Roof Replacement Cost Calculator
Enter your roof area to see what a replacement costs in your area. The sheet prices tear-off, material, and labor in U.S. dollars per roofing square (100 sq ft), compiled September 2026 from published U.S. cost guides. It is a budget estimate, not a bid.
Estimated cost — 2,000 sq ft, architectural asphalt, 1 layer, national average rates
| Replacement total | $10,300 – $17,000 |
|---|---|
| Tear-off + installed material and labor + dumpster/permit allowance. Assumes a clean rectangle: no deck repair, one layer of penetrations, ground access. | |
| Per sq ft of roof | $5.15 – $8.51 / sq ft |
| Total divided by the roof area you entered, not by billable squares. | |
| Roofing squares | 20 squares |
| 1 square = 100 sq ft of roof surface. | |
| Waste allowance | 10% |
| Billable squares | 22 squares |
| Roofing squares × (1 + waste). This is what the prices multiply. | |
| Material (allocated) | $3,617 – $5,861 |
| Labor (allocated) | $5,425 – $8,791 |
| Tear-off and haul-off | $858 – $1,166 |
| Priced by the material on the roof now. Asphalt is $39–$53 / square per layer. | |
| Dumpster and permit allowance | $400 – $1,200 |
| A placeholder. Your city permit and dumpster ticket will differ. | |
| Labor region | national average rates × 1.00 |
| Applied to labor and tear-off only. Material stays on the national table. | |
Material and labor split is an allocation of the installed cost, not separate quoted figures.
How this number is built
Roof area 2,000 sq ft Squares 2,000 ÷ 100 = 20 Waste 10% (gable, 6/12) Billable squares 20 × 1.10 = 22 Installed range $411–$666 / square (architectural asphalt) Installed subtotal 22 × $411 – 22 × $666 = $9,042 – $14,652 Tear-off $858 – $1,166 Dumpster / permit $400 – $1,200 Region national average rates × 1.00 on labor and tear-off Replacement total $10,300 – $17,018 Per sq ft total ÷ 2,000 sq ft = $5.15 – $8.51 Quoted on this page (rounded to $100) $10,300 – $17,000
Material and labor split is an allocation of the installed cost, not separate quoted figures.
Rate table updated September 2026. Previous: initial release.
This is a budget estimate, not a bid. Estimates were compiled in September 2026 from published U.S. cost guides. Final price depends on deck condition, penetrations, access, local code, and a contractor's on-site inspection.
How this roof replacement cost calculator works
One roofing square is 100 square feet of roof surface. A 2,000 sq ft roof is 20 squares. Waste for a gable at 6/12 is 10%, so the crew bills 22 squares. Every dollar on this sheet multiplies those billable squares, not the living area of the house.
Architectural asphalt is stored as $411–$666 per square ($4.11–$6.66 per sq ft). That band is the union of peer calculator tables ($4.11–$5.57 / sq ft) and homewyse May 2026 ($5.09–$6.66 / sq ft). The $8.00 / sq ft figure that still appears on some blogs is not in that set, so it is not in this table.
Tear-off for asphalt is $39–$53 per square per layer ($0.39–$0.53 / sq ft). Dumpster and permit sit in a $400–$1,200 allowance. On the default roof that adds to $10,300–$17,018 exact, rounded on the sheet to $10,300 – $17,000.
Material and labor lines are an allocation of that installed price. They are not a lumberyard invoice plus a separate labor ticket. Region, when a ZIP maps to a state, scales labor and tear-off only. Material stays on the national table.
What drives a replacement bid
Area is the first lever. Enter roof surface, not heated living area. A 2,000 sq ft one-story rectangle at 6/12 has about 2,240 sq ft of roof before waste (2,000 × 1.118). That conversion assumes the footprint matches the living area. Overhangs and wall thickness usually make the roof slightly larger; a two-story house has a roof close to its footprint, not twice it.
Pitch changes labor, not the geometry of a cost that already uses roof surface. 4/12 to 6/12 is the 1.00 labor row. From 2/12 up to 4/12, asphalt shingles are allowed under IRC R905.2.2 with a double layer of underlayment; this sheet prices that row 10% above the 4/12–6/12 labor. Below 2/12, asphalt shingles are not permitted; the options are TPO, EPDM, or modified bitumen. 10/12 and steeper is not a walkable roof; labor uses a 1.40–1.80 staging multiplier.
Layers change tear-off, not the new shingles. A second layer of asphalt is 35–60% more haul-off on the same squares. Installed material does not double. IRC R908 caps most residential roofs at two shingle layers; a third layer is a tear-off.
ZIP maps to a state, then to a BLS OEWS Roofers (SOC 47-2181) wage ratio against the national mean hourly of $25.51 (employment-weighted from May 2024 state means). That ratio is not the crew’s billable rate. Missing or suppressed state estimates fall back to national average rates × 1.00.
Cost by roofing material
On the default 2,000 sq ft architectural roof, the sheet reads $10,300 – $17,000 at national average rates, including one-layer asphalt tear-off. That is $5.15 – $8.51 per sq ft of roof you entered.
Standing seam metal on the same 22 billable squares is $1,800–$2,450 per square installed ($18–$24.50 / sq ft), before tear-off. Clay tear-off alone is $145–$197 per square, several times the asphalt strip. Wood shake tear-off is $50–$68 per square.
