The roof
The job
More costs and pricingSteep pitch, underlayment, markup, tax, permits, dumpster, decking, overhead
See full breakdown
A new roof usually costs $7,500 to $30,000, and most homeowners spend $9,000 to $18,000 on a standard asphalt shingle roof. The material sets the price: installed, 3 tab shingles run $4.50 to $7.50 per sq ft, architectural shingles $6 to $9, metal $4 to $40, concrete or clay tile $10 to $18 and natural slate $15 to $30. Roofers price by the square (100 sq ft of roof surface), labor is 50% to 60% of the bill, and tearing off the old roof adds about $100 to $250 per square.
How to calculate roof cost by material
Any roof price comes down to roof surface, material, labor, and what it takes to clear the old roof. This roof cost calculator works through those four lines in order, and the quote tab lets a roofer swap in their own numbers.
| Estimate a job homeowners | Build a quote roofers | |
|---|---|---|
| Roof surface | Take the footprint × pitch factor = roof surface (flat roofs use the footprint as is), then ÷ 100 for squares | Footprint × pitch factor ÷ 100 = squares; material is ordered on squares × (1 + waste) |
| Material | The installed price per sq ft for the material you pick, a little higher on cut up roofs | Squares ordered × your material cost per square, plus underlayment, tax and markup |
| Labor | About half that price is labor, adjusted up or down for what roofers earn where you live, then raised for steep pitch or extra stories | Squares × labor per square, or crew hours × hourly rate, plus any steep or tall roof premium |
| Tear off and fees | Old layers removed per square, cleanup and the permit | Tear off per square, permits, dumpster and decking repair |
| Final price | Material + Labor + Tear off + Fees | (Material + Labor + Tear off + Fees + Overhead) ÷ (1 minus the profit margin you want) |
Worked example: 2,000 sq ft home, 6/12 pitch, architectural shingles, one layer off, US average
When to use this roofing cost calculator
Open it any time a number for a new roof feels too high, too low or simply unknown, on either side of the sale.
- Budgeting for a new roof: put in your footprint, pitch and the material you like, and you get a range before the first roofer climbs a ladder. That number tells you whether to start saving, look at financing, or step down one material.
- Comparing roofer quotes: line each bid up against the range for your state and material.
- Repairs or partial replacements: enter only the area being redone. For a leak or a patch, the roof repair cost calculator fits better.
- Storm damage and insurance claims: an adjuster's scope and a contractor's figure rarely match on the first try. Run the same roof through this roof cost calculator so you have an independent number in hand when you talk to either of them.
- Upgrading to a premium material: switch from shingles to metal, tile or slate and see the total and the cost per year of roof life change.
- Tear off or overlay decisions: set the old roof to none, one or two layers. The reroof cost calculator goes further on that choice.
- Pricing a roof: the Build a quote tab takes a contractor's real numbers (supplier price per square, crew labor, waste and margin) and tells them whether the finished price per square lands inside the normal installed band for that material.
How much does a roof cost by material?
Asphalt is the cheapest roof to put on and natural slate or copper the most expensive. Spread over the life of the roof the gap narrows, because tile, slate and copper can outlast asphalt by decades.
| Material | Installed per sq ft | Per roofing square | 2,000 sq ft of roof | Typical lifespan |
|---|---|---|---|---|
| 3 tab asphalt shingles | $4.50 to $7.50 | $450 to $750 | $9,000 to $15,000 | 15 to 20 years |
| Architectural shingles | $6 to $9 | $600 to $900 | $12,000 to $18,000 | 25 to 30 years |
| Premium designer shingles | $7 to $12 | $700 to $1,200 | $14,000 to $24,000 | 30 to 50 years |
| Corrugated metal | $4 to $14 | $400 to $1,400 | $8,000 to $28,000 | 25 to 40 years |
| Standing seam or aluminum | $10 to $17 | $1,000 to $1,700 | $20,000 to $34,000 | 40 to 60 years |
| Copper | $15 to $40 | $1,500 to $4,000 | $30,000 to $80,000 | 100+ years |
| Cedar shake | $9 to $14 | $900 to $1,400 | $18,000 to $28,000 | 20 to 30 years |
| Concrete tile | $10 to $18 | $1,000 to $1,800 | $20,000 to $36,000 | 40 to 75 years |
| Clay tile | $10 to $18 | $1,000 to $1,800 | $20,000 to $36,000 | 50 to 100 years |
| Synthetic slate | $9 to $15 | $900 to $1,500 | $18,000 to $30,000 | 30 to 50 years |
| Natural slate | $15 to $30 | $1,500 to $3,000 | $30,000 to $60,000 | 75 to 150 years |
| TPO membrane (flat) | $4 to $14 | $400 to $1,400 | $8,000 to $28,000 | 20 to 30 years |
| EPDM rubber (flat) | $4 to $13 | $400 to $1,300 | $8,000 to $26,000 | 20 to 30 years |
| Modified bitumen (flat) | $4 to $8 | $400 to $800 | $8,000 to $16,000 | About 20 years |
Installed prices cover material and labor, before tearing off the old roof. Going deeper on one material? Try the metal roof cost calculator, the TPO roofing cost calculator or the flat roof calculator.
