Roof Replacement Cost Calculator

How a Roof Replacement Is Priced

Roofing is sold by the square, which is 100 square feet of roof surface. Almost every line on a roofing quote is either a rate per square or a fixed add on, so the total comes together from a short list of parts.

The squares figure comes from the roof area divided by 100, plus a waste allowance of roughly 10 percent on a simple gable roof and 15 percent or more on a hip roof or a cut up roof with valleys, dormers and multiple ridges, because every valley and hip produces angled offcuts.

The numbers are wide ranges

Every figure below is a national range for 2026, and the spread inside each one is real. The same architectural shingle roof can cost 450 dollars per square in a low cost market on a single story walkable roof and 700 dollars per square on a steep two story roof in a high cost metro. Regional labor rates, material availability, insurance costs, seasonal demand and how busy the contractor is all move the number. Treat these figures as a way to sanity check a quote, not as a price.

Architectural shingle is the default residential choice in most of the US. It costs modestly more than 3 tab, lasts considerably longer, looks better, and carries a higher wind rating. The premium over 3 tab is usually recovered well before the 3 tab roof would have needed replacing.

Tear Off

Removing the old roof runs about 100 to 200 dollars per square, and that covers the labor, the dumpster and the disposal fees. Disposal cost varies a lot by area, since landfill tipping fees are local.

Two layers cost roughly twice as much to remove as one, both in labor and in disposal weight. Most codes allow a maximum of two layers of asphalt shingle on a roof before a full tear off is mandatory, and some jurisdictions require tear off every time. Tile and slate are far heavier and cost more per square to remove and haul.

Roofing over an existing layer avoids the tear off cost but hides the decking, so no one finds the soft sheathing or the failed flashing underneath. It also adds weight, shortens the life of the new shingles because the underlying layer holds heat, and can void a manufacturer warranty. It is a false economy on any roof that will be lived under for more than a few years.

Decking Repair

Decking, also called sheathing, is the plywood or OSB the roofing is fastened to. Nobody knows its condition until the old roof is off, which is why almost every quote carries a per sheet allowance for replacement rather than a fixed price. Typical figures run 70 to 150 dollars per 4 ft by 8 ft sheet installed, again varying by region and by how much has to be replaced.

Ask every bidder to state that per sheet rate in writing on the quote. A contractor who leaves it out can name any number on the day the decking is exposed, and by then the roof is open and there is no leverage. Also ask what happens if the roof turns out to be plank sheathing with gaps, or if the existing deck is thinner than current code allows, since either can turn into a whole roof re sheathing job.

Permits

Most jurisdictions require a permit for a full roof replacement, and most inspect it. Permit fees commonly run somewhere between 150 and 500 dollars, and some areas charge as a percentage of the job value, which pushes a large or expensive roof considerably higher. Historic districts, high wind zones and wildfire areas often add requirements and review steps of their own.

The permit is worth having regardless. It forces an inspection of the underlayment, the ice and water shield in cold climates and the flashing details, and an unpermitted roof shows up as a problem at resale. Confirm the fee and the requirements with the local building department, since they vary widely.

What Drives the Price

Pitch

Pitch does two things. It increases the actual roof area over the same footprint, and it makes the work slower and more dangerous. Anything above about 6 in 12 is no longer comfortably walkable and needs staging, roof jacks and harnesses. A 12 in 12 roof can add 25 to 50 percent to the labor rate compared with a low slope of the same size.

Number of stories

Height adds ladder time, staging, taller dumpster access and higher insurance exposure. A three story roof costs meaningfully more per square than the identical roof on a ranch.

Layers to remove

One layer, two layers or three all price differently, and the crew often cannot confirm the count until they cut a test area. A quote written on the assumption of one layer will be revised if two turn up.

Decking condition

An older roof, especially one that has leaked, will have soft spots. Ten sheets on a large roof is normal. Forty sheets means a much bigger bill, and it is the single largest source of change orders in roofing.

Access

A crew needs somewhere to put a dumpster, somewhere to stage material, and a way to get a boom truck or a conveyor close to the eave. A tight urban lot, mature landscaping, a pool, overhead power lines or a long carry from the street all add labor hours.

Complexity

Valleys, hips, dormers, skylights, chimneys, multiple ridge lines and steep to low slope transitions all take time and produce waste. Every penetration needs flashing, and flashing is where roofs leak. A simple gable roof and a cut up roof of the same square footage are not the same job.

What Should Be Included

A complete quote covers more than shingles. Look for these line items and ask about any that are missing:

• Underlayment across the whole deck, and ice and water shield at eaves, valleys and penetrations where the climate requires it.
• Drip edge at eaves and rakes, which is code in most areas.
• New pipe boots, and step and counter flashing at every wall and chimney rather than reusing the old metal.
• Ridge vent or the specified ventilation, and confirmation that intake venting at the soffit is adequate.
• Starter strip and hip and ridge cap, which are separate products from field shingles.
• Dumpster, magnetic nail sweep of the yard and full site cleanup.
• Both warranties stated clearly: the manufacturer material warranty and the contractor workmanship warranty, with the term of each.

Insurance Claims

Storm damage from hail or wind is often a covered loss, and a claim changes the math entirely. The insurer pays the replacement cost less the deductible, usually in two payments, with the second released once the work is complete and documented.

A few practical points. Document the damage with dated photographs before anything is touched, and keep any pieces that blew off. Know whether the policy is replacement cost value, which pays for a new roof, or actual cash value, which pays the depreciated value of an old roof and can leave a large gap. Many policies now carry a separate percentage based wind and hail deductible that is far higher than the standard deductible. And be careful with any contractor who offers to cover the deductible or asks to sign an assignment of benefits, since both cause problems and the first is illegal in many states.

Getting Quotes

Always get three local quotes, in writing, on the same scope. Comparable quotes need the same material, the same underlayment, the same flashing scope and the same decking allowance, otherwise the cheapest number is simply the one that left the most out.

Check that each contractor carries current liability insurance and workers compensation, and ask for the certificates directly from the insurer rather than a copy. Check the license where the state requires one. Ask for local references from work done two or three years ago rather than last month, since roofing problems take a season or two to show. A deposit is normal, but a demand for full payment up front is not.