Average Cost to Tear Off & Replace an 1,800 Sq.Ft. Roof

Replacing a roof is a major investment that safeguards your home, enhances its value, and prevents costly issues. For an 1,800 sq ft roof—whether on a single-story or two-story house—tearing off the old roof and installing a new one averages $9,000-$16,500 with asphalt shingles, or up to $30,000-$42,000 with premium options like GAF Timberline Solar, depending on materials, complexity, and location.

This guide provides a detailed breakdown: costs for an 1,800 sq ft roof, a wide array of material options including specific metal shingle brands, cool roof insights, hail-resistant choices, solar integration, contractor tips, maintenance, and more—everything you need for an informed decision.

How Much Does It Cost?

Asphalt shingles dominate the U.S. market (over 80%, per ARMA) due to their affordability and versatility. Here’s what a full tear-off and replacement costs for an 1,800 sq ft roof:

Per Square Foot

• National Average: $5.00-$7.00/sq ft for architectural asphalt shingles. Includes tear-off (up to 2 layers), disposal, materials, permits, and labor.
• High-Cost Areas: $6.00-$9.00/sq ft in cities like San Francisco, LA, Seattle, Boston, NYC, or DC, due to higher labor and living costs.

Total Cost by Material (1,800 sq ft Roof)

• 3-Tab Asphalt Shingles: $9,000-$10,500 (15-20 years, 70 MPH wind rating).
• 30-Year Architectural Shingles: $9,900-$16,500 (20-30 years, 110-130 MPH options).
• 50-Year Premium Shingles: $10,500-$17,000 (e.g., Class 4 hail resistance).
• EPDM Rubber (Flat): $9,500-$14,500.
• TPO/PVC Membrane (Flat): $10,500-$17,000.
• Cedar Shingles/Shakes: $13,500-$23,500.
• Steel Shingles: $13,000-$23,000.
• Tamko MetalWorks Steel Shingles: $13,500-$22,500.
• Classic Metal Roof Tiles: $14,000-$24,000.
• Interlock Metal Roofs: $14,500-$25,000.
• Aluminum Shingles: $14,000-$24,500.
• Standing Seam Metal (Snap-Lock/Field-Lock): $15,500-$26,500.
• Stone-Coated Steel: $16,000-$27,000.
• Composite/Synthetic Shingles: $12,000-$21,000.
• Natural Slate: $21,000-$42,000.
• Concrete Tiles: $17,000-$37,000.
• Clay Tiles: $18,500-$38,000.
• GAF Timberline Solar: $30,000-$42,000.

Notes: Costs assume a moderately complex 1,800 sq ft roof (e.g., gable with some valleys). You may need to add 10-30% for steep slopes (6:12+), dormers, or two-story homes requiring extra labor/safety measures.

What’s Included in the Price?

A full replacement for an 1,800 sq ft roof involves more than new shingles. Here’s what your $9,000-$16,500 (or $30,000+ for solar) covers:

• Tear-Off: Removing 1-2 old layers ($1-$2/sq ft extra for more).
• Disposal: $500-$1,000 for asphalt (1-2 tons), $800-$1,500 for cedar or tiles. Two-story homes may add $200-$500 for debris chute setup.
• Materials:
  • Shingles: 3-tab, architectural, or premium; Timberline Solar ES 2 for solar.
  • Underlayment: 30-lb felt ($0.20/sq ft), synthetic ($0.50/sq ft), or ice-and-water shields ($1-$2/sq ft) for eaves/valleys in snowy climates.
  • Flashings: Step flashing for chimneys ($200-$500), curb flashing for skylights, valley flashing—new, not reused.
  • Ventilation: Ridge vents ($400-$1,500) and soffit vents for airflow.
• Labor: 1-3 days ($2-$4/sq ft), longer for complex or two-story roofs.
• Permits: $100-$500, per local codes.
• Warranties: 5-10 years workmanship; 15-50 years materials (25 years for GAF Timberline Solar).

Did You Know? An 1,800 sq ft roof might cover a single-story home or a two-story home with steeper pitch, but costs here are based on the roof’s 1,800 sq ft surface area. Two-story homes may add complexity costs.

Factors That Affect Costs

• Slope: Minimum 3:12 for asphalt (with sealing); 4:12-5:12 sheds water better. A low-pitch 4:12 (common on single-story ranches) stays near $5-$7/sq ft, while a steep 8:12 (typical for two-story colonials) might add $1-$2/sq ft, pushing a $12,000 job to $15,000-$18,000. Steeper roofs increase material needs (10% more shingles) and labor risk.
• Complexity: Dormers, skylights, hips, and valleys need extra flashing and time.
• Height: Two-story homes require scaffolding, harnesses, or lifts, adding $500-$2,000 vs. single-story setups.
• Layers: More than 2 layers hikes disposal costs.
• Condition: Rotten decking repair ($3-$6/sq ft) adds up.
• Location: Midwest (e.g., Kansas City) averages $5-$6/sq ft ($9,000-$11,000 total), while Southern California or New England hit $7-$9/sq ft ($12,500-$16,500). Rural South might dip to $4.50-$5.50/sq ft ($8,000-$10,000).
• Materials: Premium shingles or solar options cost more upfront but offer unique benefits.

