Roofing cost · Roof Replacement
Roof Replacement Cost
The answer: Replacing a roof costs about $9,609 on average, according to Angi, and $10,800 according to HomeGuide. Most homeowners pay $5,700 to $16,000 for an asphalt shingle roof, or about $3 to $6 per square foot installed. Metal, tile and slate cost much more. Tear-off, new decking, a steep pitch and permits add to the price.
| Roof replacement, installed | $5,700–$16,000 |
|---|---|
| National average | $9,609 |
| Sources checked | 3 |
Angi puts the national average roof replacement at $9,609. HomeGuide's national average is $10,800, with most jobs between $5,700 and $16,000.
Cost by material
| Material | Installed per sq ft (HomeGuide) | Total (Angi) |
|---|---|---|
| Asphalt shingles | $3 – $6 | $5,800 – $20,000 |
| Flat roof | $3 – $11 | – |
| Metal | $5 – $16 | $5,700 – $25,000 |
| Wood shakes | $7 – $15 | $16,000 – $27,000 |
| Tile | $7 – $25 | $8,500 – $26,400 |
| Slate / stone | $10 – $30 | $5,800 – $30,000 |
See asphalt shingle roof cost, metal roof cost and flat roof replacement cost.
Cost by house size
| House size | Total (HomeGuide) |
|---|---|
| 1,000 sq ft | $3,500 – $6,700 |
| 1,500 sq ft | $5,000 – $10,100 |
| 2,000 sq ft | $6,700 – $13,400 |
| 2,500 sq ft | $8,500 – $16,800 |
| 3,000 sq ft | $10,100 – $20,100 |
| 4,000 sq ft | $13,400 – $26,800 |
Cost by roof area
| Roof area | Total (Angi) |
|---|---|
| 1,120 sq ft | $4,900 – $12,300 |
| 1,565 sq ft | $6,800 – $17,200 |
| 2,235 sq ft | $9,700 – $24,600 |
| 3,130 sq ft | $13,600 – $34,400 |
What's in the price
| Item | Cost (HomeGuide) |
|---|---|
| Tear-off of old roof | $1 – $5 per sq ft |
| New decking, if needed | $2 – $5 per sq ft |
| Labor | $1.50 – $3.00 per sq ft |
| Permits | $100 – $500 |
Angi lists permits at $100 to $1,400, a steep pitch at $1,000 to $3,000 extra, and roofing crews at $40 to $90 per hour per worker. For per-square pricing, see roofing cost per square foot.
Repair or replace?
Angi puts the average roof repair at $1,174. See roof repair cost.
Insurance
For storm damage, see hail damage roof repair cost.
More roof sizes (Angi)
| Roof area | Cost |
|---|---|
| 1,340 sq ft | $5,800 – $14,700 |
| 1,800 sq ft | $8,800 – $22,100 |
| 2,685 sq ft | $11,700 – $29,500 |
| 3,580 sq ft | $15,600 – $39,400 |
Labor and fees (Angi)
| Item | Cost |
|---|---|
| Roofing crew | $40 – $90 per hour per worker |
| General contractor | 15% – 25% of the job |
| Steep pitch | $1,000 – $3,000 extra |
| Permits | $100 – $1,400 |
| Contractor warranty | $500 – $2,000 |
| Manufacturer warranty, if extra | $500 – $5,000+ |
Material lifespan (HomeGuide)
Asphalt shingles last 15 to 20 years, architectural shingles 20 to 30, wood shakes 25 to 30, metal 30 to 80, and tile or slate up to 200.
More on repair or replace
Angi's rule of thumb: if a repair costs 50% or more of a replacement, replace the roof. It estimates a new roof recoups 20% to 50% of its cost at resale, depending on the local market.
Signs it is time to replace a roof
- The roof is near or past its expected life for its material.
- Shingles are curling, cracked or bald from lost granules.
- Leaks keep returning after repairs.
