What a roof replacement costs, for a house like yours

A crew laying new asphalt shingles on a house roof, seen from above

You have a quote you are not sure about, or a leak and no quote yet. Run the calculator, then call (855) 812-6217 during business hours with your ZIP code and the result, and licensed roofers near you quote the same job so you can compare three written prices. Quotes cost nothing and you hire only if you want to.

Call (855) 812-6217 Send the job for quotes

You have a roof quote in hand, or a leak and no quote yet, and you want to know what is fair. Most homes pay between $6,885 and $23,993 for a new asphalt shingle roof on a 2,000 sq ft house, says This Old House in its March 2026 guide. So a quote near $15,000 is normal, and one near $30,000 needs a line-item reason.

Put your own house into the calculator: change the footprint box first, then the slope. The example already in it is an 1,800 sq ft single-story house with a 6/12 roof and one layer of old shingles.

Write down your low, likely and high. Three written quotes should land inside that band; if one does not, ask which line explains the gap. After a hail storm, crews book out four to six weeks, so the quote you request today is the one that holds a place in line.

Roof replacement cost by house size

Roofers price the roof surface, not the floor. A sloped roof has more area than the ground under it, and overhangs add more. A house with an 1,800 sq ft footprint carries about 2,000 sq ft of roof at a 6/12 slope.

Replacement range by roof size, Angi 2026
Roof size	Typical range
1,120 sq ft	$4,900 to $12,300
1,340 sq ft	$5,800 to $14,700
1,565 sq ft	$6,800 to $17,200
1,790 sq ft	$7,800 to $19,700

Source: Angi's 2026 roof replacement cost table. A full replacement averages $9,604 in LendingTree's 2026 financing guide.

Cost by material

Material moves the price more than anything else. Asphalt is the cheapest common choice. Tile and natural slate can cost two or three times as much for the same roof.

Installed price per square foot, checked October 2026
Material	Per sq ft	Source
Asphalt shingles	$3.44 to $12	This Old House, 2026
Standing seam metal	$8 to $14	NerdWallet, 2026
Flat roof membrane	$8.04 to $10.29	Homewyse, May 2026
Clay or concrete tile	$19.01 to $26.03	Homewyse, May 2026
Synthetic slate	$4 to $12	This Old House, 2026
Natural slate	$10 to $30	This Old House, 2026

Each material has its own page: asphalt shingles, metal, tile, slate and flat roofs. Prices are from Homewyse, NerdWallet and This Old House.

Cost per square foot and per square

Angi puts the average replacement at $4 to $11 per square foot of roof. Roofers often quote by the square instead, and one square is 100 sq ft. So $4 a foot is $400 a square.

Homewyse's September 2026 national figure for asphalt is $5.21 to $6.82 per square foot. That is a narrower band because it assumes a plain roof with easy access. See the Homewyse asphalt estimate for its assumptions.

What pushes the price up or down

Slope. A steeper roof has more surface and needs harnesses and slower work. The pitch calculator shows the factor.
Old layers. Getting rid of old roofing costs $1 to $5 per sq ft, per This Old House. Two layers cost more to strip than one.
Rotten decking. Soft wood under the shingles gets replaced by the sheet. That line is often missing from cheap quotes.
Shape. Valleys, dormers, skylights and chimneys each add flashing and cut waste.
Season and storms. After a big hailstorm, crews are booked and prices climb.

The This Old House shingle guide lists the disposal range.

Cost by state

Labor rates and code rules differ by state. Florida asks for wind-rated work, and California for fire-rated roofs. Texas hail drives a lot of claims.

Texas: Austin architectural shingle roofs run $8,000 to $18,000, per KXAN.
Florida: about $18,000 to $32,000 for a standard roof, per Modernize.
California: $15,000 to $55,000, per CEDUR.

Will insurance pay for it

Insurance pays for a sudden covered loss, like hail or a fallen tree. It does not pay for wear. If your policy pays actual cash value, an old roof gets a small check.

Liberty Mutual gives an example. A $15,000 roof that is 20 years old has lost 80% of its value, so the payout is $3,000 before the deductible. Read the details on our roof insurance claim page, or the Liberty Mutual explainer.

Paying for a new roof

LightStream's own example: $10,000 at 9.99% APR over 3 years is 36 payments of $322.62. Rates there run from 9.99% to 21.09% depending on credit.

Contractor plans and home equity loans are the other two routes. The financing page compares them. Rates are from the LightStream roofing loan page.

How long the job takes

IKO says installing a new roof takes one or two days, and the tear-off can be done in a single day. Rain stops the crew, so a wet week can stretch it out.

Plan for noise from about 7 in the morning and nails in the driveway. Our day-by-day page covers what to move first. Timing is from IKO's homeowner guide.

Before you sign, the Federal Trade Commission says to check the license and insurance and get three written estimates. That advice is on the FTC home repair scams page.

Everything on this site

Questions people ask

How much should a 1200 sq ft roof cost?

A 1,120 sq ft roof runs about $4,900 to $12,300 in Angi’s 2026 table. Asphalt is the low end and metal or tile pushes past the high end. Put your own footprint into the calculator for a closer number.

Is $30,000 too much for a roof?

For asphalt on an average house, yes, it is above the usual range. It can be fair for natural slate, tile, a very steep roof or a big house in Miami, where Modernize lists $30,000 to $38,000. Ask for the line items and compare three quotes.

What is the cheapest option for a new roof?

Three-tab asphalt shingles cost the least per square foot. They also wear out first, at about 20 years against about 30 for architectural shingles. Over the life of the house, the cheaper shingle can cost more.

What is the 25% rule for roofing?

It is a building code rule in some states, best known in Florida. If more than a quarter of a roof section needs repair, the code may require that section to be redone to current code. Ask your roofer how your county applies it.

How much does it cost to replace a roof on a 2,200 square foot house?

A 2,200 sq ft house usually has more roof than floor, about 2,460 sq ft on a 6/12 slope. At $3.44 to $12 per sq ft for asphalt, that is about $8,500 to $29,500. The calculator above does the math for your slope and material.

Does homeowners insurance pay for a new roof?

Only for sudden damage the policy covers, such as hail or wind. It does not pay because a roof is old. Our insurance page explains what the first check covers and why it is often smaller.

Sources

Last checked October 2026

What to do now

Run the calculator with your own footprint, slope and material, and write down low, likely and high.
Call (855) 812-6217 with your ZIP code and the likely number, or send the job below. The Roof Cost Guide team answers during business hours and matches it with licensed roofers near you.
Compare three written quotes line by line against your band before you sign anything.

Talk to a local roofer

Call (855) 812-6217 Call (855) 812-6217

Outside business hours, send the quote form and a roofer calls you back.

Three local quotes, one request

Send the what a roof replacement costs, for a house like yours job with your ZIP code, roof size and the material you want. Up to three licensed roofers near you quote the same job, and we send your details to them and no one else. Quotes cost nothing and you hire only if you want to.