| Material | Cost per Square (100 sq ft) | Lifespan | Avg Home Total |
|---|---|---|---|
| 3-Tab Asphalt | $90–$110 | 20–25 yrs | $5,500–$8,000 |
| Architectural Shingles | $110–$160 | 30–50 yrs | $7,000–$12,000 |
| Metal (steel panels) | $200–$350 | 40–70 yrs | $12,000–$22,000 |
| Standing Seam Metal | $350–$600 | 50–70 yrs | $20,000–$40,000 |
| Concrete Tile | $300–$450 | 50 yrs | $18,000–$30,000 |
| Slate (natural) | $600–$1,500 | 75–100 yrs | $35,000–$90,000 |
| Flat / TPO (commercial) | $150–$300 | 15–25 yrs | varies by sq footage |
| Home Size | Roof Squares | Architectural Shingles | Metal |
|---|---|---|---|
| 1,000 sq ft home | 12–15 | $4,500–$7,000 | $8,000–$14,000 |
| 1,500 sq ft home | 17–22 | $6,500–$10,000 | $11,000–$19,000 |
| 2,000 sq ft home | 22–28 | $8,000–$14,000 | $14,000–$25,000 |
| 2,500 sq ft home | 28–36 | $10,000–$18,000 | $18,000–$32,000 |
| 3,000+ sq ft home | 35–50+ | $13,000–$24,000 | $22,000–$45,000+ |
Steep roofs require safety equipment and slower work. Contractors add 20–40% to labor costs for roofs with a pitch steeper than 6:12. Low-slope roofs are faster and cheaper to work on.
If your existing roof has 2+ layers of shingles, most building codes require a full tear-off before new material is applied. Tear-off adds $1,000–$3,000 to the total.
Damaged plywood or OSB decking beneath the shingles must be replaced before new roofing. Expect $70–$100 per sheet for decking replacement if issues are found.
Every penetration (skylight, chimney, vent stack) requires flashing and adds $200–$500 each. Complex roof geometry with multiple valleys also increases cost.
$5,500–$12,000 for asphalt shingles on an average US home. Metal roofing runs $12,000–$25,000. Premium materials like tile or slate can exceed $35,000. Get a free AI estimate from ProjectPrice based on your home's specific photos and location.
Architectural asphalt shingles last 30–50 years. Metal lasts 40–70 years. Tile and slate last 50–100 years. The best material for you depends on your climate, budget, and how long you plan to stay in the home.
Yes, for sudden damage from hail, wind, or fire. Age-related wear and maintenance issues are excluded. Document damage with photos immediately after a storm and file your claim promptly.
Some jurisdictions allow one layer over existing shingles, but most roofing professionals recommend full tear-off. Layering hides potential deck damage, adds weight, and voids most shingle warranties.
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