Home Repairs & Appliances
How Much Does a Roof Replacement Cost in 2026?
Quick answer
Most homeowners pay roughly $6,000 to $14,000 to replace a roof in 2026, with an average near $10,000, according to HomeAdvisor and Fixr. Roof size, material, steepness and tear-off decide where you land. The Remodeling Cost vs. Value report prices a larger, more complex asphalt job at $31,871 and says about 68% comes back at resale; metal costs 1.6 times as much and returns about 50%.
On this page
- How much does a roof replacement cost in 2026?
- What does a new roof cost by material?
- How does roof size change the price?
- What else makes a roof quote go up?
- Where does a new roof cost the most?
- How much of the cost comes back when you sell?
- Does a new roof lower your energy bill?
- Should you repair the roof or replace it?
- Is there a tax credit for a new roof in 2026?
- How do you compare roofing quotes?
- What does this guide leave out?
- FAQ
- Sources
A roof replacement is one of the biggest repair bills a homeowner faces, and two quotes for the same house can differ by thousands of dollars. Most of the gap comes from a handful of choices: how big the roof is, what it is made of, how steep and complicated it is, and what the contractor counts as part of the job.
The prices below come from two cost guides updated in 2026, HomeAdvisor and Fixr, and from the Remodeling Cost vs. Value report, which prices specific jobs by region and asks Realtors how much value they add at sale. These are national averages, not quotes. Your price depends on your roof and your market, and the sources do not always agree, so each table says where its numbers come from.
How much does a roof replacement cost in 2026?
For a typical house, about $10,000. HomeAdvisor puts the average at $9,610, with most homeowners paying $5,903 to $13,378. Fixr says $10,000, with most jobs from $7,500 to $14,000, and $12,000 when the roof is asphalt shingle alone.
| Source | What it prices | Typical range | Average |
|---|---|---|---|
| HomeAdvisor (June 17, 2026) | Roof replacement | $5,903 to $13,378 | $9,610 |
| Fixr (February 4, 2026) | Roof replacement | $7,500 to $14,000 | $10,000 |
| Fixr (January 21, 2026) | Asphalt shingle roof | $8,000 to $16,000 | $12,000 |
| HomeAdvisor (June 17, 2026) | Installing roof shingles | $7,500 to $24,000 | $10,500 |
| Cost vs. Value 2025 | Asphalt shingles, 30 squares, hip roof, two skylights | – | $31,871 |
| Cost vs. Value 2025 | Standing-seam metal, 3,000 sq ft, hip roof, two skylights | – | $51,865 |
What a roof replacement costs, by source. Guide prices are for typical jobs; the Cost vs. Value figure is for one specific, larger job. Sources: HomeAdvisor and Fixr (2026); Remodeling Cost vs. Value 2025.
The last two rows are much higher, and it is not a mistake. Cost vs. Value prices one defined job: it removes the old roof down to the sheathing and installs 30 squares, 3,000 square feet, of asphalt shingles rated at least 235 pounds with a 25-year warranty, on a hip roof with custom flashing at two skylights. The metal job is 3,000 square feet of prefinished standing-seam metal with premium underlayment and an ice-barrier membrane. The report builds its costs from itemized contractor estimates by Verisk and price indexes from the Bureau of Labor Statistics.
The report itself warns that small differences in size, scope or finishes can change a price a great deal, and that many homeowners scale a project back or do it in phases. Read $31,871 as the cost of a big, detailed roof, and the guide prices above as the cost of an ordinary one.
What does a new roof cost by material?
Material is the biggest single choice. Asphalt shingles are the cheapest and, according to Fixr, are on more than 80% of U.S. homes, a figure it attributes to the Asphalt Roofing Manufacturers Association. Everything else costs more up front and tends to last longer.
