The average roof replacement cost in 2026 ranges from $5,000 to $25,000 depending on:

• Roof size: 1,200-3,000 sq ft typical range
• Material choice: Asphalt ($4.50-$5.50/sq ft) vs. Metal ($7-$9.50/sq ft) vs. Tile ($12-$14/sq ft)
• Labor rates: $45-$75/hour depending on region
• Roof complexity: Simple gable roofs cost less than complex multi-facet designs

Example: A 2,000 sq ft roof with architectural shingles typically costs $11,000-$16,000 installed.

Follow this formula:

Roof Area = Length × Width × Pitch Multiplier

Example calculation:

• House length: 50 feet
• House width: 30 feet
• Roof pitch: 6:12 (multiplier = 1.118)
• Calculation: 50 × 30 × 1.118 = 1,677 sq ft

The pitch multiplier accounts for the slope angle. Steeper roofs have more surface area than flat roofs of the same footprint. Reference the pitch multiplier table above for your specific roof slope.

Key cost factors include:

1. Extent of Damage: 10% damage (minor repair) vs. 100% (full replacement)
2. Roof Size & Pitch: Larger and steeper roofs require more materials and labor
3. Material Type: Asphalt is most affordable; slate and tile are premium
4. Accessibility: Multi-story homes or complex roof designs increase labor costs 15-30%
5. Geographic Location: Labor rates vary significantly by region ($45-$85/hour)
6. Permits & Disposal: Add $500-$1,500 to total cost
7. Underlayment & Flashing: Upgrades add $1.50-$3.00/sq ft
8. Emergency vs. Scheduled: Emergency repairs cost 25-50% more

Typical timelines:

• Asphalt Shingles: 1-3 days (most common, fastest installation)
• Metal Roofing: 3-5 days (requires specialized installation)
• Tile Roofing: 5-7 days (heavy material, precise placement)
• Slate Roofing: 7-10 days (most labor-intensive)

Factors affecting timeline:

• Roof size and complexity
• Weather conditions (rain delays common)
• Crew size (larger crews finish faster)
• Tear-off requirements (removing old roof adds 1 day)

REPLACE if:

• Damage exceeds 25-30% of total roof area
• Roof is 20+ years old (for asphalt shingles)
• Multiple leaks in different locations
• Structural damage or sagging visible
• Extensive granule loss on shingles
• Missing shingles cover large areas

REPAIR if:

• Damage is localized (<25% of roof)
• Roof is under 15 years old
• Single leak with identified source
• Minor storm damage (few missing shingles)
• Flashing or vent issues only

Cost Rule: If repair costs exceed 50% of replacement cost, replace instead of repair.

For best value, consider cost per year of life:

Winner: Asphalt shingles offer the best cost-to-durability ratio for most homeowners.

Long-term winner: Metal roofing - Higher upfront cost but lasts 2x longer, offers energy savings, and requires minimal maintenance.

Insurance typically covers:

• Storm damage: Wind, hail, falling trees (if sudden and accidental)
• Fire damage: Full coverage for fire-related roof damage
• Vandalism: Malicious damage covered

Insurance does NOT cover:

• Normal wear and tear: Age-related deterioration
• Lack of maintenance: Neglected repairs
• Cosmetic damage: Appearance issues only

💡 Important: Document damage with photos, get professional inspection, and file claims within policy time limits (typically 1 year). Your deductible applies ($500-$2,500 typical).

Best practices for accurate estimates:

1. Measure precisely: Use this calculator with accurate dimensions
2. Get multiple quotes: Obtain 3-5 quotes from licensed contractors
3. Professional inspection: Pay for independent roof inspection ($200-$500)
4. Verify licenses: Confirm contractor licensing and insurance
5. Check references: Ask for recent customer references
6. Review contracts: Ensure written warranties and detailed scope
7. Understand pricing: Ask for itemized breakdowns (materials, labor, permits)

Red flags to avoid: Prices 30%+ below market rate, no written contract, upfront payment demands, no license/insurance, pressure tactics.