What does a 1,200, 2,000 or 3,000 sq ft roof cost?
These sizes are roof surface, not floor area. Because of pitch and overhangs, a roof is usually 20% to 30% larger than the home's footprint, so a 2,000 sq ft home often carries 2,400 to 2,600 sq ft of roof.
| Roof surface | 3 tab shingles | Architectural | Standing seam | Natural slate |
|---|---|---|---|---|
| 1,000 sq ft (10 squares) | $4,500 to $7,500 | $6,000 to $9,000 | $10,000 to $17,000 | $15,000 to $30,000 |
| 1,200 sq ft (12 squares) | $5,400 to $9,000 | $7,200 to $10,800 | $12,000 to $20,400 | $18,000 to $36,000 |
| 1,500 sq ft (15 squares) | $6,750 to $11,250 | $9,000 to $13,500 | $15,000 to $25,500 | $22,500 to $45,000 |
| 2,000 sq ft (20 squares) | $9,000 to $15,000 | $12,000 to $18,000 | $20,000 to $34,000 | $30,000 to $60,000 |
| 2,500 sq ft (25 squares) | $11,250 to $18,750 | $15,000 to $22,500 | $25,000 to $42,500 | $37,500 to $75,000 |
| 3,000 sq ft (30 squares) | $13,500 to $22,500 | $18,000 to $27,000 | $30,000 to $51,000 | $45,000 to $90,000 |
Add tear off on top: about $100 to $150 a square for one old layer. Not sure of your roof surface? The roofing calculator works out squares, bundles and underlayment.
How much is roofing labor per square in each state?
Roofing labor runs about $250 to $600 per square ($2.50 to $6 per sq ft) at the US average, and it swings with local roofer pay. Find your state below or pick it in the calculator.
Roofing labor cost per square by state
| State | Labor per square | Compared with US average |
|---|---|---|
| Alabama | $205 to $495 | 18% below |
| Alaska | $300 to $720 | 20% above |
| Arizona | $215 to $510 | 15% below |
| Arkansas | $215 to $515 | 14% below |
| California | $285 to $690 | 15% above |
| Colorado | $235 to $560 | 7% below |
| Connecticut | $280 to $670 | 12% above |
| Delaware | $270 to $645 | 7% above |
| District of Columbia | $280 to $670 | 11% above |
| Florida | $215 to $515 | 14% below |
| Georgia | $210 to $510 | 15% below |
| Hawaii | $270 to $645 | 7% above |
| Idaho | $260 to $625 | 4% above |
| Illinois | $350 to $845 | 41% above |
| Indiana | $260 to $630 | 5% above |
| Iowa | $220 to $525 | 12% below |
| Kansas | $215 to $510 | 15% below |
| Kentucky | $210 to $510 | 15% below |
| Louisiana | $220 to $530 | 12% below |
| Maine | $225 to $545 | 10% below |
| Maryland | $270 to $650 | 8% above |
| Massachusetts | $330 to $790 | 31% above |
| Michigan | $270 to $645 | 7% above |
| Minnesota | $335 to $805 | 34% above |
| Mississippi | $205 to $485 | 19% below |
| Missouri | $220 to $525 | 12% below |
| Montana | $265 to $640 | 6% above |
| Nebraska | $210 to $505 | 16% below |
| Nevada | $230 to $555 | 8% below |
| New Hampshire | $270 to $650 | 8% above |
| New Jersey | $345 to $830 | 38% above |
| New Mexico | $205 to $490 | 18% below |
| New York | $300 to $715 | 19% above |
| North Carolina | $220 to $530 | 12% below |
| North Dakota | $270 to $645 | 8% above |
| Ohio | $225 to $535 | 11% below |
| Oklahoma | $195 to $475 | 21% below |
| Oregon | $265 to $640 | 6% above |
| Pennsylvania | $250 to $605 | 1% above |
| Rhode Island | $280 to $665 | 11% above |
| South Carolina | $205 to $495 | 17% below |
| South Dakota | $215 to $515 | 14% below |
| Tennessee | $205 to $495 | 18% below |
| Texas | $210 to $500 | 17% below |
| Utah | $220 to $525 | 12% below |
| Vermont | $265 to $640 | 7% above |
| Virginia | $220 to $525 | 13% below |
| Washington | $275 to $655 | 9% above |
| West Virginia | $230 to $555 | 8% below |