Overlay vs. Tear-Off

Overlaying (installing over one layer) saves $1-$2/sq ft but risks moisture traps, voids warranties, and skips deck repairs or ice-and-water shields. A full tear-off is ideal for an 1,800 sq ft roof, especially with GAF Timberline Solar, which requires a new roof installation for optimal integration.

Is It Worth It?

Yes, a quality roof pays off. A $9,000-$16,500 asphalt job on an 1,800 sq ft roof lasts 20-30 years, protects your home, and lifts resale value (1-3%). GAF Timberline Solar ($30,000-$42,000) adds energy savings ($400-$1,200/year) and may pay for itself via bill reductions and tax credits (e.g., 30% federal ITC). Repairs are affordable—swap shingles for $100-$300 vs. metal’s $500-$1,000. Over 50 years, asphalt’s $400-$800/year (1-2 replacements) can top metal’s $400-$900 or tile’s $250-$700 (no replacements), but upfront savings suit shorter stays.

Choosing Your Material

Here are options with specific brands, their costs for an 1,800 sq ft roof, and pointers:

• 3-Tab Asphalt: $9,000-$10,500. Thin, light (2-2.5 lbs/sq ft), budget-friendly.
  • Owens Corning Supreme: $9,000-$9,800. 25-year warranty, 60 MPH. SRI: ~20-30 initial.
  • GAF Royal Sovereign: $9,500-$10,200. 25-year warranty, wide colors. SRI: ~25-35 initial.
• Architectural Asphalt: $9,900-$16,500. Thicker, stylish, 20-30 years.
  • CertainTeed Landmark: $10,300-$14,500. 30-year warranty, 110 MPH. SRI: 30-50 initial.
  • GAF Timberline HDZ: $10,800-$15,500. 30-year warranty, 130 MPH option. SRI: 35-60; Cool Series 70+.
• Premium Asphalt: $10,500-$17,000. Top durability.
  • Malarkey Vista AR: $11,000-$16,000. 50-year warranty, algae-resistant. SRI: 40-65 initial.
  • Atlas StormMaster Slate: $12,000-$17,000. 50-year warranty, Class 4 hail. SRI: 35-55 initial.
• Cedar Shingles/Shakes: $13,500-$23,500. Natural wood, 25-40 years with upkeep. Muffles rain well but may creak in wind without secure fastening.
  • Certi-Sawn Shakes: $13,500-$21,000. 30-year lifespan, Class C fire.
  • Teal Cedar Tapersawn: $15,000-$23,500. 40-year lifespan, thicker cut.
• Metal Shingles: $13,000-$25,000. 50-100+ years, energy-efficient. Can amplify rain noise unless attic is insulated ($500-$1,000).
  • Tamko MetalWorks Steel Shingles: $13,500-$22,500. G-90 steel, Kynar 500 finish, 50-year warranty. Slate/shake looks, affordable metal. SRI: 40-60 initial.
  • Classic Metal Roof Tiles: $14,000-$24,000. Aluminum, 50-year warranty. Lightweight (40-50 lbs/square), slate/tile styles. SRI: 50-70 initial.
  • Interlock Metal Roofs: $14,500-$25,000. Heavy-gauge aluminum, lifetime warranty. Interlocking panels resist wind/hail. SRI: 50-75 initial.
• Standing Seam Metal: $15,500-$26,500. 50-100+ years, premium durability.
  • Sheffield Snap-Lock: $15,500-$23,000. 50-year warranty, concealed fasteners. SRI: 60-85 initial.
  • McElroy Field-Lock: $17,000-$26,500. 70-year lifespan, mechanically seamed, Class 4 hail. SRI: 65-90 initial.
• Stone-Coated Steel: $16,000-$27,000. Metal core with granules, 50-70 years.
  • DECRA Villa Tile: $16,000-$23,500. 50-year warranty, Class 4 hail. SRI: 40-60 initial.
  • Boral Steel Pine-Crest Shake: $17,000-$27,000. 50-year warranty, Class 4 hail. SRI: 35-55 initial.
• Composite/Synthetic Shingles: $12,000-$21,000. Polymer-based, 40-50 years.
  • DaVinci Multi-Width Slate: $12,000-$18,500. 50-year warranty, 110 MPH. SRI: 30-50 initial.
  • Brava Old World Spanish Tile: $13,500-$21,000. 50-year warranty, Class 4 hail. SRI: 30-50 initial.
• Tiles: $17,000-$42,000. 50-70 years, heavy (10-12 lbs/sq ft).
  • Boral Saxony Concrete: $17,000-$33,500. 50-year warranty. SRI: 30-50 initial.
  • Ludowici Classic Clay: $21,000-$38,000. 75-year warranty. SRI: 25-45 initial.
• GAF Timberline Solar: $30,000-$42,000. Nailable solar shingles, 25-30 years.
  • GAF Timberline Solar: $30,000-$42,000. 25-year warranty, 2.5-4 kW output for 1,800 sq ft.