- The roof deck sags or feels soft.
- Daylight is visible through the roof boards in the attic.
What a replacement includes
A full replacement usually includes removing the old roof, inspecting and repairing decking, installing underlayment, flashing, drip edge, new roofing material, ridge caps and ventilation. Cleanup and disposal should be part of the quote.
Overlay vs. tear-off
Some codes allow a second layer of shingles over the first. It costs less, but it hides deck problems, adds weight and can shorten the life of the new roof. A full tear-off is usually the better choice.
What affects the price
- Roof size, pitch and number of stories.
- Material chosen.
- Decking replacement.
- Chimneys, skylights and complex roof lines.
- Permits and local code requirements.
Questions to ask
- Is the quote for a full tear-off?
- How do you price decking replacement?
- What warranties cover the materials and the workmanship?
- Will you pull the permit?
In Texas
Texas roofs face hail, wind and long, hot summers. Many homeowners compare impact-resistant shingles and metal roofing. If insurance is paying for the replacement, ask the roofer to work from the adjuster's estimate and explain any differences in writing.
How a replacement day goes
- Protection. The crew covers landscaping, sets tarps and places a dumpster.
- Tear-off. Old shingles, underlayment and flashing are removed down to the decking.
- Deck inspection and repair. Damaged or rotted decking is replaced.
- Underlayment and drip edge. New underlayment, ice and water shield where needed, and drip edge are installed.
- Flashing and vents. New flashing and vents are installed.
- Shingles. Shingles are installed from the bottom up, followed by ridge cap.
- Cleanup. Debris is removed, and magnets are used to pick up nails from the yard and driveway.
- Final inspection.
Many homes are reroofed in one or two days, although larger or complex roofs take longer.
Preparing your home
- Move cars out of the driveway and garage if the crew needs access.
- Remove fragile items from walls and shelves, since vibrations can knock them down.
- Cover belongings in the attic to protect them from dust and debris.
- Keep children and pets away from the work area.
- Let neighbors know about the noise and activity.
Roof warranties
Roofs have two types of warranties: the manufacturer's warranty on materials and the contractor's warranty on workmanship. Workmanship issues, like improper nailing or flashing, are not covered by the manufacturer. Ask for both warranties in writing and register the roof with the manufacturer if required.
Financing and insurance
If the replacement is due to storm damage, insurance may cover part or all of it, minus the deductible. If it is due to age, it is usually not covered. Some contractors offer financing for roof replacements.
Get several quotes and check licenses, insurance and reviews. Ask for local references.
Upgrades worth considering
Replacement is the best time to add features that are hard to add later. Better attic ventilation, such as a continuous ridge vent and clear soffit intake, helps the new shingles last. Ice and water shield in valleys and around penetrations adds protection against wind-driven rain. Impact-resistant shingles may lower insurance premiums in hail-prone areas. Upgrading flashing and pipe boots to longer-lasting materials prevents common leaks. Ask the roofer to price these options separately so you can choose.
Ask for the final invoice to list all materials. Keep it with the warranty. Store the invoice, warranty and product details together. Buyers often ask for these documents, so keeping them in one folder saves time later.
Sources
Roofing contractors in Texas
Our Texas business directory lists 1,413 roofing contractors across 6 major cities. The ratings below are the average Google rating of the listed businesses in each city, and the review counts are the total number of Google reviews they have received.
| City | Businesses listed | Avg. Google rating | Total reviews |
|---|---|---|---|
| Houston | 458 | 4.8 | 30,851 |
| Dallas | 221 | 4.6 | 16,129 |
| San Antonio | 249 | 4.6 | 22,474 |
| Austin | 200 | 4.8 | 17,830 |
| Fort Worth | 189 | 4.8 | 11,127 |
| El Paso | 96 | 4.4 | 4,730 |
Source: twupro Texas business directory, built from public Google Maps listings.
Get local prices
Compare local roofing contractors with reviews and phone numbers in your area.