| Wisconsin | $270 to $645 | 7% above |
| Wyoming | $205 to $495 | 18% below |
Each state's range follows median roofer pay there. The calculator applies it to the labor share of your roof.
What drives the price of a new roof up or down?
Material sets the starting price. Everything below decides where in that range your roof lands.
| Factor | What changes the price | Typical effect |
|---|---|---|
| Material | The biggest lever by far. | $4 to $40 per sq ft installed |
| Roof pitch | Pitch stretches the same footprint into more square feet, and once the roof is too steep to walk, crews slow down and rig harnesses and roof jacks. | A 6/12 roof has 11.8% more area than its footprint, a 12/12 roof 41.4% more; from 9/12, labor climbs 20% to 25% |
| Stories | Every bundle has to go higher. | 10% to 20% more labor on two and three story homes |
| Roof shape | Hips, valleys, dormers, chimneys and skylights mean more cuts, more flashing and more scrap. | Waste of 5% to 8% on a simple gable, 10% to 15% on a cut up hip roof |
| Old layers | Each layer has to be stripped and hauled away. If the house already has two layers, most codes require a full tear off. | One layer: $100 to $150 a square. Two layers: $150 to $250 |
| Decking | Soft or rotted sheathing only shows up once the old roof is off. | $2 to $5 per sq ft for the damaged area |
| Location | Labor rates, code rules and material delivery all vary. | West Coast and Northeast labor runs 15% to 20% above the national average |
| Permits and cleanup | Most full replacements need a permit, and the debris has to go somewhere. | Permit $250 to $500; cleanup and disposal around $800 |
| Weight | Concrete tile, clay tile and slate are heavy enough that the framing may need extra support before they go on. | Structural work priced on its own |
How do roofers estimate a roof replacement?
Roofing contractors build a bid one square at a time. Skip a line and it comes out of your margin, not the customer's pocket:
- Measure the roofTake the footprint and pitch from the ground, the plans or an aerial report. Mixed pitch roofs get each plane measured on its own.
- Convert to squares and add wasteRoof surface ÷ 100, then waste on top for what you order.
- Price the material per squareShingles, panels, tile or membrane, plus underlayment, drip edge, ridge cap and flashing. Architectural shingles come three bundles to the square.
- Price the laborPer square or by crew hours, with a premium for steep pitch and tall walls.
- Add tear off and site costsLayers to strip, the dumpster, a decking allowance for rot you cannot see yet, and the permit. Confirm the layer count before you price it, because a hidden second layer is not always visible from the ground.
- Set your margin and sanity checkPrice for profit, then compare the quote per square with the typical installed range for that material.
The Build a quote tab runs these steps for you and flags a quote that falls outside the usual range.
What margins do roofing companies run?
Most roofing companies keep 20% to 40% gross and 5% to 15% net. Gross is what stays after the job's own costs (materials, labor, disposal, permits, equipment); net is what is left once rent, office pay, marketing and taxes are paid.
| Margin | Typical roofer | Best run roofers |
|---|---|---|
| Gross profit margin | 20% to 40% | 45% to 55% |
| Net profit margin | 5% to 15% | 15% to 20% |
Roofing contractor? The morning after a hailstorm, the first roofer to answer gets the inspection.
