair / borderline replacement: $2,500–$6,000+

  • Multiple leaks, widespread shingle damage, or partial tear-off and replacement.

• Full asphalt shingle replacement (typical 1-story home, ~1,500–2,000 sq. ft. roof): $8,000–$15,000

  • Standard architectural shingles, simple roof shape, no major wood replacement.

• Larger or more complex asphalt roof (2+ stories, lots of angles): $15,000–$25,000+

  • Steep pitch, multiple dormers/valleys, several penetrations (vents, skylights).

• Premium asphalt or impact-resistant shingles: $12,000–$30,000+

  • Higher-end shingles with longer warranties or hail-resistant designs.

• Metal roof replacement: $18,000–$45,000+

  • Higher material and labor cost, but often 40–70 year lifespans when installed correctly.

• Tile, slate, or specialty materials: $25,000–$70,000+

  • Heavy materials may require structural evaluation or reinforcement.

• Roof deck repair (in addition to replacement):

  • Minor sheathing replacement: $300–$1,000
  • Widespread decking replacement: $1,000–$4,000+ depending on how much wood is bad.

What pushes roof costs lower

• Smaller, simpler roof: Single-story, basic gable or hip roof with few penetrations.
• Standard asphalt shingles: Most budget-friendly option per square foot.
• Good existing decking: Minimal or no rotten wood to replace.
• Easy access: Driveway or yard right next to the house for material staging.
• Off-peak timing: Some areas see slightly better pricing during slower seasons.

What pushes roof costs higher

• Steep or very high roofs: More safety gear, slower work, higher labor cost.
• Complex design: Multiple levels, valleys, dormers, skylights, chimneys.
• Premium materials: Metal, tile, slate, or designer shingles.
• Underlying damage: Rot, mold, or structural issues discovered during tear-off.
• Tear-off of multiple layers: Removing 2–3 old shingle layers adds labor and disposal fees.
• Upgrades and extras: New gutters, improved ventilation, upgraded underlayment, or ice/water shield in more areas.

Repair vs. replacement

Deciding whether to repair or replace your roof comes down to age, extent of damage, and total cost.

When repair usually makes sense

• Roof is relatively young:
  • Asphalt shingles under ~10–12 years old.
  • Metal, tile, or slate under ~25–30 years old.
• Damage is localized: One area around a vent, chimney, or tree impact.
• Repairs are a small fraction of replacement cost:
  • As a rough rule, if repairs are under 25–30% of a full replacement and the roof has 10+ years of expected life left, repair is often reasonable.

Example:

• Your 8-year-old asphalt roof is in good overall shape.
• You have a leak near a vent; repair estimate is $900.
• A full replacement would be about $12,000.
  • Repair cost = 7–8% of replacement cost, and the roof is relatively young.
    → Repair is the smart move.

When replacement is usually smarter

• Roof is at or beyond typical lifespan:
  • Standard asphalt: 20–25 years (sometimes less in harsh conditions).
  • Architectural asphalt: 25–30+ years.
  • Metal: 40–70+ years.
  • Tile/slate: 50–100+ years when maintained.
• Widespread issues: Curling or missing shingles across large areas, granules washing off, soft spots in decking, or multiple leaks.
• Repairs are stacking up: If you’re calling a roofer every year or two, it’s usually cheaper long-term to replace.
• Repair costs are high relative to replacement:
  • If a major repair is 35–50% of a full replacement, replacement often offers better value.

Example:

• Your 22-year-old asphalt roof has several leaks and many brittle shingles.
• Major repair estimate: $5,000.
• Full replacement estimate: $13,000.
  • Repair cost = ~38% of replacement, and the roof is near end-of-life.
    → Full replacement is typically the better financial decision, especially for resale.

Efficiency and long-term costs

A new roof isn’t just about stopping leaks; it can affect energy bills, maintenance, and long-term value.

How a new roof can save money over time

• Better ventilation and insulation support:
  • Proper attic ventilation and compatible roofing materials help reduce heat buildup, which can lower cooling costs and extend the life of shingles and attic insulation.
• Cooler or more reflective materials:
  • Lighter-colored or reflective shingles and some metal roofs can reduce heat gain, especially in sunny climates, which may lower AC usage.
• Fewer repairs and emergency calls:
  • An aging roof might need frequent patching. A new, properly installed roof can go many years with little more than basic inspections and gutter cleaning.
• Improved moisture control:
  • Modern underlayments and flashing details help prevent slow leaks that can lead to mold, rot, and expensive interior repairs.

When paying more upfront can be worth it

• Upgrading from 3-tab to architectural shingles:
  • Slightly higher upfront cost, but often better wind resistance and longer warranties, which can reduce future repair needs.
• Choosing higher-end or impact-resistant shingles:
  • Costs more initially, but may better withstand hail and storms, reducing the chance of damage and insurance claims.
• Metal or tile roofs:
  • Much higher initial investment, but very long lifespans and lower replacement frequency. If you plan to stay in the home long-term, this can pencil out.

Think of a roof as a 20–50 year investment: a few thousand more now for better materials or installation can easily pay off in avoided repairs and damage over the decades.

What to expect from a visit or project

Before the pro arrives

• Initial contact (15–30 minutes):

  • You describe issues (age of roof, leaks, visible damage).
  • The company schedules an inspection or estimate visit.

• Prep on your side:

  • Clear driveway or access points for ladders and trucks.
  • Move vehicles away from the house on estimate and project days.
  • Make sure someone can answer questions and grant attic access if needed.

Typical inspection/estimate visit (30–90 minutes)

• Exterior inspection:

  • Roofer checks shingles, flashing, vents, chimneys, skylights, and gutters.
  • They note roof pitch, complexity, and any visible problem areas.