| Material | Per square foot, installed | 2,000 sq ft roof | Lifespan | Source |
|---|---|---|---|---|
| 3-tab asphalt shingles | $3 to $5 | $6,000 to $10,000 | 15 to 20 years | Fixr |
| Architectural asphalt shingles | $4 to $8 | $8,000 to $16,000 | 25 to 30 years | Fixr |
| Luxury asphalt shingles | $6.50 to $16 | $13,000 to $32,000 | 30 years or more | Fixr |
| Metal | $7 to $13 | $14,000 to $26,000 | 40 to 80 years | HomeAdvisor |
| Wood shakes | $6 to $13 | $12,000 to $26,000 | 40 to 50 years | HomeAdvisor |
| Tile | $10 to $20 | $20,000 to $40,000 | not stated | HomeAdvisor |
| Slate or stone | $15 to $30 | $30,000 to $60,000 | up to 100 years | HomeAdvisor |
Installed price of a new roof by material. The total column is the per-square-foot price times 2,000 square feet of roof (our arithmetic). Lifespan is as published by each source. Sources: Fixr, asphalt shingle guide, January 2026; HomeAdvisor, June 2026.
Within asphalt, the type matters. Fixr says 3-tab shingles are cheapest but have the shortest life and the least resistance to strong wind and impact, while architectural shingles are more durable and Fixr says most homeowners choose them for the balance of cost, durability and looks. In the Cost vs. Value jobs, the metal roof cost 1.6 times the asphalt one, $51,865 against $31,871.
How does roof size change the price?
Contractors price a roof by the square, which is 100 square feet of roof, not of floor. HomeAdvisor says a roof is roughly 1.1 to 1.2 times the square footage of the house, depending on its shape and slope, so a 2,000-square-foot house can carry a 2,200- to 2,400-square-foot roof.
| Roof size | Roofing squares | Typical cost |
|---|---|---|
| 1,000 sq ft | 10 | $3,750 to $11,000 |
| 1,500 sq ft | 15 | $5,625 to $16,500 |
| 2,000 sq ft | 20 | $7,500 to $22,000 |
| 2,500 sq ft | 25 | $9,375 to $27,500 |
| 3,000 sq ft | 30 | $11,250 to $33,000 |
Roof replacement cost by roof size, at Fixr's national range of $3.75 to $11 per square foot (average $4.75). A roofing square is 100 square feet. Source: Fixr, February 4, 2026.
The range is wide because the price per square foot is. Fixr's national average is $4.75 per square foot, and its range runs from $3.75 to $11. HomeAdvisor's range for typical materials is $4 to $11, with an average of about $7, and up to $40 or more for luxury and specialty materials.
What else makes a roof quote go up?
Labor is the largest part of the bill. Fixr says it is 40% to 60% of the total, and HomeAdvisor says about 60% for shingle roofs, so anything that slows the crew costs money. Four things do it most often:
- Pitch and shape. HomeAdvisor says slopes of 9 inches of rise per 12 inches or more count as exceptionally steep and can add $1,000 to $3,000. Fixr adds that hips, valleys, ridges and dormers mean more flashing and seam work.
- Tear-off. Removing the old roof and hauling it away is often included, but Fixr says some contractors charge for it separately. Several layers or heavy materials push the cost up.
- Hidden damage. Fixr says contractors may find rot from old leaks once the old roof is off, and roof decking costs $2 to $8 per square foot to replace.
- Local rules. Fixr says some areas require fire-, impact- or wind-resistant roofing, which can add thousands of dollars in wildfire and hurricane country. Most municipalities also require a permit.
| Item | Typical cost | Source |
|---|---|---|
| Tear-off and disposal of the old roof | About $50 per square, up to $150 per square for heavy materials or several layers | Fixr |
| Removal of old shingles, per square foot | $1 to $5, or $1,000 to $5,000 for most homeowners | HomeAdvisor |
| Ice and water shield | About $50 per square | Fixr |
| Replacing damaged roof decking | $2 to $8 per square foot | Fixr |
| Fascia and soffit repairs | $500 to $2,500 | Fixr |
| Skylight work | About $1,900 on average | HomeAdvisor |
| Steep pitch | $1,000 to $3,000 on top of the standard price | HomeAdvisor |
| Permit | $100 to $500 (Fixr); $100 to $1,400 (HomeAdvisor) | Fixr, HomeAdvisor |
| Inspection after the job | About $220 | HomeAdvisor |
Costs that can sit outside the base price of a roof. Sources: Fixr, February 4, 2026; HomeAdvisor, June 17, 2026.