Some guides quote tear-off at $1–$3 per sq ft ($100–$300 per square). That band is built for tile, slate, and multi-layer roofs. Putting it on a default architectural job overstates haul-off by a factor of two or three.
Low-slope membranes (TPO, modified bitumen) are on the material list for pitches under 2/12. Those two rows are marked industry-typical until a second independent installed-cost source is logged on the same line.
Tear-off vs overlay
Tear-off is on by default because this page prices a replacement. Most jurisdictions allow a second shingle layer under IRC R908. Overlay does not extend the warranty clock, and the deck cannot be inspected without a tear-off. For a roof already at two layers, a tear-off is required.
Overlay usually drops you to the manufacturer's base limited warranty, and some brands exclude installations over an existing layer outright. Check the specific product's installation instructions.
Turning Tear-off off drops the asphalt haul-off line to $0. That is why overlay looks cheaper on paper. It also leaves the old weight on the rafters and any rot in place. The calculator will still run; that number is not a recommendation to overlay.
How to read the range with a contractor
Assumes a clean rectangle: no deck repair, one layer of penetrations, ground access. Public 2026 guides put a 2,000 sq ft architectural replacement at $14,500–$22,000. This sheet says $10,300 – $17,000 for the same roof with a clean deck. The difference is the work a calculator cannot see: rotten sheathing, extra valleys, skylights, chimney flashing, steep staging, and same-week scheduling.
Take the printed range to the inspection, not to a negotiation as if it were a bid. Ask the contractor to mark which line items sit inside this sheet (squares, material, tear-off) and which sit outside (deck, flashing, access). The useful conversation is the gap, not a demand to match the low end.
Per sq ft on the sheet is total divided by the roof area you typed. It is not total divided by billable squares. If you divide by 22 instead of 2,000 you will not match the unit row, and that is expected.
Roof replacement cost calculator FAQ
How much does it cost to replace a roof on a 2,000 sq ft house?
$10,300 – $17,000 if the roof is about 2,000 sq ft of architectural asphalt, one layer torn off, 6/12 pitch, at national average rates (rounded). A 2,000 sq ft house is living area. On a one-story rectangle at 6/12, roof surface is about 2,240 sq ft before waste (2,000 × 1.118). This assumes the footprint matches the living area. Overhangs and wall thickness usually make the roof slightly larger; a two-story house has a roof close to its footprint, not twice it. Enter roof area in the calculator, or convert length × width on the square footage page.
How much is roof replacement per square foot?
$4.11–$6.66 per sq ft ($411–$666 per square) is the published installed band for architectural asphalt before waste, tear-off, and dumpster. On a 2,000 sq ft roof with 10% waste and one-layer asphalt tear-off, the all-in sheet is about $5.15 – $8.51 per sq ft at national average rates. Standing seam on the same roof sits near $18–$25 per sq ft ($1,800–$2,450 per square) installed, before tear-off.
What is a roofing square?
100 square feet of roof surface. A 2,000 sq ft roof is 20 squares; with 10% waste the crew bills 22. Material tables on this page are dollars per square, not dollars per sq ft.
Does this roof replacement cost calculator include tear-off?
Tear-off is included when the Tear-off field is set to Yes — the default. Asphalt tear-off runs $39–$53 per roofing square per layer. Some guides quote tear-off at $1–$3 per sq ft ($100–$300 per square); that range covers tile, slate, and multi-layer roofs. Clay and slate cost several times more to strip. Turn Tear-off off only for new construction or a true overlay.
Why is this estimate lower than my contractor's bid?
The bid is pricing the roof you have; this sheet prices a clean rectangle at published installed ranges. Public 2026 guides put a 2,000 sq ft architectural replacement at $14,500–$22,000; this sheet says $10,300 – $17,000 for the same roof with a clean deck. The difference is the parts a contractor sees on the inspection that a calculator can't: rotten decking, valleys, skylights, chimney flashing, steep staging, and same-week scheduling.
How much extra is a second layer of shingles to tear off?
About 35–60% more tear-off than one layer, on the same material. On 22 billable squares of asphalt, one layer is $858–$1,166; two layers land near $1,158–$1,866. Installed material and labor do not double. Many codes cap residential roofs at two layers (IRC R908), so a third layer is a full tear-off anyway.
Does my ZIP code change roof replacement cost?
Labor and tear-off move with the state wage ratio from BLS OEWS Roofers (SOC 47-2181), May 2024 state means over the employment-weighted national mean of $25.51. Material stays on the national table. The ZIP is mapped to a state, not a street. An unrecognized ZIP uses national average rates × 1.00. California and New York labor read higher than Alabama or Mississippi on the same asphalt roof.
Can I overlay shingles instead of a full replacement?
Only if the deck, flashing, and layer count allow it. Most jurisdictions allow a second shingle layer under IRC R908. Overlay usually drops you to the manufacturer's base limited warranty, and some brands exclude installations over an existing layer outright. Check the specific product's installation instructions. Overlay skips the $39–$53 / square asphalt tear-off, which is why it looks cheaper on paper. It also leaves the old weight on the rafters and any rot in place. This calculator will run with Tear-off set to No; that number is not a recommendation to overlay.