Cool Roof Pointers: CRRC-rated SRI (0-100+). GAF Timberline Solar (SRI 60-80), GAF Cool Series (SRI 70+), and Interlock (SRI 75) excel in hot climates.

Hail Resistance Pointers: Class 4 options like DECRA, Atlas, Interlock, and McElroy Field-Lock survive 2-inch hail, earning 5-15% insurance discounts.

Match your needs: Tamko for budget metal, Classic for lightweight style, Interlock for lifetime durability, Snap-Lock for sleekness, or Field-Lock for strength.

Hiring a Contractor

Find a reputable roofer:

1. Ask Around: Check reviews (BBB, Angie’s List).
2. Screen Them: Ask about experience, references, and subcontractors.
3. Get Estimates: Request itemized bids after inspection.
4. Verify: Confirm licensing and insurance.
5. Trust Your Gut: Choose a communicative pro.

Ask about financing for the $9,000-$42,000 range. Two-story homes may need extra safety planning. Use GAF-certified contractors for Timberline Solar.

Red Flags: Low bids or skipping permits risk shortcuts.

Key Considerations

• Licensing/Insurance: Verify coverage.
• Materials: Check durability and options.
• Estimate Details: Ensure clarity on repairs and accessories.
• Ventilation/Insulation: Ridge and soffit vents prevent ice dams.
• Weight Load: Heavy materials like concrete tiles (18,000-21,600 lbs total) or clay (19,800 lbs) may need a structural check ($300-$800) for an 1,800 sq ft roof, especially on older two-story homes.
• Timeline: 1-3 days for asphalt; two-story or complex roofs take longer.
• Warranties: 5-10 years workmanship; 15-50 years materials, often prorated after 10-15 years; 25 years for GAF Timberline Solar (requires certified install).
• Permits/HOA: Beyond permits ($100-$500), HOA or historic rules may ban metal or mandate colors, adding $200-$1,000.
• Flashings: Replace all—don’t reuse.
• Temperature: Install above 45°F.
• Post-Install Check: Request an inspector’s review.

Maintaining Your New Roof

Clear debris yearly ($100-$200), treat moss/algae ($200-$500), and inspect post-storm. After install, check for stray nails (magnet, $10-$20), inspect gutters, and verify flashing seals—fixes cost $100-$300 if missed. Cedar needs sealing ($300-$600/year). GAF Timberline Solar is low-upkeep. Maintenance adds 5-10 years.

Energy and Eco Benefits

Cool roofs (e.g., GAF Timberline Solar, SRI 60-80) save 7-15% on cooling. Tamko MetalWorks and Interlock reflect heat efficiently. GAF Timberline Solar generates 2.5-4 kW, saving $400-$1,200/year plus tax credits (30% ITC). Composites like Brava reduce waste.

FAQs

• How long does it take? Asphalt takes 1-3 days, metal shingles (e.g., Tamko, Interlock) 3-5 days, standing seam 4-7 days, and tiles or GAF Timberline Solar 5-7 days. Two-story homes add 1-2 days.
• Can I DIY? DIY saves $5,000-$8,000 but risks errors; pros required for GAF Timberline Solar.
• When should I replace my roof? Asphalt (15-30 years) often needs replacement by year 20 if granules erode. Metal (50+ years) or cedar (25-40 years) might wait longer unless damaged. Check roof age via records—proactive swaps avoid $1,000+ leak fixes.
• Lifespan? 15-30 years for asphalt, 50+ for metal, 25-30 for GAF Timberline Solar.
• Signs I need a new roof? Cracks, leaks, granule loss.

Quick Material Comparison (1,800 sq ft Roof)

 

Bottom Line

Tearing off and replacing an 1,800 sq ft roof costs $9,000-$16,500 with asphalt (e.g., GAF Timberline HDZ), up to $30,000-$42,000 with GAF Timberline Solar or premium metal like Interlock. Two-story homes may add complexity costs. Tamko offers budget metal durability, Classic lightweight elegance, and Interlock lifetime resilience. A quality job—ventilated, flashed, and contractor-installed—lasts decades and protects your home. Weigh cool roof perks, hail resistance, and energy savings to invest wisely.