It’s time to replace that scrappy old roof. Are you wondering how much it will cost to install a new roof on your home or garage? If so, check out our just-updated new roof pricing guide for homeowners.
Straight off the bat: It needs to be stated that not all roofs are made the same and not all roofers charge the same prices. That said, on average, most contractors will charge between $4.25 and $6.50 per square foot or $425 to $650 per square (100 sq.ft.) to install or replace an asphalt shingle roof on a typical house.
On average across the US, it will cost between $8,500 and $14,300 to replace a 2,000-2,200 sq. ft. roof on a single-family house up to two-stories high. The total cost of a new roof will depend upon the overall roof difficulty and complexity, accessibility, contractor choice, and the local real estate market dynamics.
With a narrower average price range (capturing 80% of all residential reroofing jobs), you can expect to pay between $4.50 and $6.00 per sq. ft. or $450 to $600 per square to replace an asphalt shingle roof on a typical single-family house up to two-stories high. This would translate to a narrower total price range of $9,000 to $13,200 for a typical 2,000-2,200 square feet roof on a single-family house up to two-stories high.
What to expect when evaluating estimates from roofing pros: A typical roof replacement quote will normally include the removal and disposal of up to two layers of old shingles. It should also include the installation of new underlayment like the 30-pound roofing felt or synthetic underlayment, drip-edge flashing, chimney re-flashing, and Ice-and-Water shield application along the eaves and in the valleys of the roof, as required by the local building code. The quote should also include a 5 or 10-year workmanship warranty from the installer.
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Note: For homeowners who live in large and expensive coastal cities like Seattle, Portland, Los Angeles, San Francisco, San Diego, New York City, Boston, Miami, and Washington DC, the average quoted residential roofing prices can range from $6.00 to $8.50 per square foot or $600 to $850 per square of asphalt shingles installed or replaced, depending on the scope of the project.
The higher roofing costs in coastal areas are due to the higher local cost of living, and hence higher cost of doing business.
Booming local real estate values also drive up the demand and prices for professional home remodeling services, which have experienced a 15% to 20% price inflation since the start of the pandemic. — This has been especially true in the high cost of living areas where demand for exterior home remodeling services has been especially strong.
Did you know? The average residential roof size in the US is about 1,700 square feet or 17 squares, although there are many larger homes with roofs that can be well over 2,000 sq. ft. or 20 squares. In fact, larger residential properties with garages can easily exceed 3,000 sq. ft. or 30 squares in size.
All professional roofers use “squares” to measure and estimate roofs. A square is equal to 100 square feet of the 3-dimensional roof surface.
Project pricing example: Based on the $450 to $650 per square price range, you can expect to pay between $7,650 and $11,050 for a typical 17 squares asphalt shingle roof replacement project.
For comparison, a 3,000 sq. ft. or 30 squares roof on a larger single-family house with a garage will cost between $13,500 and $19,500 for a typical 30-year architectural shingle roof like Owens Corning Duration or GAF Timberline HDZ shingles fully installed.
What About Prices for Other, Less-Common Roofing Systems?
While nearly 70 percent of all roofs in the US are covered with composition shingles (a composite of fiberglass mat, plus asphalt and minerals/stone granules), there are many different roofing options for steep and low-slope roofs.
Below is a quick reference guide to help you compare average prices for the most common roofing systems based on a 2,000-2,200 sq. ft. roof on a typical house up to two-stories high:
Basic 3-Tab (25-year) shingles: $8,500 to $9,900
30-year architectural shingles: $8,500 to $14,300
50-year premium shingles: $10,000 to $16,500
G-90 steel shingles or stone-coated steel tiles: $16,000 to $25,300
Aluminum shingles: $17,000 to $27,500
Cedar shingles or shakes: $16,000 to $28,600
Standing seam: $20,000 to $34,100
Concrete tiles: $22,000 to $39,600 (roof frame requires reinforcement)
Natural slate tiles: $24,000 to $44,000 (roof frame requires reinforcement)
Synthetic composite shakes and tiles and rubber shingles: $15,000 to $24,200
Clay tiles: $24,000 to $49,500 (roof frame requires reinforcement)
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Note that every market is different, but even within the same market, different companies will charge different prices. That’s why it’s important to get several quotes from reputable pros in your area.
All else being equal, professional roofers in expensive coastal areas (such as homes in Boston, New York City, Washington DC, Miami, Los Angeles, San Francisco, Portland OR, and Seattle) will charge more for their services compared to roofing contractors in the south, mid-west, or rural areas.
Asphalt Shingles Materials and Installation Costs
Many professional roofing contractors employ a “40% materials / 60% labor” as their costs-breakdown formula. Of course, this pricing structure is just a guideline not set in stone. Some contractors include their overhead in the cost of labor, while others calculate it separately.
Below is the breakdown of typical costs you can expect for materials and professional installation: