Calculate the estimated cost of a roof replacement — tear-off, underlayment, shingles, and labor — with an itemized breakdown. National average cost: $8,000–$25,000. Enter your project size below for an itemized breakdown — adjust any line item to match your local prices and scope.
Roof Area (flat footprint)
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Try Suparate FreeInspect the decking during tear-off — before shingles go on
Once old shingles are off, walk the deck and probe with a screwdriver for soft spots, rot, and broken or missing sheathing panels. Replacing damaged decking costs $2–$4 per sq ft but must happen before new shingles go down. Have a unit price agreed in writing before the job starts so there are no surprises if rot is found.
Ventilation is as important as shingles
An attic needs 1 sq ft of net free ventilation area for every 150 sq ft of attic floor (1/300 with a vapor barrier). Too little ventilation traps heat and moisture, voiding most shingle warranties and causing premature failure. Verify intake ventilation at the soffits is unblocked and matches ridge vent capacity — mismatched ventilation is worse than none at all.
Never let a contractor start without a signed contract
The roofing industry has the highest rate of contractor fraud of any home improvement category. A signed contract should specify: exact shingle brand and model, number of squares, tear-off and disposal, drip edge, ice-and-water barrier locations, warranty terms, and a payment schedule tied to milestones — not a large upfront payment. Never pay more than 10–30% upfront.
A standard asphalt shingle roof replacement costs $4–$8 per sq ft installed for a 2,000 sq ft ranch home, totaling $8,000–$16,000 with architectural shingles. Metal roofing runs $10–$20 per sq ft ($20,000–$40,000 on the same home). Steep roofs, complex hip-and-valley designs, and second-story height add 15–30% to labor costs. Always get at least 3 bids before hiring.
3-tab asphalt shingles: 15–20 years. Architectural shingles: 25–30 years. Premium impact-resistant architectural shingles: 30–40 years with proper ventilation. Metal roofing: 40–70 years. Tile: 50+ years. Ventilation is the most critical factor — a poorly ventilated attic can cut shingle life in half regardless of shingle quality, because heat buildup cooks the shingles from below.
If the roof is under 15 years old and damage is isolated to one area, repair is almost always the better value. If the roof is over 20 years old, has widespread granule loss, multiple leaks, or sagging deck sections, replacement is the right call — repeated repairs on an aging roof cost more in the long run and still leave you with a failing roof. A certified roofing inspector can give you an objective assessment for $100–$300.
Building code in most jurisdictions allows a maximum of 2 layers of asphalt shingles. Adding a second layer over existing shingles (a "re-roof" or "overlay") saves $1,000–$2,000 in tear-off costs but adds weight, makes it harder to inspect the deck for damage, and shortens the new shingles' warranty. Full tear-off is almost always the better long-term choice.
Verify a current roofing contractor license, general liability insurance ($1M minimum), and workers' compensation insurance before signing anything. Ask for the manufacturer's certificate number — most quality shingle warranties (50-year, lifetime) require installation by a certified contractor. Get a written contract specifying the exact shingle model, number of squares, tear-off, and warranty terms. A certificate of completion or lien release should accompany the final payment.
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