Editorial note: Homefront (defined in the Disclosure below) may earn a commission from affiliate partner links featured on our site. This commission does not influence our editors’ opinions or evaluations.
Michelle Mastro is a contributing writer for USA TODAY Homefront. Her work has appeared in outlets such as Architectural Digest, Dwell, Atomic Ranch, and Midwest Living. She has covered homes and lifestyle stories for almost a decade. Before embarking on writing full time, she studied the material culture of the Victorian period and eighteenth century, with a particular focus on domestic life as it appeared in novels. Born and raised in California, Michelle studied English literature at UCLA, but she now calls greater Indianapolis home. Find her on Instagram @homes_writer.
A new roof can range from $6,000 to $50,000, depending on roof size and materials.
Having a new roof can boost your home’s overall value.
A new roof can come with warranties that will help save you money in the long run.
Roofing, a vital component of your home, is as much fashion as it is function. Roof styles are part of architectural panache — a slate roof often underscores historical charm, while a metal roof reflects the modern farmhouse aesthetic.
A properly installed roof can last 25 to 70 years, depending on roof materials, the environment and maintenance. For example, asphalt shingle roofs last around 20 years, metal roofs can last 50 years and slate roofs are said to serve for more than 70 years.
But whether you’re buying a century home or find a leak in your attic, it may be time to replace your roof. The cost estimates for your roof depend upon factors such as roof size, roof slope and roof pitch, and material cost.
“I don’t think I’ve seen a roof ever cost less than $6,000,” said Mike Larsen, owner of Larsen Roofing in Grand Blanc, Michigan. ”As for the maximum, if you had a difficult roofing job and wanted a copper roof that needed custom work, I could see that running $90,000.”
To help you plan this renovation project, we contacted roofing experts to explain what goes into roof replacement costs — from materials to labor costs. The information below will help you get ready for your roofing inspection.
A new asphalt roof can cost $5,000—$10,000.
A metal roof replacement ranges from $7,000 up to $70,000.
Clay tile and slate roofs can cost between $55,200 and $59,800.
Even if you think your roof is in tip-top shape, weather damage and natural disasters are the No. 1 reason homeowners replace their roof, according to our March 2024 USA TODAY Homefront survey. Thirty-five percent of our survey participants cited this as the primary cause for roof replacement, followed by having an old roof that looks worn (31%). Other reasons for replacing a roof included requirements by a homeowners association and homeowners insurance, each at 10%.
As every home is unique, pricing varies according to these factors. Understanding how roof costs are broken down can help you save money.
When it comes to a new roof’s total cost, size is the primary roof cost 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 size of your roof will impact not only your roofing materials but also 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, a roofing, siding and window company in Stamford, Connecticut.
Labor costs really depend on several factors. But a good starting point is determining the number of squares your roof will use. A square is a 10-by-10-foot section of your roof — or 100 square feet.
Typically, roofing companies charge labor costs depending on how many of these squares need to be installed. Installation costs are averaged throughout 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, Colorado, region. “But because we are charged by the square, the pricing will vary based on the components of the roof.”
Labor costs can also go up with the degree of difficulty that goes into the roof installation and the removal of your 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, Larsen noted.
Roofing materials vary depending on budgets and home architecture. The popular asphalt shingles appeal to homeowners, as they are an affordable option. Metal roofs, while more pricey, are also popular. Homes with character often have cedar shake or slate roofs.
Given how important size is, if you have a larger roof, asphalt shingles are likely your best roofing option if you want to save money. “[Asphalt shingles] is what the majority of homes have,” Prchal said.
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.
Our experts 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, O’Brien said. “In Colorado, because of the tendency toward large hail weather conditions, it’s rare that your roof will make it 30 years without being damaged,” she added.
Metal roofs hold up longer and 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.
Unlike asphalt shingles, which have to 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,” Larsen said, noting that it will probably take roof installers two days fewer to install than if they were working on an asphalt shingle roof.
Clay tile roofs, also 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 appear on 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 install) for clay tile roofing, according to Prchal’s estimates.
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 in Colorado, homeowners like the cedar shake composite for their roofs. Her quote for DaVinci shingles was $2,200 per square and installation. That’s $50,600 for a 2,300-square-foot roof.
Pitch and slope will affect your new roof costs because these can contribute to a more complex roof.
Steep roofs require more time for installation; plus, a higher pitch may require more scaffolding and platforms if the roof is not walkable, said Prchal 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.
Expect to pay around $500 for the disposal of old roofing materials. But the good news is, the disposal fee is covered in the overall cost of labor. “Unless the city or county has some specific disposal process, the roofing company should just include that in their pricing,” Larsen said.
Roofing companies make this process easy for customers. Roofing companies usually submit all the documentation, paperwork and required signatures to the city’s building department before they start working on your roof, Prchal said. This cost will be part of your roofing estimate.
Should you decide to acquire the permit for a DIY roof home improvement project, contact the building department to find out what is required.
There are plenty of reasons to reroof. Here are just a few benefits of having a new roof on your house.
New roofs can be expensive, but it can also increase the value of a home, as people tend to want without big projects on the horizon. People don't want to repair or add a new roof to a home they are buying.
“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 recent research shows that home listing descriptions that mention a metal roof, new or not, can sell for 1% more than expected, Pendleton said.
If you think your home could use a new roof, set up a roof inspection with an expert. Larsen suggested calling at least three local roofing companies to get a better idea of roof prices in your area. “Ask for proof of insurance and their license,” he added.
You’ll also want to check customer reviews on platforms such as Google Reviews, the Better Business Bureau and Trustpilot. Even better, ask the roofers to provide references for other clients in your area. Any reputable roofing contractor should have at least two or three to provide, Larsen said.
Editorial note: The name “Homefront” refers to the alliance between USA TODAY and Home Solutions that publishes review, comparison, and informational articles designed to help USA TODAY readers make smarter purchasing and investment decisions about their home. Under the alliance, Homefront provides and publishes research and articles about home service and home improvement topics.
Homefront has an affiliate disclosure policy. The opinions, analyses, reviews or recommendations expressed in this article are those of the Homefront editorial staff alone (see About Homefront). Homefront adheres to strict editorial integrity standards. The information is believed to be accurate as of the publish date, but always check the provider’s website for the most current information.
Metal roofs align with the popular modern farmhouse aesthetic, but they are also versatile enough to complement other home styles. Aside from looks, metal roofing has the benefit of a long life span — it can last up to 50 years, according to the Metal Roofing Alliance. As with most home improvement projects, many factors…
Taking accurate roof measurements can save you time and money. Overestimating the number of shingles you need could leave you with unused shingles when you’re finished, while underestimating how many shingles you need will require additional trips to the store. “Running out of roofing material while on the job can [also] mean mismatched colors and…
The main differences between metal and asphalt roofs are their life span and durability. Metal roofs last about twice as long as asphalt roofs — up to 50 years compared to 25 for asphalt shingles — which helps offset their higher initial costs. Metal roofs are also more durable and can stand up better to…
The main difference between shingle and tile roofs is the material used for the top layer. Shingle roofs use asphalt shingles, or sometimes wood, to protect the roof’s underlying layers, while tile roofs usually use clay or concrete tiles. Tile roofs are also significantly heavier, so they require extra support. “Homeowners should be aware of…
TEST Our editorial team is committed to creating independent and objective content focused on helping our readers make informed decisions. To help support these efforts we receive compensation from companies that advertise with us.
The compensation we receive from these companies may impact how and where products appear on this site. This compensation does not influence the recommendations or advice our editorial team provides within our content. We do not include all companies, products or offers that may be available.