Roof Replacement Cost Calculator

With architectural shingles, about $5 to $10 per square foot of roof installed, plus $1 to $2 to tear off the old layer. A 1,500 sq ft ranch at a 6/12 pitch has roughly 1,677 sq ft of roof, so $10,062 to $20,125. Published national averages run from about $10,000 (Fixr) to $14,000 (Inch Calculator).

Installed, per square foot of roof surface: 3-tab shingles $4 to $8, architectural shingles $5 to $10, exposed-fastener metal $7 to $15, standing seam metal $12 to $21, clay tile $10 to $20, and slate $12 to $22. Roofers usually quote per square, which is 100 sq ft, so multiply by 100. Architectural shingles work out to $500 to $1,000 per square.

Two reasons. A sloped roof has more surface than the flat footprint under it, about 12% more at a 6/12 pitch and 41% more at 12/12. And a two-story house has a roof only as big as one floor, so a 2,000 sq ft two-story needs about half the roofing of a 2,000 sq ft ranch. Measure the footprint including the overhang, and let the pitch do the rest.

About $1 to $2 per square foot per layer, including disposal. Most codes allow two layers of shingles at most, so a roof that already has two must be stripped to the deck. Tear-off also exposes rotten decking, which is priced per sheet and only known once the old roof is off.

Standing seam runs $12 to $21 per square foot against $5 to $10 for architectural shingles, so roughly double. It typically lasts 40 to 70 years against 20 to 30 for shingles, sheds snow, and resists wind. If you plan to stay in the house past one shingle lifespan, the gap closes. If you're selling within a few years, it usually doesn't.

Steep pitch, because crews work slower and need more safety setup above about 8/12. Complexity, since every valley, hip, dormer, skylight and chimney adds flashing and cuts. Height and access, because a third story or a yard a dumpster can't reach adds labor. And whatever the tear-off reveals: soft decking, failed underlayment, or rotted fascia.

Only for sudden damage from a covered event, like a storm or a falling tree, and usually minus your deductible. Wear and age aren't covered. Many policies pay only depreciated value on an older roof, so a 15-year-old roof can get far less than the replacement cost shown here. Check your policy wording before you file.