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)
New Shingle Roof
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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:
The cost of materials for a basic 3-tab, 25-year shingles could range anywhere from $150 to $200 per square for all the necessary materials, accessories, flashing, and supplies. — In addition to the 3-tab strip shingles, materials may also include any necessary roofing felt/underlayment, ice-and-water shield, nails, ridge-vent, and roof flashing details such as valley, drip-edge, gable, and chimney flashing and caulk.
In some cases, the cost of materials may also include the cost of plywood, wood planks/boards, permitting, trash bags, and ordering a dumpster.
With most professional — licensed & insured roofing contractors, the installation cost is usually about 60% of the total cost. Thus, a 3-tab composition shingle roof will cost an average of $425 per square to install.
The installation assumes a single-story house such as ranch, cape, or colonial, with a hip and gable combination roof.
Did you know? Most ranch style homes in the US, measure an average of 1,500 to 2,000 square feet or 15 to 20 squares in terms of the actual roof surface. This translates to $6,375 to $8,500 for a basic 3-tab strip shingles roof installed, based on the average installed cost of $425 per square, with a typical 5-year workmanship warranty.
Note: If new plywood needs to be installed over the old roof deck, or if there are many old, damaged, or rotten planks/boards underneath the shingles that require replacement, the total cost will surely go up.
Any extra skylight and chimney flashing requirements will also likely increase the total cost. For instance, some contractors will charge an extra $300-$500 per skylight or chimney flashing in excess of one chimney.
Fun Fact: A 3-tab 25-year strip shingle is the most basic and least expensive kind of roof shingles. Although, in many ways, 3-tab shingles are actually more difficult to install (despite being lighter in weight) than architectural shingles. — The installer must make sure that all the tabs, rows, and columns, comprised of the 3-tab shingles align properly in order to have straight lines and a nice-looking shingle pattern on the 3-tab shingle roof.
Did you know? Proper alignment of shingles is not really a concern with architectural or dimensional shingles that have a more random pattern compared to the uniform 3-tab strip shingles.
You can expect to pay a bit more for a 30-year architectural aka dimensional shingles. These shingles are a fair bit thicker and hence longer lasting than the basic 3-tab shingles. Contractors wanting to offer better value to a homeowner will typically suggest installing architectural shingles.
Did you know? Architectural shingles will typically cost you $50 to $150 more per square to install than the more basic 3-tab 25-year shingles. — The difference in price is actually greater than the difference in the cost of materials between the 3-tab and 30-year architectural shingles.
Most contractors will put a greater mark-up on the higher-end product vs. the entry-level product. The pricing increase is normally justified as the premium on the “higher quality of installation”. We’ll let you be the judge. 😉
Thus, your total cost for a basic, single-story hip and gable roof on a typical ranch-style house (with a 1,500 sq. ft. to 2,000 sq. ft. roof), could range anywhere from $6,750 to $11,000 (assuming 30-year architectural shingles priced at $4.50 to $5.50 per sq. ft. installed), depending on the size and complexity of the roof, the company you choose to hire, quality of installation, warranty details, your home’s geographic location, your negotiation skills, and other variables.
With premium shingles, such as 50-year architectural shingles, your total average cost could range from $550 to $850 per square installed, or anywhere from $11,000 to $17,000 for a typical 2,000 sq. ft. roof replacement, depending on the company you choose to hire, roof accessibility and difficulty, your home’s location, etc.
Some premium shingle profiles can cost as much as $80.00 per bundle, while requiring four or five bundles, depending on the specific shingle profile, to cover a square or 100 sq. ft. of the roofing surface.
Thus, the cost of premium shingles alone can be as high as $200 to $400 per square, not including the cost of professional installation, nor other necessary materials and supplies.
Did you know? A part of the increase in your total installation cost for premium shingles should be reflected and offset by a longer labor warranty (the promise of quality installation) provided with the installation. — A comprehensive 10-year workmanship warranty is what you should expect, at a minimum, at this price point.
One thing you should keep in mind as a homeowner, is that almost NO composition shingle roof will EVER last for 50 years. If you can get 30 years of service life from an asphalt roof, you did well!
50-year material warranties on asphalt shingles are often nothing more than a marketing gimmick used by the manufacturers to get homeowners to pay the big bucks for their products that are backed by the so-called prorated warranty. This warranty is often not worth the paper it’s written on!
