The current roof replacement cost is $6,400-15,840 on a 1,600 sq. ft. ranch style home, and greatly depends on the material you install.
We have done the research for you, and below are prices for the most popular residential roofing materials: asphalt shingles, flat and metal roofs.
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All of our cost data is continuously updated, and you can use these estimates to compare different quotes that you receive from contractors.
It is very important to have accurate pricing information prior to hiring a contractor. This can help you to weed out unscrupulous roofers, who may try to take advantage of you.
What Is The Average Cost To Replace A Roof?
Metal roof cost / s.f.
Flat roof cost / s.f.
Average Roof Size
$9.62
$12.34
2214 sf
Residential home roofs under 3000 sq. ft.
This includes: all roofing materials and accessories, labor, tear-off, removal of old roofing materials.
If you are planning to install a roof on a new construction home or building, your cost will be lower by about $0.75 per square foot.
The index shows roofing prices per square foot for:
– Architectural asphalt shingles (generally labeled by manufacturers as “Lifetime Shingles”)
– Metal roofing materials (metal shingles, standing seam panels, and stone-coated steel tiles)
– Low slope / flat roof materials (single ply PVC / TPO / EPDM membranes, and built-up tar roofs)
Material specific indexes below are based on roof size between 700 and 3000 sq. ft. This represents the largest sample of residential sloped roofs, without affecting Labor Costs due to low volume.
Keep in mind that depending on your location, these estimates can change by as much as 15% up or down.
Asphalt Shingles Prices
Average US Roof Cost
Cost / Sq. Ft.
$7829
$4.41
Roofs between 700 and 3000 sq. ft.
Most contractors install various brands of composite shingles from top manufacturers, such as: CertainTeed, GAF/ELK, IKO, Owens Corning, Tamko and others.
The price index reflects the average cost to install “lifetime” architectural shingles, by a licensed and insured contractor.
A more economical option is 3-tab shingles, which cost 15-20% less, depending on the brand you choose. These are ideal for rental properties, budget starter homes and an emergency re-roof before selling a house.
The roofer does not need to be certified by the manufacturer, although such certification will usually increase your warranty length.
Keep in mind that the Lifetime label is NOT a guarantee of how long these shingles will last (as shown in video below) – read the warranty document for your specific product.
Flat Roof Cost
Average US Roof Cost
Cost / Sq. Ft.
$11836
$10.99
Flat / Low Slope Roofs between 700 and 3000 sq. ft.
Of these, the most used today are single ply membranes. These are installed on over 90% of all commercial roofs, and over 70% of all residential roofs.
Average cost to replace a flat roof is about $8.00 per square foot It includes tear-off of the old material and 2″ of PolyISO rigid insulation board (with 12-R value).
This insulation significantly increases the cost, but is often a necessary item due to state and local building codes, as well as energy efficiency concerns.
If the roof in question is a new construction project, you can subtract $0.70 to $1.00 per sq. ft. from your total budget, because there will be no charge for old roof removal.
The average cost per square foot represents a medium complexity project with curb flashing, penetrations, drains, etc. If your project is extremely simple and straight forward, you can subtract another $0.90 per foot from your approximate cost.
Note also that in this index we do not include roofs smaller than 700 sq. ft., as these will cost more per sq. ft. A project larger than 3000 sq. ft. will likely cost less per foot, as economy of scale will be applied.
Metal Roof Costs
Average US Roof Cost
Cost / Sq. Ft.
$16,933
$9.6
Metal Roofs between 700 and 3000 sq. ft.
Of these, the most popular by far are standing seam and corrugated panel systems, representing together over 75% of all metal roofs installed in US.
Price estimate includes the following:
– removal and disposal of 1 layer of asphalt shingles
– a new metal roof system
– Ice barrier (where required) and synthetic underlayment
– flashing of 1 chimney and 2 skylights on a medium complexity roof with 7/12 pitch.
No specific material is used (as mentioned above) but rather a cumulative sample of all the popular systems installed in US and Canada.
Its important to note that metal roofing is continuing to grow with impressive speed as the material of choice on residential construction across the states.
Many homeowners who live outside on the snow country, where the benefits of metal are obvious, still want this premium roof for its durability, longevity, and energy efficiency.
Its expected that 2022 will see as much as 65% increase in the volume of residential metal roofs installed.
Additional resources
If you want to compare the costs of different roofing materials, you can use our Roofing Calculator tool. Simply enter your house dimensions, specific roof details, the material you want and get an instant quote.
Be careful of roofers offering you dirt cheap price quotes. Chances are, this is an unprofessional (without a license) roofer, with little experience, who will cut corners every step of the way.
This means that your roof will most likely either leak or fail shortly after installation, and you will have to go through the entire process again.
It is best to save yourself the trouble and hire a professional who will do good work for a reasonable price.
Cost per sq. ft.
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For over 20 years Leo has run a successful roofing business in New England, specializing in metal roofing, as well as cool flat roofing technologies. Having replaced and installed hundreds of roofs in New England, Leo has first hand experience with pretty much every residential roofing material and roofing manufacturer available in the US.
My roof has already begun to leak very heavily because the furnace’s heat has been getting to the attic, and the holes of the roof have enough space to let snow inside that will eventually melt due to the heat, and I don’t want this to happen again next year. I think I’ll hire someone to replace the roof for me. Thanks for informing me that it costs about $4 to $9.9 to per square foot to install a new roof, so I’ll be sure to keep that in mind.
I really like how you talk about the average cost to replace a roof and give a general idea of things. This is something that I have been curious about lately because my roof is getting old and falling apart. Hopefully, I can find a good and reliable roofing company that can help me with getting a new one installed.
I definitely agree that asphalt is the most common roofing. I want something that is different for my new house, though. I’m thinking of doing slate roofing if the price is right.