Roof Replacement Cost Calculator
A roof quote is mostly arithmetic — squares of roof surface, difficulty of access, and what the crew has to strip first. This calculator prices all three from national 2025–2026 data, itemizes shingles, tear-off, dumpster and permit, and adjusts the total for labor and material rates in your state. Treat the range as a bid-review tool: if a quote lands outside it, ask why.
Published Cost data last reviewed Re-checked quarterly
1 square = 100 sq ft of roof surface — the unit roofers quote in.
Floor area under the roof — include an attached garage if it shares the roofline.
Installed rates span $410/sq (3-tab) to $2,100/sq (slate); tear-off difficulty varies by material too.
Steeper roofs have more surface than the footprint and need staging above 8:12.
Each stripped layer adds ~$55/square plus dumpster weight; most codes allow one overlay.
Multi-story homes cost more to stage, hoist and tear off.
Curb rebuild and flashing kit per skylight — unit replacement costs extra.
Costs are adjusted for labor and material rates in your state.
Low
$9,150
Typical
$11,440
High
$15,450
Prices adjusted for National averagelabor & material costs.
| Cost item | Low | High |
|---|---|---|
| Materials | ||
| architectural asphalt shingles — materials for 17.6 squares | $2,820 | $4,760 |
| Underlayment, flashing, drip edge & ridge vent | $640 | $1,070 |
| Labor | ||
| Installation labor — walkable (3:12–5:12) | $4,230 | $7,140 |
| Tear-off labor — 1 existing layer | $780 | $1,310 |
| Permits & fees | ||
| Building permit | $220 | $370 |
| Disposal | ||
| Dumpster & landfill disposal | $470 | $790 |
| Estimated total | $9,150 | $15,450 |
What this estimate assumes
- 17.6 squares of architectural asphalt shingles on a walkable (3:12–5:12) roof, single-story access, tearing off 1 existing layer.
- The low/high band is the standard −20% / +35% spread between bids for the same written scope — an estimate, not a quote.
- Materials, underlayment and dumpster scale with your state's material & disposal index; labor, tear-off and the permit scale with its labor index.
- Excludes rotten decking replacement ($2–$8 per sq ft if the crew opens the roof), chimney or structural repairs, gutters, and full skylight unit replacement.
Typical cost ranges
| Project | Low | Typical | High |
|---|---|---|---|
| Asphalt 3-tab shingles (total installed) | $8,880 | $11,100 | $14,980 |
| Architectural asphalt shingles (total installed) | $10,320 | $12,900 | $17,410 |
| Standing-seam metal (total installed) | $23,120 | $28,900 | $39,010 |
| Concrete or clay tile (total installed) | $21,160 | $26,450 | $35,700 |
| Natural slate (total installed) | $36,440 | $45,560 | $61,500 |
| TPO / flat membrane (total installed) | $12,720 | $15,900 | $21,460 |
| Project | Low | Typical | High |
|---|---|---|---|
| 10 squares — townhome or small ranch (total installed) | $5,390 | $6,740 | $9,090 |
| 16 squares — mid-size ranch (total installed) | $8,340 | $10,430 | $14,080 |
| 20 squares — typical two-story (total installed) | $10,320 | $12,900 | $17,410 |
| 28 squares — large home (total installed) | $14,260 | $17,820 | $24,060 |
| 36 squares — very large or complex roof (total installed) | $18,200 | $22,750 | $30,710 |
| Project | Low | Typical | High |
|---|---|---|---|
| Flat / low-slope (½:12–2:12) (total installed) | $10,320 | $12,900 | $17,410 |
| Walkable (3:12–5:12) (total installed) | $10,320 | $12,900 | $17,410 |
| Medium (6:12–8:12) (total installed) | $11,000 | $13,750 | $18,560 |
| Steep (9:12 or steeper) (total installed) | $11,910 | $14,880 | $20,090 |
Frequently asked questions
How do I convert my home's square footage into roofing squares?
Multiply the footprint by the pitch factor, then add ~5% for overhangs: a 1,600 sq ft ranch under a 6:12 roof is roughly 1,600 × 1.16 × 1.05 ≈ 19 squares. Roofers buy and quote by the square (100 sq ft of roof surface), and 20 squares is the benchmark size behind most national cost averages.
How much does tear-off add — and can I just roof over the old shingles?
