How Much Does It Cost to Replace a Roof?

Your home’s roof is your frontline protection against the elements and one of the most expensive parts of your home to replace. It can be extra nerve-wracking if you start noticing water-stained ceilings and widespread patches of missing or damaged shingles.

Knowing how much a roof replacement might cost can help you prepare for the expense. (Or, if you’re an anxious person like me, at least avoid most of the sticker shock.) 

We’ll review some of the factors that can affect your roof replacement cost. Keep in mind that these are just estimates; for the final word on your home’s roof, you’ll need to compare quotes from roofing contractors.

Table of Contents

1. Average cost
2. 8 factors that affect the cost of a new roof
   1. 1. Size
   2. 2. Roof complexity
   3. 3. Material
   4. 4. Labor
   5. 5. Location
   6. 6. Season
   7. 7. Permitting and inspection fees
   8. 8. Contractor charges
3. Can I use insurance?
4. Tax incentives
5. Is a roof replacement worth it?

Average cost of roof replacement

Nationwide, the average roof replacement cost ranges from $6,240 to $31,415 for a 1,500-square-foot home, according to a 2025 survey by This Old House.

That’s quite a range, and it highlights how much impact different factors can have on your final price tag. Let’s look at those next.

8 factors that affect the cost of a new roof

The best way to estimate the cost of replacing your roof is to ask for bids from roofing contractors.

But short of that, you can get a sense of whether your roof replacement will cost more or less by looking at these factors: 

1. Size

The bigger the roof, the more labor and materials you’ll need, and that drives the price up.

It’s not just the square footage of your home’s living area, either; it could be higher or lower if your home has multiple stories or an attached garage. 

Here’s how roof replacement costs change according to size for a standard asphalt-shingle roof, according to This Old House:

• 1,000 square feet: $5,025
• 2,000 square feet: $9,858
• 3,000 square feet: $14,691

2. Roof complexity

More complex roofs require more planning and materials, as well.

Things like dormers, chimneys, steep roof pitches, or even working higher up on a second story can all add to the cost of a roof replacement.

• Replacing chimney flashing: $200 to $500
• Replacing a second-story roof: $1,000 to $3,000 extra
• Replacing roofing around a dormer: $250 to $1,000 per dormer
• Roof replacements for pitches over 8/12: $1,000 to $3,000 extra
• Flat roof replacement with tar and gravel: $3,300 to $11,500

3. Material

One of the biggest factors affecting your cost is the type of materials you pick.

Aesthetics come into play here, but so does the environment you live in. I love the look of wood shake roofs, for example, but I would never buy one because I live in a wildfire-prone area. 

It’s also important to consider how much you want to spend, versus how long you want your roof to last. Here’s how different roof types compare in cost and longevity:

Cheaper roofing materials, like asphalt shingles, typically cost less upfront but need to be replaced more often.

More expensive roofing materials, like slate, require a bigger upfront investment. But they’ll generally save you money over time with a longer lifespan. 

Also important in storm-prone states like Florida and Louisiana: Weather-resistant FORTIFIED roofs are more expensive upfront, but they frequently qualify for state-sponsored grants, tax advantages, or home insurance discounts. 

4. Labor

Roofing is one of the hardest and most dangerous construction jobs out there, and contractors charge rates accordingly: $75 per hour, on average.

Much of it depends on where you live, too, with rates nationwide ranging from $44 to $130 per hour. Here’s what you can expect to pay in different states:

• South Dakota: $89 to $130
• North Dakota: $44 to $64
• Washington: $60 to $88

Homeowners often think they can save money on a roofing job by doing the work themselves.

But unless you can carry 80 bundles of shingles that weigh 70 pounds each up a ladder and install them all perfectly, I wouldn’t advise a DIY roofing job.  

5. Location

Where you live can influence how much you pay for labor and materials, in general.

But it could also affect local building norms and requirements. Cedar-shake roofs are banned in some communities, for example, because of their high risk of burning during a wildfire. 

Here are typical roof replacement costs in different states:

• California: $6,200 to $17,400
• Florida: $5,400 to $15,200
• Oregon: $5,700 to $16,000

6. Season

In some areas of the country, it can cost more to replace your roof during certain times of the year, or even be impossible in extreme environments.

When I lived in northern Alaska, contractors often had to encase entire buildings in an expensive heated plastic bubble to replace the roof in winter. 

On the other hand, in more favorable year-round climates, scheduling off-season work could help save money.

One Utah contractor notes, for example, that homeowners can save 10% to 20% during the off-peak winter season. But in areas like Florida, homeowners can see price surges up to 50% during hurricane season.

7. Permitting and inspection fees

Local governments are responsible for setting permitting and inspection requirements, along with the associated fees. If you hire a contractor, they’ll typically handle all this themselves. 

You’ll need to handle it on your own if you DIY your roof, though, with permitting fees typically ranging from $150 to $500. 

8. Contractor charges

Contractors often pass secondary costs onto you, such as the permitting fees discussed above.

But they can also add on extra charges, which can add a further 15% to 20% to the project cost. Here are a few examples of extra costs that contractors often charge:

• Debris disposal: $300 to $1,000
• Upgrades to meet current building codes: $500 to $2,000
• Extra repairs for roof underlayment and trusses: $500 to $5,000+

Your contractor can notify you of some of these charges in advance, such as debris disposal fees. But others, like unanticipated repairs, might not appear until the roof is exposed. 

Can I use insurance to cover the cost of a new roof?

If your roof needs to be replaced because of something your home insurance covers, like storm damage, you can file a claim to help pay for some of the cost. Home insurance won’t cover things like normal wear and tear, though. 

Tax incentives may help cover the cost of a new roof

There aren’t a ton of ways to lower your roof replacement cost using tax breaks, but here are a few:

• The Residential Clean Energy Credit subsidizes the cost of solar roofing tiles, although it expires on December 31, 2025.
• If you use a home equity line of credit (HELOC) or home equity loan to pay for the cost of a new roof, you may be able to deduct the interest you pay on your taxes. 
• If you have a home-based business or you rent out your home, you may qualify for other tax breaks. I’d recommend checking with an accountant to be sure.

Is a roof replacement worth it?

This depends mostly on your roof’s current condition. If it’s already in good shape, it’s likely not worth it.

But if you’re not sure, you can hire a contractor or inspector, which typically costs between $125 and $570. They can give you an idea of its remaining lifespan and any recommended repairs. 

If your roof needs replacing, consider your goals. If you’re selling your home, a new roof can help you sell it faster and for a higher price, especially in a buyer’s market. But you’re unlikely to fully recoup the cost right away. If you plan on staying in your home, that might not be as important.

Consider ROI

A new $32,000 asphalt shingle roof has a typical ROI of 68%, per one 2025 report. That means it only adds $22,000 to your home’s immediate value. In other words, you paid around $10,000 for the possibility of a faster and easier sale. (Metal roofs have a 50% ROI, in comparison.)

But that can be important if you’re relying on your home sale proceeds to buy your next home. I’ve sat for months on a home that wouldn’t sell in a buyer’s market because it needed repairs, and trust me, paying a mortgage and rent at the same time isn’t fun. I’d have gladly paid extra if I could have afforded it.