HomeAdvisor says it is possible to add a new layer of shingles over the old roof to cut the up-front cost, but it warns this hides rot and leaks and adds weight to the roof, and that it does not give the same durability as a full replacement.
Where does a new roof cost the most?
In the Cost vs. Value 2025 report, the same asphalt job cost $37,201 in the Middle Atlantic region and $25,939 in the East South Central region, a gap of $11,262. The Pacific and New England regions were also well above the national figure, and the Mountain, West South Central and East North Central regions were below it.
| Region and states | Asphalt: job cost | Asphalt: resale value | Asphalt: recouped | Metal: job cost | Metal: recouped |
|---|---|---|---|---|---|
| National | $31,871 | $21,501 | 67.5% | $51,865 | 50.1% |
| New England CT, ME, MA, NH, RI, VT | $35,701 | $22,346 | 62.6% | $56,282 | 38.9% |
| Middle Atlantic NJ, NY, PA | $37,201 | $21,680 | 58.3% | $60,116 | 45.4% |
| South Atlantic DE, DC, FL, GA, MD, NC, SC, VA, WV | $32,253 | $22,535 | 69.9% | $50,181 | 56.5% |
| East South Central AL, KY, MS, TN | $25,939 | $21,012 | 81% | $41,256 | 57.6% |
| West South Central AR, LA, OK, TX | $27,116 | $18,478 | 68.1% | $44,505 | 50.5% |
| East North Central IL, IN, MI, OH, WI | $29,253 | $20,252 | 69.2% | $47,473 | 45.9% |
| West North Central IA, KS, MN, MO, NE, ND, SD | $30,693 | $16,650 | 54.2% | $50,520 | 44.6% |
| Mountain AZ, CO, ID, MT, NV, NM, UT, WY | $28,475 | $20,427 | 71.7% | $46,579 | 54.3% |
| Pacific AK, CA, HI, OR, WA | $36,391 | $27,742 | 76.2% | $62,152 | 51% |
Asphalt shingle and metal roof replacement by region, 2025. The report's regions match the Census Bureau's nine divisions. "Resale value" is what Realtors surveyed said the new roof would add to the sale price. The national row shows 67.5% and 50.1%, which the report rounds to 68% and 50%. Source: Remodeling Cost vs. Value 2025, JLC and Zonda.
How much of the cost comes back when you sell?
Nationally, Cost vs. Value says an asphalt roof recovers about 68% of its cost at resale: $21,501 of value against a $31,871 job. The metal roof recovers about 50%, $25,972 against $51,865. In dollars, the asphalt roof leaves you $10,370 short of its cost and the metal one $25,893.
Where you live changes that. The asphalt roof recovered 81% in the East South Central region and 54.2% in the West North Central region. Metal ranged from 57.6% in the East South Central region to 38.9% in the New England region.
The "value" side is an opinion, not a sale price. Zonda surveyed more than 6,000 Realtors and asked what each project adds to a home's sale price. The National Association of Realtors' 2025 Remodeling Impact Report looks at roofing from other angles. It gave new roofing a Joy Score of 10, one of three projects to get a perfect score, and 37% of the Realtors it surveyed recommended new roofing to sellers before listing a home. A new roof may help a house sell, but the report does not promise a dollar return.
Does a new roof lower your energy bill?
Only a little, and only if you choose a cool roof. The Department of Energy says a roof that reflects more sunlight can cut the annual air conditioning energy use of a single-story building in a warm or hot climate by up to 15%, and that a cool-color roof on a home can shave at least 5% to 20% off the cooling bill. It also says cool asphalt shingles cost about the same as conventional ones, and that ENERGY STAR lists about 3,000 approved cool-roofing products.
Put that next to real bills. In 2020, according to the EIA, the average U.S. household spent about $265 a year on air conditioning, counting homes with none, and the average Southern household about $360. By our arithmetic, 5% to 20% of that is $13 to $53 a year nationally, or $18 to $72 in the South. Those are 2020 dollars, so today's savings would be a bit higher, and your own bill is the better guide.
