The short answer
Most single-family roof replacements in North America land between $5.50 and $14.00 per square foot installed. On a typical 2,000 sq ft roof that is roughly $11,000 to $28,000. Coastal California, the Bay Area and Greater Toronto sit at the top of that band; much of Texas and the Midwest sits near the bottom.
The spread inside a single city is driven less by the shingle you pick and more by pitch, facet count, how many old layers have to come off and how hard the property is to access.
Cost by roof size
Roof area is not the same as house footprint — pitch adds 6% to 40% on top of the floor plan.
- 1,200 sq ft roof: $6,600 – $16,800
- 1,600 sq ft roof: $8,800 – $22,400
- 2,000 sq ft roof: $11,000 – $28,000
- 2,600 sq ft roof: $14,300 – $36,400
- 3,200 sq ft roof: $17,600 – $44,800
Cost by material
Material choice moves the number more than any other single decision.
- 3-tab asphalt: $4.50 – $7.00 per sq ft — cheapest, 15 to 20 year life
- Architectural asphalt: $5.50 – $9.50 per sq ft — the default for most homes, 25 to 30 years
- Class 4 impact-resistant asphalt: $7.00 – $11.50 per sq ft — hail markets, often earns an insurance discount
- Standing-seam metal: $12.00 – $20.00 per sq ft — 40 to 60 years, strong in wildfire and snow country
- Concrete or clay tile: $11.00 – $22.00 per sq ft — common in the Southwest, heavy and structure-dependent
Line items that belong on every quote
If a quote is one number with no scope, you cannot compare it to anything.
- Tear-off and disposal, with the number of existing layers stated
- Deck inspection and a per-sheet price for replacing rotten plywood
- Underlayment type — synthetic vs felt — and ice-and-water shield coverage
- Drip edge, valley metal and all step and counter flashing
- Ridge vent or intake ventilation upgrades
- Manufacturer warranty tier and the contractor's own workmanship warranty
How to avoid overpaying
Get the roof measured before you take bids. When every contractor is pricing the same measured area and the same scope, the differences that remain are real. A free Roofsy report gives you satellite measurements, a condition score and a local price range in about a minute, and you can hand that to every roofer you talk to.
Then collect three quotes. Not one, not seven. Three firm bids against a measured baseline is enough to see the market without turning your week into a procurement project.
Get your free roof report
Satellite measurements, a 0-100 condition score and your own price range — from just your address.
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Frequently asked
- Is it cheaper to replace a roof in winter?
- Often yes in warmer markets — demand drops and crews discount to stay busy. In freezing climates asphalt sealing suffers below about 40°F, so the savings are not worth the risk.
- Can I put a new roof over the old one?
- Most codes allow two layers total, and it saves tear-off cost. It also hides deck rot, shortens shingle life and makes the next replacement more expensive. Tear-off is usually the better buy.
- How long does a roof replacement take?
- One to three days for a typical asphalt roof, longer for tile, metal or complex multi-facet roofs.