Just imagine how much, or rather how little, money you will actually be able to get back some ten or twenty years down the road for a roof that fails due to manufacturing defects? Not much! Never mind the fact that it will be extremely difficult to prove the cause of a roof leak is tied to the material defects and not due to installation errors. 😉
Furthermore, most manufacturers will normally only be responsible for replacing the materials that have actually failed, not the whole roof in its entirety. Not, only that, but the company responsible for the installation of your roof may no longer even be in business some 15 to 20 years down the road.
That said, there are comprehensive workmanship and material warranties you can get when the entire roofing system is installed by a manufacturer certified contractor. For example, GAF Master Elite certified contractor installing a complete system from GAF, can offer you the GAF Golden Pledge warranty. Needless to say, there is usually a significant premium that comes with a certified installation and/or extended warranty coverage.
Pro Tip: To avoid warranty claim denials, make sure your roof deck is in proper condition and the attic space is properly vented. These are keys to roof health – and they correct two common reasons for warranty denials.
Important Pricing Factors for Asphalt Shingle Replacements:
Depending on the type and overall complexity of the roof (number of floors/levels, number of skylights, chimneys, and dormers, ease of access, and overall roof difficulty), choice of shingles, your home’s geographic location, and the contractor or weekend warrior you choose to hire, your total average cost for a composition shingles roof could range from as low as $4.25 to as high as $8.50 per square foot or $425 to $850 per square installed.
Geographic Considerations: Higher Cost Per Sq. Ft. in Expensive Coastal Cities
There will always be significant variations in quoted prices, depending on the contractor you choose to hire and your home’s location. For instance, asphalt shingle replacement prices in the deep South — think South Carolina, Alabama, Georgia, and most of Louisiana — will generally be significantly lower — as low as $4.00 per sq. ft. installed. Compare this to the average prices charged in expensive coastal cities on the East or West coast, which can be as high as $5.50 to $8.50 per sq. ft. to install/replace a typical 30-year architectural shingles roof.
Average Roof Replacement Cost:
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Did you know? A typical ranch style or four-square single family house in the US will have a roof area of about 15 to 20 squares. — On the low-end, you can expect to pay anywhere from $6,375 to $8,500 for a simple asphalt roof replacement job on a typical four-square or ranch style house, while on the high-end your total cost could range from $9,000 to $17,000 (or even more in some cases) for a more difficult installation, premium materials, and comprehensive workmanship warranty.
Why is there such a Wide Pricing Range for Asphalt Shingles?
On the low-end, you may have some roofers underbidding their jobs because they are either desperate for work or they happen to work strictly on volume with razor-thin margins.
For example, a contractor that is just starting out may be more willing to complete a roofing job for less than a more established company would. There are also many smaller companies with no real office and little overhead, hence they can afford to charge less for a job and still be profitable.
Note: A low bid for a roofing job, such as a bid that is significantly less than $4.00 per sq. ft. or $400 per square of shingles, can also come from a so-called “weekend warrior” or “storm chaser” who works without any liability insurance and with no worker’s comp, which could be a liability for the homeowner.
On the high-end of the price range, you may have bids for fully warrantied jobs from larger, highly reputable exterior remodeling companies that only install high-end products from premium brands such as CertainTeed Landmark PRO or premium shingles from Malarkey and have top certifications from their respective manufacturers.
There are many smaller roofing contractors that offer good quality products and quality workmanship at more affordable prices. If you are looking for value and quality, look for certified installers from manufacturers like GAF, Owens Corning, and smaller brands like Atlas, Tamko or IKO.
Pro Tip: Smaller companies and installers that run a tight ship and don’t have a big overhead (expensive office, etc.) can often offer the best value for the money. Look for conscientious contractors who take pride in their work, don’t use subcontractors, offer certified installations, have been in business for at least five years, and provide impeccable service as evidenced by their strong references from other homeowners in the area.
Here are some helpful questions you may want to ask when interviewing contractors: https://www.roofingcalc.com/most-important-questions-ask-a-roofing-contractor/
Keep in mind that a higher price doesn’t always mean the best quality, especially if the contractor you hire is using sub-contractors to do the actual work. Subcontractors normally don’t get paid all that much, hence they often focus on volume, which means that sometimes they may have to cut corners. 😉
Are There Any Viable Alternatives to Composition Shingles?
If you are in search of a home value-boosting, durable and long-lasting roofing system that does not contain asphalt, consider a metal roof as an energy-efficient and long-lasting alternative to composition shingles.
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