New Roof Cost
What a new roof costs in the U.S., including new construction vs replacement. On 2,000 sq ft of architectural asphalt at 6/12, first cover (tear-off off) lands near $9,400 – $15,900; the same roof with one-layer tear-off is $10,300 – $17,000. Compiled September 2026. It is a budget estimate, not a bid.
New roof cost vs replacement on 2,000 sq ft (6/12, national average)
| Material | New construction | With tear-off |
|---|---|---|
| architectural asphalt | $9,400 – $15,900 | $10,300 – $17,000 |
| 3-tab asphalt | $8,000 – $11,400 | $8,800 – $12,600 |
| exposed-fastener metal | $12,500 – $27,600 | $13,600 – $29,500 |
| standing seam metal | $40,000 – $55,100 | $41,100 – $57,000 |
| wood shake | $13,600 – $21,300 | $14,700 – $22,800 |
| concrete tile | $14,200 – $19,900 | $15,900 – $22,500 |
| clay tile | $20,400 – $28,300 | $23,600 – $32,600 |
| natural slate | $44,400 – $78,200 | $47,100 – $81,800 |
| TPO | $13,600 – $27,600 | $14,600 – $29,100 |
| modified bitumen | $12,500 – $23,200 | $13,500 – $24,700 |
New construction turns tear-off off. Replacement keeps one-layer haul-off for that covering. Same billable squares and dumpster/permit allowance on both columns.
New roof cost by material on 2,000 sq ft (tear-off off)
| Material | Total (rounded) | Per sq ft |
|---|---|---|
| architectural asphalt | $9,400 – $15,900 | $4.72 – $7.93 |
| 3-tab asphalt | $8,000 – $11,400 | $4.00 – $5.72 |
| exposed-fastener metal | $12,500 – $27,600 | $6.25 – $13.80 |
| standing seam metal | $40,000 – $55,100 | $20.00 – $27.55 |
| wood shake | $13,600 – $21,300 | $6.80 – $10.67 |
| concrete tile | $14,200 – $19,900 | $7.08 – $9.95 |
| clay tile | $20,400 – $28,300 | $10.21 – $14.13 |
| natural slate | $44,400 – $78,200 | $22.20 – $39.10 |
| TPO | $13,600 – $27,600 | $6.80 – $13.80 |
| modified bitumen | $12,500 – $23,200 | $6.25 – $11.60 |
First-cover pricing: installed material and labor plus dumpster/permit allowance. No strip line.
How much does a new roof cost from 1,000 to 2,500 sq ft (architectural asphalt, 6/12)
| Roof surface | New construction | With tear-off | New $/sq ft |
|---|---|---|---|
| 1,000 sq ft | $4,900 – $8,500 | $5,400 – $9,100 | $4.92 – $8.53 |
| 1,100 sq ft | $5,400 – $9,300 | $5,800 – $9,900 | $4.88 – $8.42 |
| 1,200 sq ft | $5,800 – $10,000 | $6,300 – $10,700 | $4.85 – $8.33 |
| 1,300 sq ft | $6,300 – $10,700 | $6,800 – $11,500 | $4.83 – $8.25 |
| 1,400 sq ft | $6,700 – $11,500 | $7,300 – $12,300 | $4.81 – $8.18 |
| 1,500 sq ft | $7,200 – $12,200 | $7,800 – $13,100 | $4.79 – $8.13 |
| 1,600 sq ft | $7,600 – $12,900 | $8,300 – $13,900 | $4.77 – $8.08 |
| 1,700 sq ft | $8,100 – $13,700 | $8,800 – $14,600 | $4.76 – $8.03 |
| 1,800 sq ft | $8,500 – $14,400 | $9,300 – $15,400 | $4.74 – $7.99 |
| 1,900 sq ft | $9,000 – $15,100 | $9,800 – $16,200 | $4.73 – $7.96 |
| 2,000 sq ft | $9,400 – $15,900 | $10,300 – $17,000 | $4.72 – $7.93 |
| 2,100 sq ft | $9,900 – $16,600 | $10,800 – $17,800 | $4.71 – $7.90 |
| 2,200 sq ft | $10,300 – $17,300 | $11,300 – $18,600 | $4.70 – $7.87 |
| 2,300 sq ft | $10,800 – $18,000 | $11,800 – $19,400 | $4.69 – $7.85 |
| 2,400 sq ft | $11,300 – $18,800 | $12,300 – $20,200 | $4.69 – $7.83 |
| 2,500 sq ft | $11,700 – $19,500 | $12,800 – $21,000 | $4.68 – $7.81 |
National average rates. Roof surface, not living area. Rounded to $100. New construction = tear-off off. Same engine as the calculators — not a hand-typed table.