• Attic check (if accessible):

  • Look for signs of leaks, moisture, mold, or inadequate ventilation.
  • Check insulation and any daylight coming through the roof deck.

• Measurements and photos:

  • Measure roof dimensions and take photos of damage or complex areas.
  • This helps them calculate materials and labor accurately.

• Discussion and estimate:

  • They explain what they found and whether repair or replacement is recommended.
  • You’ll typically receive a written estimate same day or within a few days, with materials, labor, and any optional upgrades listed.

Typical repair visit (2–6 hours)

• Setup and safety:

  • Ladders, safety harnesses, and tarps are set up.
  • Nearby landscaping or surfaces may be covered to catch debris.

• Performing the repair:

  • Remove damaged shingles or flashing.
  • Inspect underlying decking in the repair area.
  • Install new underlayment, shingles, flashing, or sealant as needed.

• Cleanup and check:

  • Debris is removed; magnetic sweep for nails around the home.
  • Roofer may water-test the repaired area or visually confirm proper sealing.
  • You get a brief rundown of what was done and any remaining concerns.

Typical replacement project

For an average home, a full roof replacement often takes 1–3 days, depending on size, complexity, and weather.

• Day 1: Tear-off and prep

  • Old shingles and underlayment are removed.
  • Roof deck is inspected; any rotten or damaged wood is replaced.
  • Underlayment, ice/water shield (where used), and drip edge are installed.

• Day 1–2: Installation

  • Shingles or other roofing material are installed from the bottom up.
  • Flashing is installed or replaced around chimneys, vents, and skylights.
  • Ridge vents or other ventilation components are installed.

• Day 2–3: Final details and cleanup

  • Gutters and downspouts are checked or replaced if part of the job.
  • Roof is inspected for missed nails, gaps, or defects.
  • Yard and driveway are cleaned, with a magnetic sweep for nails and staples.
  • The crew or project manager walks you through the finished work and warranty information.

DIY vs. hire a pro

Reasonable DIY tasks for some homeowners

If you’re comfortable on a ladder and follow strict safety precautions, some very minor tasks may be manageable:

• Visual inspections from the ground:
  • Using binoculars to spot missing shingles or damaged flashing.
• Cleaning gutters and downspouts:
  • Helps prevent water backup that can damage the roof edge.
• Replacing a few easily accessible shingles on a low, walkable roof:
  • Only if you’re experienced, the roof is not steep, and you have fall protection.

Even these tasks carry risk—falls from roofs and ladders are a major source of homeowner injuries. When in doubt, hire a pro.

Tasks that should be left to licensed pros

• Full roof replacement or major repairs:
  • Requires specialized tools, knowledge of underlayment and flashing details, and safe tear-off procedures.
• Work on steep, high, or complex roofs:
  • Professional crews use harnesses, roof jacks, and other safety equipment most homeowners don’t have.
• Structural or decking repairs:
  • Involves assessing and reinforcing the roof structure, which can affect the safety of your entire home.
• Any work involving code compliance or permits:
  • Pros know local building codes, permit requirements, and inspection processes.
• Insurance-related storm damage claims:
  • Pros can document damage properly and help ensure repairs meet insurer and code standards.

Roofing involves fall hazards, heavy materials, and potential for serious water damage if something is done incorrectly. In most cases, hiring a licensed, insured roofing contractor is the safest and most cost-effective option.

Questions to ask potential pros

• Are you licensed and insured for roofing work in this area? (Ask for proof of liability and workers’ comp insurance.)
• How many years have you been installing the type of roof I’m considering?
• Will you inspect the attic and roof decking as part of the estimate?
• Does your quote include tear-off, disposal of old materials, and any necessary permits?
• What specific materials and underlayments are included, and are there upgrade options?
• How will you handle unexpected issues, like rotten decking or hidden damage, and how will those costs be communicated?
• Who will be on-site supervising the crew, and how can I reach them during the project?
• What is the estimated timeline from start to finish, and what could cause delays?
• How do you protect my landscaping, siding, and gutters during tear-off and installation?
• What workmanship warranty do you offer, and what does it cover (and for how long)?
• How are payments structured, and what deposit (if any) do you require?
• Can you provide recent references or photos of similar jobs you’ve completed?

Quick FAQ

How long does a typical asphalt shingle roof last?

Most asphalt shingle roofs last 20–30 years, depending on the shingle quality, installation, and climate. If your roof is approaching that age, it’s wise to plan for replacement even if you haven’t had major leaks yet.

Will my homeowners insurance pay for a new roof?

Insurance may help if the damage is from a covered event (like a windstorm or hail), but won’t usually cover replacement due to normal wear and tear or age. Check your policy and talk with your insurer before authorizing major work.

Do I need to replace gutters when I replace my roof?

Not always. If your gutters are in good shape, they can often stay. However, many homeowners choose to replace or upgrade gutters during a roof project for better drainage and to avoid a second disruption later.

Can I roof over existing shingles instead of tearing them off?

In some areas and situations, a second layer of shingles may be allowed, but it can hide underlying problems and add weight. Tear-off is generally preferred because it allows proper inspection and repair of the roof deck.

Next steps

Choosing to repair or replace your roof comes down to age, condition, and cost vs. long-term benefit. A newer roof with a small, isolated issue often just needs a targeted repair, while an older roof with widespread wear is usually a better candidate for full replacement.

Because roof projects are a major investment, it’s wise to get 2–3 detailed quotes from reputable, licensed roofing contractors. Compare scope, materials, warranties, and not just the bottom-line price. A neutral local-pro directory like Home Services Scout can help you quickly find and compare vetted roofers in your area.

With clear estimates and the right questions, you can move forward confidently, protect your home, and spread the cost over a roof that should serve you well for decades.