The DOE adds that a cool roof can raise winter heating use, although in mixed climates the winter penalty can be smaller than the summer saving, and that shingles lose some reflectance over time. It says it is rarely economical to replace a sound roof just to make it more reflective. The sensible reading: when the roof has to be replaced anyway, ask for a cool-rated product, and do not expect it to pay for the roof. For the cooling bill itself, see what central air costs to run.
Should you repair the roof or replace it?
HomeAdvisor says a roof repair typically costs $380 to $2,000, against an average of $10,500 to reshingle, and that asphalt shingles over 20 years old likely need replacing because they keep deteriorating. Newer shingles with localized damage can often be repaired. Fixr gives a similar rule of thumb: asphalt shingles last 25 to 30 years, and when yours is within 5 to 10 years of that, a full replacement can prevent costly repairs.
The calendar is not the whole story. HomeAdvisor adds that an aging roof that needs repairs every year may call for replacement, and a roofer's inspection is the way to know which side of that line yours is on.
Is there a tax credit for a new roof in 2026?
Not under the old federal credit. The IRS says the Energy Efficient Home Improvement Credit, section 25C, "will not be allowed for any property placed in service after December 31, 2025." The DOE's cool roof guide, published in 2021, still mentions federal tax credits for some cool roofing materials, but that describes the old rules and does not apply to a roof finished in 2026. The same guide says many state agencies and utility programs offer incentives for cool roofs, so check with your utility and state energy office before you buy.
How do you compare roofing quotes?
HomeAdvisor's advice is to get detailed estimates for the same scope of work from several contractors. A few lines decide whether two quotes are comparable:
- Tear-off and disposal. Fixr says most professionals include it, but some do not, and it can add $50 to $150 per square.
- Decking. Ask what the contractor charges per square foot if rotted decking turns up, since the old roof hides it. Fixr puts the typical price at $2 to $8.
- Underlayment and flashing. Fixr says felt is usually in the base price, but an ice and water shield, needed in colder regions, adds about $50 per square.
- Permit and cleanup. Ask who pulls the permit and who pays for it.
- Warranties. Fixr says estimates usually include a manufacturer's warranty and a workmanship warranty, and that contractors who offer longer coverage often charge more for labor.
- Timing. HomeAdvisor says roofers often charge premium rates in spring and summer, and that planning the job for the off-peak season can help you negotiate better labor costs.
What does this guide leave out?
- These are not quotes or official surveys. HomeAdvisor and Fixr are cost guides run by home-services companies. HomeAdvisor says its pages were updated with automation technology and reviewed by an editor. Cost vs. Value is a magazine report built on estimates and a Realtor survey.
- The sources disagree. HomeAdvisor's roof page puts asphalt shingles at $3 to $7 per square foot, and its shingle page puts them at $4.25 to $12.25. Its own labor share is 15% to 25% on one page and about 60% on the other. We show each source with its date instead of choosing one.
- Cost vs. Value is the 2025 edition. We could not find a 2026 edition online as of October 29, 2026. Prices have likely moved since, so treat the dollar figures as a benchmark, not a forecast.
- The cool roof arithmetic is ours. It applies the DOE's percentages to 2020 EIA spending and is not a measurement of any roof.
- Not covered: flat and low-slope roofs, solar shingles, green roofs, commercial roofs, insurance claims for storm damage and the cost of gutters.
A roof is one of several big-ticket costs this blog tracks. For the others, see what a water heater costs to replace, attic insulation cost and heat pump cost. If you are budgeting for the whole house, read average homeowners insurance cost by state and property tax by state. More repair guides are in the Home Repairs & Appliances section.
Frequently asked questions
How much does it cost to replace a roof in 2026?
HomeAdvisor says most homeowners pay $5,903 to $13,378, with an average of $9,610. Fixr says $7,500 to $14,000, with an average of $10,000. Size, material, pitch and tear-off move the price, and a large, complex roof can cost much more.
How much does a new roof cost per square foot?
Fixr's national average is $4.75 per square foot, in a range of $3.75 to $11. HomeAdvisor gives $4 to $11 with an average of about $7 for typical materials. Metal, tile and slate cost more, and roofers also quote by the square, which is 100 square feet.
How much does a 2,000-square-foot roof cost?