Storm days bring a whole street of calls in a few hours, and a homeowner who hits voicemail simply dials another roofer. ServiceAgent picks up each call day or night, takes the address and what the damage looks like, puts the inspection in your schedule and chases the quote after you send it.
Book a free demoFrequently asked questions
Plain answers on roof prices by material and size, plus what the numbers above include.
Book a free demoWhat does a new roof cost in 2026?
Most roof replacements land between $7,500 and $30,000, and the usual asphalt shingle roof costs $9,000 to $18,000. Small, simple roofs can come in around $6,000, while large, steep or premium material roofs go past $30,000.
How accurate is this roof cost calculator?
Treat the result as a planning range rather than a bid. The range comes from typical installed prices for each material, your roof surface, roofer pay in your state, and the tear off you choose. A roofer's quote can still move once they walk the roof, find soft decking, or count more layers than expected.
What affects roofing costs the most?
Material first, then roof size. After that come pitch, the number of stories, how cut up the roof is, how many old layers come off, and local labor rates.
How much should a 1,200 sq ft roof cost?
For 1,200 sq ft of roof surface (12 squares), expect about $5,400 to $9,000 in 3 tab shingles, $7,200 to $10,800 in architectural shingles and $12,000 to $20,400 in standing seam metal, installed. Removing one old layer adds roughly $1,200 to $1,800.
What is the average cost to replace a roof on a 2,000 sq ft home?
A 2,000 sq ft one story home with a 6/12 pitch has about 2,236 sq ft of roof. In architectural shingles that is $13,416 to $20,125 installed, or $16,702 to $24,779 once one old layer, cleanup and the permit are added. In 3 tab shingles the same roof starts lower, and in natural slate it can reach about $67,000 before tear off.
Is $30,000 too much for a roof?
It depends on the material. For an asphalt shingle roof on an average home, $30,000 sits well above the usual $9,000 to $18,000, so ask the roofer to explain the scope. For standing seam metal, tile or slate on a 2,000 sq ft roof, $30,000 is within the normal range.
What is the 25% rule in roofing?
That name refers to a Florida Building Code provision. Under it, a homeowner who fixed over a quarter of a roof (or roof section) in any 12 month period had to bring the entire roof or section up to current code. A 2022 state law (SB 4D, in effect May 26, 2022) narrowed it: when the existing roof already meets the 2007 Florida Building Code or a newer edition, just the portion being worked on has to meet current code.
Can I use this for small repairs or full replacements?
Yes. Enter the area being redone and the material, and the calculator prices that area. Roofing is usually a one time job, so each estimate stands on its own; for a single leak or a few missing shingles, a repair estimate is the better fit.
Does the estimate include taxes or extra fees?
The homeowner estimate includes tear off, cleanup and a typical permit, but not sales tax. In the quote builder, roofers can add sales tax on materials, permits, a dumpster, decking repair and overhead as their own lines.
Is it useful for roofing contractors too, and can I customize the rates?
Yes. Homeowners use the Estimate a job tab, and contractors get the Build a quote tab, where every number is editable: material cost per square, waste, labor per square or by the hour, tear off, markup and margin. Picking a state suggests a typical labor rate, and the result tells you whether your price per square sits inside the usual installed range for that material.
How does this fit into a roofing company's workflow?
Use it to sanity check a price before the quote goes out. Pair it with ServiceAgent so the calls that lead to those quotes are answered, booked and followed up even when the whole crew is on a roof.
Leads growth and product marketing for ServiceAgent at SaaS Labs, where he has worked in product marketing since 2020. Writes ServiceAgent's coverage of AI call answering, CRM and home services operations.
GAF Master Elite installer with 16 years in residential and commercial roofing. Former operations lead at Beldon Roofing, now reviews ServiceAgent roofing content.
Published by ServiceAgent, the AI front office for home service teams. Estimates only. Roof prices change with the material brand, the condition of the deck and local rules, so get a written quote from a licensed roofer before work begins.