What actually drives roof replacement cost
Three variables explain 90% of the price spread: material (asphalt vs metal vs slate is a 7× range in installed cost), pitch (steep adds 30%+ to labor), and tear-off (a full strip-and-deck-inspect adds $1.50–$2/sq ft plus dump fees). Everything else — color, brand, ridge cap upgrades — moves the needle by 3–8% at most.
Material costs: what you'll actually pay installed
- 3-tab asphalt shingles: $3.50–$5.00/sq ft installed. 18–22 year warranty. The default, but architectural shingles (next line) have largely replaced these.
- Architectural / dimensional asphalt: $4.50–$7.00/sq ft installed. 25–30 year warranty. Better wind ratings and curb appeal. What "asphalt roof" usually means now.
- Metal (standing seam): $11.00–$18.00/sq ft installed. 45–60 year lifespan. Cool-roof rebates available in 28 states.
- Concrete tile: $10.00–$17.00/sq ft installed. 50+ year lifespan but heavy — confirm structural capacity, especially on older homes designed for asphalt.
- Clay tile: $14.00–$24.00/sq ft installed. Beautiful, brittle, regional (you mostly see it in the Southwest and Florida).
- Natural slate: $20.00–$35.00/sq ft installed. 75–150 year lifespan. The roof outlasts the people installing it.
Labor: pitch and access change everything
BLS reports a median roofer wage of $25.80/hr (May 2024 OEWS). Loaded with insurance, fall-protection equipment, and overhead, contractors bill that out at $55–$85/hr per crew member. A standard 4-person crew completes 1,500–2,000 sq ft of asphalt in a day on a walkable pitch. Steep pitch slows that to ~1,000 sq ft/day. Multi-story homes with limited ladder access can drop daily output another 25%.
The line items most quotes hide
- Decking / plywood replacement. Most quotes include 50–150 sq ft of free decking; anything beyond is $4–$7/sq ft. On older homes, expect to need 200–500 sq ft.
- Underlayment upgrades. Synthetic underlayment is now standard. Adding ice-and-water shield in valleys and eaves (required by code in cold climates) is $0.50–$0.85/sq ft.
- Drip edge replacement. ~$2/lf. Code-required if existing is corroded.
- Vent and pipe boot replacements. $35–$80 each. Old neoprene boots are the #1 source of post-replacement leaks.
- Ridge vent install or upgrade. $4–$8/lf. Pays for itself in attic ventilation and shingle longevity.
Regional pricing (1,800 sq ft asphalt, mid-pitch, with tear-off)
| Metro | Multiplier | Typical total |
|---|---|---|
| New York, NY | 1.42× | $15,620 |
| San Francisco, CA | 1.45× | $15,950 |
| Boston, MA | 1.32× | $14,520 |
| Los Angeles, CA | 1.28× | $14,080 |
| Seattle, WA | 1.26× | $13,860 |
| Washington, DC | 1.24× | $13,640 |
| Chicago, IL | 1.10× | $12,100 |
| Denver, CO | 1.08× | $11,880 |
| Miami, FL | 1.06× | $11,660 |
| Austin, TX | 1.04× | $11,440 |
How we calculate
The estimate above uses per-square material rates verified against three national distributors (ABC Supply, Beacon, SRS), regional roofer wage data from BLS May 2024 OEWS adjusted by ZIP-prefix multipliers, and tear-off labor and dumpster rates from RSMeans 2025 Q4. We add a 13% margin for typical contractor overhead. The published high/low range (±15%) reflects pitch, decking surprises, and crew quality. See our methodology for the full math.
Frequently asked questions
How long does a roof replacement actually take?
A standard 1,800 sq ft asphalt re-roof is a 1–2 day job for a 4-person crew. Tile and slate take 4–7 days. Metal panel roofs run 2–4 days depending on penetrations and ridge complexity. Weather and decking surprises are the most common reason a 1-day job becomes a 3-day job.
Do I need a permit to replace my roof?
Yes, in 90%+ of US municipalities. Permit fees range from $150–$500 depending on home value and locality. Skipping a permit invalidates your homeowners coverage if a future leak causes interior damage. Reputable roofers always pull the permit; if a quote is conspicuously cheap, this is often why.
Should I tear off the old roof or layer over it?
Tear off. Layering (called "overlaying") is technically allowed for one additional layer of asphalt in many jurisdictions, but it traps moisture against the deck, voids most shingle warranties, and adds 4–6 lbs/sq ft to the structure. The $1.50/sq ft you save on tear-off becomes a $20,000 deck replacement in 8 years.
What does "squares" mean in roofing quotes?
A "square" is 100 sq ft of roof area. A 1,800 sq ft roof is 18 squares. Material and labor are usually quoted per square. Be careful comparing quotes that mix sq ft and squares — contractors occasionally do this to obscure the per-unit price.
How much extra does a steep pitch add?
15–32% to the labor line. Below 6/12 pitch is "walkable" — no fall protection setup, normal crew speed. 7/12 to 9/12 needs harness setup and slows the crew 15%. Above 9/12 (basically anything dramatic-looking) needs scaffolding or roof jacks and slows work by a third.
Is metal roofing actually worth 3–4× the cost of asphalt?
On a 30-year ownership timeline, yes. A standing-seam metal roof at $14/sq ft installed lasts 50+ years; quality asphalt at $5/sq ft lasts 22–25. The math breaks even around year 18, and you save 10–15% on cooling costs. Below 10 years of ownership, it never pays back.
Why are roof quotes so different?
The two biggest variables are tear-off allowance (some contractors quote assuming one layer; others quote two and adjust) and decking allowance (most include 100 sq ft of replacement plywood; needing more is an upcharge at $4–7/sq ft). Always make sure all quotes assume the same scope before comparing prices.