These areas are roof surface. A 2,000 sq ft house on a tax card is living area. On a one-story rectangle at 6/12, footprint × 1.118 is closer to 2,240 sq ft before waste. Convert length × width on the square footage calculator before you pick a row.
If your measured roof lands between two rows, use the higher row for budgeting. Rounding the area down is how people understate material and dumpster needs.
The ladder stops at 2,500 sq ft because that covers most single-family questions. Larger footprints still run on the calculators; do not extrapolate by eye from the last row if pitch or roof type changes.
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.
What “new roof cost” means in U.S. search
In American search, “new roof cost” usually means putting a new covering on the house you already own — a replacement. The same phrase also covers first cover on new framing. This page keeps both columns so you can see which story matches the bid you were handed.
On the default architectural asphalt roof, new construction is $9,400 – $15,900 and replacement with tear-off is $10,300 – $17,000. The difference is haul-off, not a second package of shingles.
If the contractor’s scope says strip and haul, read the With tear-off column and the roof replacement cost guide. If the house is open framing or a true overlay, read New construction. Do not average the two columns.
Builders and homeowners mix the words because both end with a new covering. The invoice does not. Strip, dumpster pulls from asphalt tear-off, and deck inspection only appear on the replacement side.
Enter roof surface, not living area. A two-story 2,000 sq ft house usually has a footprint near 1,000 sq ft, not 2,000. Convert on the square footage calculator before you trust either column.
This page covers both: materials and new-vs-replacement framing, plus the every-100-sq-ft ladder you can read straight off the table above.
Materials and labor on a new roof
Architectural asphalt installs at $411–$666 per square ($4.11–$6.66 per sq ft) before waste. Standing seam is $1,800–$2,450 per square. The standing seam installed band is that row, with exposed-fastener beside it. 1 square = 100 sq ft of roof surface.
With tear-off off on 2,000 sq ft and 10% gable waste, the asphalt sheet is $9,400 – $15,900 ($4.72 – $7.93 per sq ft of roof entered). Standing seam on the same first-cover job is $40,000 – $55,100.
Material and labor split is an allocation of the installed cost, not separate quoted figures. Region from ZIP scales labor only when tear-off is off; with tear-off on it also scales haul-off. Material stays on the national table.
Low-slope membranes stay on the list for pitches asphalt shingles cannot cover under IRC R905.2.2. A “new roof” on a near-flat plane is often TPO or modified bitumen, not architectural asphalt.
Click through the material table before you shop photos. Color and brand change the look; the installed band on this sheet changes the budget. Metal and slate are not “asphalt plus a little.”
New construction vs replacement
New construction on this sheet means tear-off off: first cover, or a what-if overlay line. Replacement means tear-off on with existing layer count. Job type on the cost calculator flips the same switch.
Tear-off is off. Most jurisdictions allow a second shingle layer under IRC R908, but it 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.
New framing still needs underlayment, flashings, and ventilation. Those sit inside the installed band when the job is a clean rectangle. They do not erase deck repairs on a tear-off of a twenty-year roof.
What this ladder locks — and what it leaves out
Material is locked to architectural asphalt at $411–$666 per square installed. Pitch is 6/12. Waste is the gable mid band. ZIP is national average rates.