Fixr puts a 2,000-square-foot roof at $7,500 to $22,000, at $3.75 to $11 per square foot. That is 20 roofing squares. Your house can have a larger roof than its floor area, because HomeAdvisor says a roof is roughly 1.1 to 1.2 times the home's square footage.
Is a metal roof worth the extra cost?
It costs more and lasts longer. In Cost vs. Value 2025 the metal job cost $51,865 against $31,871 for asphalt, and recovered about 50% of its cost at resale against about 68%. HomeAdvisor says metal lasts 40 to 80 years, and Fixr says asphalt lasts 15 to 30 years depending on type.
How long does a roof last?
Fixr says 3-tab asphalt shingles last 15 to 20 years, architectural shingles 25 to 30 years and luxury shingles 30 years or more. HomeAdvisor says metal lasts 40 to 80 years, wood 40 to 50 and slate up to 100. Climate and installation affect all of these.
Does a new roof increase home value?
Cost vs. Value says an asphalt roof recovers about 68% of its cost at resale, and the figure runs from 54.2% to 81% by region. The National Association of Realtors gave new roofing a Joy Score of 10 in 2025. Those are Realtor opinions, not sale prices.
How much does it cost to tear off an old roof?
Fixr says tear-off and disposal average about $50 per square, and up to $150 per square for heavy materials or several layers. HomeAdvisor says removal costs $1 to $5 per square foot. Many contractors include it in the quote, so ask.
Do I need a permit to replace my roof?
Most municipalities require one, according to HomeAdvisor and Fixr. Fixr puts the cost at $100 to $500 and HomeAdvisor at $100 to $1,400, depending on the area. Ask your contractor and your city or county building department.
Is there a federal tax credit for a new roof in 2026?
The IRS says the section 25C credit will not be allowed for any property placed in service after December 31, 2025. State and utility incentives for cool roofs may still exist, so ask before you buy.
Sources
- HomeAdvisor, "How Much Does Roof Replacement Cost?": range, average, per square foot, materials, labor, pitch, features and permits (updated June 17, 2026; accessed October 29, 2026)
- HomeAdvisor, "How Much Do Roof Shingles Cost?": range, average, shingle materials and lifespans, removal, repair versus replacement (updated June 17, 2026; accessed October 29, 2026)
- Fixr, "How Much Does a Roof Replacement Cost?" by Dan Simms: range, average, cost by roof size, labor and cost factors (updated February 4, 2026; accessed October 29, 2026)
- Fixr, "How Much Does Asphalt Shingle Roofing Cost?": asphalt shingle types, price per square foot and lifespan (updated January 21, 2026; accessed October 29, 2026)
- Journal of Light Construction / Zonda, Remodeling Cost vs. Value Report 2025: national and regional figures for roofing replacement in asphalt shingles and metal (published September 18, 2025; accessed October 29, 2026)
- Journal of Light Construction, Cost vs. Value, "Roofing Replacement | Asphalt Shingles": project description (accessed October 29, 2026)
- Journal of Light Construction, Cost vs. Value, "Roofing Replacement | Metal": project description (accessed October 29, 2026)
- Journal of Light Construction, Cost vs. Value 2025, "Methodology" and "What the Numbers Mean" (September 18, 2025; accessed October 29, 2026)
- National Association of Realtors, 2025 Remodeling Impact Report: Joy Scores and Realtor recommendations (April 2025; accessed October 29, 2026)
- U.S. Department of Energy, "Consumer Guide to Cool Roofs" (DOE/EE-2478, August 2021; accessed October 29, 2026)
- U.S. Energy Information Administration, RECS 2020, Tables CE3.6 to CE3.10: annual household end-use expenditures, U.S. and Census regions (2020 dollars; accessed October 25, 2026)
- Internal Revenue Service, FAQs on the modification of sections 25C, 25D, 25E, 30C, 30D, 45L, 45W and 179D under Public Law 119-21 (August 21, 2025; accessed October 29, 2026)
Founder and editor, The Cost of Home
I lived in the United States for five years, and this site grew out of the question every household there keeps asking: what will this cost, and is it worth it? Every number here comes from a public source listed at the end of the article.
