roofing cost guide
How much does a roof replacement cost?
A 2,000 sqft asphalt shingle roof replacement costs $9,000–$18,000 in most US/Canadian markets. Metal roofs run $18,000–$35,000, while slate or tile can exceed $40,000.
Key Takeaways
- •Asphalt shingle (2,000 sqft): $9,000–$18,000
- •Metal roof: $18,000–$35,000
- •Tear-off adds $1,500–$3,500
- •Permits typically required
Cost Breakdown
| Line item | Typical share / cost |
|---|---|
| Material (asphalt) | $1.50–$3.50/sqft |
| Material (metal) | $8–$14/sqft |
| Labor | $2.50–$5.50/sqft |
| Tear-off | $1,500–$3,500 |
| Underlayment + flashing | $800–$1,800 |
| Permit + dump fees | $300–$900 |
Factors That Affect Your Cost
Pitch
Steeper roofs (>8/12) require harnesses and add 15–25% labor.
Layers to remove
Removing 2+ existing layers doubles tear-off time.
Decking damage
Replacing rotted decking adds $70–$120 per sheet.
Ventilation upgrades
Ridge vents, soffit upgrades add $400–$1,500.
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Related Questions
How long does a roof last?
Asphalt shingles 20–30 years, metal 40–70 years, slate/tile 50–100+ years.
Will insurance cover my roof replacement?
Insurance typically covers storm or hail damage. Wear-and-tear replacement is owner-paid.