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It is priced per square — 100 square feet of finished roof. Where you are matters more than what brand you buy: regional labour rates vary more widely than materials do. Check the per-square range for your state, then multiply by your roof's squares plus waste.
This guide provides installed roof replacement cost ranges by material: asphalt shingle ($350-$550 per square), standing seam metal ($1,000-$1,800), concrete tile ($800-$1,400), clay tile ($1,200-$2,000), slate ($1,800-$3,500), and TPO membrane ($600-$900). Regional cost multipliers (Northeast +15%, South -10%) and complexity adders (steep pitch, multiple stories, cut-up roof) are explained. Pair with our Tear-Off Cost Calculator and Labor Hours Calculator for a full project budget.
What a roof replacement costs is decided by four things in roughly this order: where you are, what you are putting on, how many layers come off, and how complicated the roof is. Material brand comes a long way down the list.
| Covering | Relative cost | Typical life | Notes |
|---|---|---|---|
| Three-tab asphalt | Lowest | 15 – 20 yrs | Budget work and rentals |
| Architectural asphalt | Low | 25 – 30 yrs | The residential default |
| Impact-resistant asphalt | Low–mid | 25 – 30 yrs | Can cut insurance in hail regions |
| Exposed-fastener metal | Mid | 25 – 40 yrs | Outbuildings and agricultural |
| Standing-seam metal | High | 40 – 70 yrs | Roughly double asphalt |
| Concrete or clay tile | High | 50+ yrs | Needs a structure rated for the weight |
| Slate | Highest | 75 – 100+ yrs | Structural and specialist trade |
For actual dollar figures in your area, the cost by state pages carry per-square ranges for asphalt, metal and tile in every state, and the city pages scale those by the local metro factor.
Three written quotes from licensed, insured local contractors, each against the same scope. Most of the spread between quotes is scope rather than rate — one may be replacing all the flashing and opening up the soffit intake while another reuses the flashing and leaves the ventilation as it is. Compare line by line before comparing totals.
Where you are, what covering you choose, how many layers come off, and how complicated the roof is — roughly in that order. Material brand is a long way down the list.
Tear-off and disposal per layer, underlayment and ice barrier, the covering and fasteners, all new flashing, drip edge, starter and valley metal, ventilation, and the labour with its insurance.
The permit and replacement decking most often, plus any structural work. Decking cannot be quoted in advance because nobody can see it until the shingles are off — it should be a per-sheet contingency.
Three written quotes from licensed insured local contractors against the same scope, compared line by line before totals. Most of the spread between quotes is scope, not rate.
Want the figures behind the averages? The 2026 roofing cost report sets out price per square by material and region.
Adding a skylight while the roof is open? See skylight installation cost.
Spreading the cost? Compare loans, HELOCs and contractor plans in roofing financing options.
Want these numbers for your own house? The free roofing calculator turns house size and roof pitch into squares, bundles and an installed-cost range.