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.
New roof cost by roof size (architectural asphalt, tear-off off)
| Roof surface | New construction | With tear-off |
|---|---|---|
| 1,000 sq ft | $4,900 – $8,500 | $5,400 – $9,100 |
| 1,500 sq ft | $7,200 – $12,200 | $7,800 – $13,100 |
| 2,000 sq ft | $9,400 – $15,900 | $10,300 – $17,000 |
| 2,500 sq ft | $11,700 – $19,500 | $12,800 – $21,000 |
| 3,000 sq ft | $14,000 – $23,200 | $15,300 – $24,900 |
Coarse size bands only. Every-100-sq-ft steps live on the how-much-does-a-new-roof-cost guide.
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 does not publish a 25-row square-footage ladder. That table belongs on how much does a new roof cost. Here the job is materials, labor framing, and new-vs-replacement intent.
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. 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.
Coarse size bands for architectural asphalt 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 → $14,000 – $23,200. Use those when you only need a ballpark before you measure. Fine steps every 100 sq ft are on the how-much guide.
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 a new roof bid usually adds
Assumes a clean rectangle: no deck repair, one layer of penetrations, ground access. Deck repair, ice-and-water beyond the waste band, skylights, chimney flashing, fascia, and gutters sit outside these tables.
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 → $14,000 – $23,200.
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.
Where is the table every 100 square feet?
On how much does a new roof cost. This page keeps materials and new-vs-replacement; that page answers the square-footage ladder question.
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.