What does a roofer cost in 2026?
A full asphalt shingle roof replacement costs $5.50–12 per square foot in 2026 — roughly $9,000–25,000 for an average single-family home — including tear-off, underlayment, flashing and disposal. Metal, tile and slate run two to five times that. Repairs are usually $400–1,800, and most roofers have a minimum charge that makes a small leak cost more than the materials suggest.
Updated September 15, 2026
What drives a roofing number up
Square footage is the starting point, but pitch, layers and complexity do the rest. A steep roof needs staging and slows the crew down. A roof with two existing layers costs more to tear off and dispose of. Every valley, dormer, skylight and chimney is flashing work, and flashing is where roofs leak.
Decking is the wild card. Nobody knows what's under the shingles until the tear-off, so a good quote states a per-sheet price for replacing rotten plywood — typically $70–150 a sheet installed — rather than leaving it open.
Material choice sets the ceiling. Architectural asphalt lasts 25–30 years, standing seam metal 40–70, and the price gap reflects that. Compare cost per year of expected life, not just the quote.
Typical roofing prices
Installed prices including tear-off and disposal unless noted.
| Job | Typical price |
|---|---|
| Architectural asphalt shingles, per sq ft | $5.50–9 |
| Full replacement, 2,000 sq ft roof | $11,000–25,000 |
| Standing seam metal, per sq ft | $12–25 |
| Concrete or clay tile, per sq ft | $12–28 |
| Leak repair | $400–1,800 |
| Replace rotten decking, per sheet | $70–150 |
| Chimney or skylight reflash | $400–1,200 |
| Ridge vent, per linear foot | $8–18 |
| Gutter replacement, per linear foot | $8–20 |
| Roof inspection | $0–400 |
Insurance, licensing and storm chasers
After hail or wind, a homeowner's policy often covers replacement less the deductible. Get your own inspection before filing, document the damage with dated photos, and be careful with contractors who offer to 'cover your deductible' — that's insurance fraud in most states and it voids the claim.
Roofing licensing is state by state and enforcement varies, so check the state board, confirm general liability and workers' compensation, and look up how long the company has been at its current address. A crew that appeared in town after the storm will not be around for the workmanship warranty.
Separate the two warranties: the manufacturer covers the shingles, the roofer covers the installation. A 30-year shingle with a one-year labor warranty is a one-year roof, because installation error causes most failures.
How to compare bids
Insist every bid lists the same items: tear-off of all layers, ice and water shield at eaves and valleys, synthetic underlayment, drip edge, new pipe boots, ventilation plan and permit. Missing drip edge or reused pipe boots are the two most common ways a bid gets cheap.
Pay a deposit for materials if the roofer asks, but never pay in full before the final inspection and the dumpster is gone.
Frequently asked questions
How much does a new roof cost?
$9,000–25,000 for a typical single-family home in architectural asphalt, or $5.50–12 per square foot. Metal and tile run considerably higher.
What does a roof leak repair cost?
$400–1,800 depending on access and cause. Flashing around a chimney or skylight is the most common culprit and sits in the middle of that range.
How long does a roof replacement take?
One to three days for an average asphalt roof with a full crew, longer for steep, complex or tile roofs, and weather adds delays.
Will insurance pay for my roof?
If the damage is sudden — hail, wind, a fallen limb — usually yes, less your deductible. Wear and age are not covered, and a contractor offering to waive your deductible is asking you to commit fraud.
Describe the job and we'll match you with the right company — free for homeowners.