Standing seam on the same 2,000 sq ft first-cover job is about $40,000 – $55,100, not a small step above asphalt. The metal roof installation cost sheet is that step, standing seam beside exposed-fastener. For other coverings, use the new roof cost material table or the cost calculator.
Assumes a clean rectangle: no deck repair, one layer of penetrations, ground access. Deck repair, skylights, chimney work, fascia, and gutters are outside every row.
1 square = 100 sq ft of roof surface. Per sq ft on the table is total ÷ roof area entered — Total divided by the roof area you entered, not by billable squares.
Steep roofs, hips with high waste, and coastal labor multipliers move totals without changing the square-footage label on your house. Re-run those cases on a calculator instead of stretching this table.
What a new roof bid usually adds
Dumpster and permit are a flat allowance, not your city’s fee schedule. Steep pitches raise labor through the staging multiplier, not a separate scaffold rental line.
Public mid-size asphalt replacement guides often sit near $14,500–$22,000. A clean first-cover asphalt job on this engine is lower because haul-off is zero and the deck is assumed sound.
If a bid lands between the New construction and With tear-off columns, ask which line items are haul-off, which are deck, and which are add-ons. The useful conversation is the gap, not a demand to match the low end.
It is a budget estimate, not a bid. Compiled September 2026. Take the column that matches the scope to the inspection.
New roof cost FAQ
How much does a new roof cost?
$9,400 – $15,900 for about 2,000 sq ft of architectural asphalt at 6/12 with tear-off off at national average rates (rounded). If the old roof comes off, the same covering is $10,300 – $17,000.
Is new roof cost the same as roof replacement cost?
Often in conversation, yes — people say “new roof” when they mean a replacement. On this site, new construction turns tear-off off; replacement turns it on. Use the column that matches the scope.
How much is a new roof without tear-off?
On the default asphalt roof, $9,400 – $15,900. Size bands with tear-off off: 1,000 sq ft → $4,900 – $8,500; 1,500 sq ft → $7,200 – $12,200; 2,000 sq ft → $9,400 – $15,900; 2,500 sq ft → $11,700 – $19,500; 3,000 sq ft lands near $14,000 – $23,200; beyond 2,500 sq ft run the roof cost calculator rather than extrapolating the ladder above.
What materials cost for a new roof?
Architectural asphalt is $411–$666 per square installed before waste. Standing seam is $1,800–$2,450 per square. The material table on this page shows full first-cover totals.
Does new roof cost include labor?
Yes. Installed ranges already bundle material and labor. Material and labor split is an allocation of the installed cost, not separate quoted figures.
Why is metal so much higher than asphalt for a new roof?
Standing seam’s installed band is several times asphalt’s. On 2,000 sq ft with tear-off off, asphalt is about $9,400 – $15,900 and standing seam is about $40,000 – $55,100.
Should I use the cost calculator or the replacement calculator?
Cost calculator for material compare and job-type flips. Replacement calculator when you already know it is a tear-off ticket and want that framing in the copy.
Does a new roof on new construction need a dumpster?
This sheet still carries a $400–$1,200 dumpster and permit allowance on first-cover jobs. Your builder’s site dumpster may already cover scrap; ask before you double-count.
How much does a new metal roof cost compared with asphalt?
On the default 2,000 sq ft first-cover job, architectural asphalt is $9,400 – $15,900 and standing seam is $40,000 – $55,100 at national average rates (rounded). Tear-off widens both columns on the compare table. The metal unit-rate sheet carries those two stored rows.
How much does a new roof cost for a 1,500 sq ft house?
$7,200 – $12,200 for about 1,500 sq ft of architectural asphalt with tear-off off; $7,800 – $13,100 with tear-off.
How much does a new roof cost for a 2,500 sq ft house?
$11,700 – $19,500 new construction; $12,800 – $21,000 with tear-off — same asphalt and pitch assumptions as the table.
How many rows are in the square footage table?
Sixteen: 1,000 through 2,500 sq ft in 100 sq ft steps. Each row runs the same cost engine with only area changed.