How Much Does a New Roof Cost? Roof Replacement Cost Factors
A roof is priced mostly by its size and complexity and by the material you choose. Use this guide to understand a roofer's quote and to compare bids fairly.
What drives the cost
| Cost factor | Impact | Why it matters |
|---|---|---|
| Roof size | High impact | Roofers price by the "square" (100 sq ft of roof surface), which is larger than your home's floor area. |
| Material | High impact | Asphalt shingles, metal, tile, slate and wood shakes differ greatly in material and labor cost. |
| Pitch and complexity | High impact | Steep roofs, dormers, valleys, skylights and chimneys take more time and safety equipment. |
| Tear-off vs. overlay | Medium | Removing old layers adds labor and disposal; some codes limit overlays. |
| Decking repairs | Medium | Rotten plywood under the shingles is often only found during tear-off; ask for a per-sheet price. |
| Flashing, vents, underlayment | Medium | Quality accessories matter for leaks and warranty eligibility. |
| Permits | Lower | Usually required for replacement. |
| Season and demand | Medium | Demand spikes after major storms. |
Budget checklist: what to include
- Tear-off and disposal (dumpster)
- Decking repairs (unit price)
- Underlayment and ice/water shield
- Shingles or roofing material
- Flashing, drip edge, ridge caps
- Ventilation
- Gutters (if replacing)
- Permit
- Cleanup and magnet sweep for nails
- Manufacturer and workmanship warranty
Ways to save
- Get at least three detailed written bids.
- If storm-damaged, check your homeowners insurance coverage before signing.
- Schedule outside peak storm season if your roof isn't leaking.
- Ask about manufacturer rebates or promotions.
Questions to ask before you hire or book
- Are you licensed (where required) and insured? Do you use subcontractors?
- What's the price per sheet for decking replacement?
- Which underlayment and ventilation will you use?
- Which warranty applies, and is it registered with the manufacturer?
- Beware door-to-door "storm chasers" asking for large deposits.
Ready for real numbers? The only way to know your price is written quotes for your exact job. Request quotes from local pros or plan it in our budget calculator.
This guide explains cost factors rather than quoting dollar figures, because prices for this kind of job vary too much by location and scope for a national number to be useful. Get local written quotes.