Stripping runs about $55–$80 per square with disposal, roughly $1,100–$1,600 on a 20-square roof (Fixr averages tear-off plus dumping near $50 per square). Most codes allow one overlay, but a second layer hides decking rot, adds weight the framing was never sized for, and most shingle warranties pay out in full only when shingles are installed on a clean, inspected deck with new underlayment — an overlay usually forfeits the top-tier coverage. That warranty math is a big part of why this calculator assumes a full tear-off.
Why do steep roofs cost more for the same house?
Two reasons compound: a 10:12 roof has about 30% more surface than the footprint below it, and crews above 8:12 work on ropes and roof jacks, which slows installation. The model adds a 12% labor premium at 6:12–8:12 and 28% at 9:12 and steeper.
Are the dumpster and building permit included?
Yes — disposal is budgeted at $300 plus $16 per square (a 20-square tear-off ≈ $620, typical for a 30-yard roll-off) and the permit at $275, inside Fixr's published $100–$500 range. Most roofing quotes bundle both, but ask yours to show them as line items so bids are comparable.
Is standing-seam metal worth 2–3× the price of architectural shingles?
On day one, no; on cost per year of service, often yes. Metal runs near $1,300 per square installed versus $500 for architectural asphalt but lasts 40–70 years against 25–30, sheds wind-driven rain better and can trim cooling loads. It pencils out best for owners staying 15+ years or in high-wind and wildfire regions.
Should skylights be replaced together with the roof?
If a skylight is older than the new roof's life, yes — swapping it later means cutting into brand-new shingles. The roughly $500 per skylight budgeted here covers curb rebuild and the flashing kit; curb-mounted units need the curb rebuilt and re-flashed, while flush deck-mount units only take a new flashing kit, which is the cheaper case. A full deck-mount unit replacement typically runs $1,000–$3,000 installed.
My contractor's quote is far above this estimate — why?
The three adders we can't see from here: rotten decking (Fixr prices sheathing replacement at $2–$8 per sq ft), geometric complexity such as valleys, chimneys and turrets, and post-storm demand pricing in your market. A quote far below the range deserves the same scrutiny — check for a missing tear-off, permit or underlayment line.
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Open calculatorHow this estimate is calculated
These notes are written for this tool alone: where its base prices come from, how the low–high window is derived, and what the figure deliberately leaves out.
- Roof area comes from your inputs: footprint × geometric pitch factor (3–5:12 ≈ 1.05, 6–8:12 ≈ 1.16, 9+:12 ≈ 1.30) × 1.05 for eave overhangs — or roofing squares you already have measured.
- Installed base rates per square (materials + labor, national 2025–2026): 3-tab $410, architectural $500, standing-seam metal $1,300, tile $1,150, slate $2,100, TPO $650 — a FixTally synthesis of Angi's $9,609 national average, Fixr's $3.75–$11.00 per sq ft and NerdWallet's $5,800–$46,000 by material.
- Underlayment, ice-&-water, flashing and ridge vent are budgeted at $45 per square; tear-off at $55 per square per layer (×1.5–1.6 for tile and slate); dumpster at $300 + $16 per square; permit at $275 (Fixr: $100–$500).
- Materials/labor split per material (35–55% materials) follows contractor surveys putting labor at 50–65% of shingle roof cost.
- The low/high range is a uniform −20% / +35% around typical — the spread we see between bids for one written scope.
- State adjustment scales materials and disposal by the FixTally materials index and labor, tear-off and permits by its labor index (BLS wage series + Gordian CCI anchors).
- Excludes decking replacement, structural and chimney repairs, gutters, skylight unit replacement and engineering fees.
Sources
Every cost constant above traces to the publishers listed here — the editorial gate requires at least two independent sources per calculator, each with the month we accessed it. FixTally is not affiliated with any of them.
- Angi — How Much Does Roof Replacement Cost? (national average $9,609; updated March 2026) — accessed 2026-09
- Fixr — Roof Replacement Cost ($4.75/sq ft average; tear-off ~$50/square incl. dumping; permits $100–$500) — accessed 2026-09
- NerdWallet — Roof Replacement Cost (~$9,500 average; $5,800–$46,000+ by material) — accessed 2026-09
Maintained by the FixTally Editorial Team — each quarter we re-check the cited prices, re-run every calculator’s math, and refresh the review dates shown on these pages.
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