Most US homeowners pay $11,000 to $22,000 to replace an asphalt shingle roof on a typical single-family house in 2026. Metal runs roughly 1.5 to 2.5 times that, and tile or slate can cost three to four times as much. Two numbers drive almost every quote: how many squares of roofing your house needs, and what material goes on it.
Enter your home’s footprint and pitch below. The calculator converts that into real roof area, prices your chosen material, adds tear-off, decking repairs and permits, and shows what the same roof would cost in five other materials.
Roof Replacement Cost Calculator
Get a low, typical and high installed price for your roof, by material, pitch and the extras roofers add to the quote.
| Item | Typical | Range |
|---|
| Material | Typical total | Lifespan |
|---|
Roof area is estimated as footprint x pitch factor x 1.10 for overhangs. Material prices are 2026 installed ranges including labor, underlayment, starter, ridge cap and cleanup. Get at least three written quotes; storm season and insurance claims can push prices up.
How roofers measure your roof
Roofing is sold by the square, which is 100 square feet of roof surface. Roof area is always larger than the floor area underneath it, because the roof slopes and hangs past the walls. A 6/12 pitch, meaning the roof rises 6 inches for every 12 inches of run, adds about 12% to the area. Overhangs typically add another 10%. That is why an 1,800 sq ft footprint usually needs about 22 squares, not 18.
| Pitch | Area multiplier | Labor effect |
|---|---|---|
| Flat to 2/12 | 1.00 | Needs membrane, not shingles |
| 4/12 | 1.05 | Walkable, standard pricing |
| 6/12 | 1.12 | Most common, standard pricing |
| 8/12 | 1.20 | Harnesses and roof jacks, about 7% more labor |
| 10/12 and up | 1.30 to 1.41 | Steep-roof premium of 15% or more |
The surprises that show up after tear-off
Rotted plywood or OSB decking is the most common change order. Nobody can see it until the old shingles come off, so a good contract states a price per sheet of replacement decking up front, commonly $70 to $120 a sheet installed. Two existing layers of shingles cost more to remove and dump than one. In snowy states, codes often require ice and water shield along the eaves, and many roofers recommend covering the whole deck.
Frequently asked questions
How many squares is a 2,000 square foot house?
For a single-story house with a 2,000 sq ft footprint and a medium 6/12 pitch, expect about 24 to 25 squares once slope and overhangs are counted. A two-story house with the same living space has a smaller footprint and needs fewer squares.
Does homeowners insurance pay for a new roof?
Insurance usually pays when a covered event such as hail or wind damages the roof, minus your deductible. It does not pay to replace a roof that is simply old. Some policies pay only depreciated value on older roofs.
Is a metal roof worth the extra cost?
If you plan to stay 20 years or more, often yes. Standing seam metal can last 40 to 70 years versus 20 to 30 for architectural shingles, and some insurers offer discounts for impact-resistant roofs. For a short stay, shingles usually win.
How long does a roof replacement take?
Most asphalt shingle replacements on a typical house take one to three days. Metal, tile and slate roofs, steep pitches and major decking repairs can stretch the job to a week or more.
More free calculators
How this calculator works: installed price ranges per square foot come from 2026 national roofing cost data and contractor pricing, adjusted for pitch, roof complexity, stories and regional labor costs. Your roof’s actual measurements, local code requirements and material availability will change the price. Figures are estimates as of October 2026. See our disclaimer.
