Replacing a 2,000 sq ft (20 square) roof with architectural shingles costs about $15,000 at US-average prices, in a range of $10,500 to $19,500, including tear-off of one layer, a 10% decking allowance and the permit. That is about $7.50 per sq ft of roof, or $750 per square. The same roof in standing seam metal comes to about $30,000. Pick your state to scale labor and materials to local prices.
How the roof replacement cost is calculated
The estimate adds up four kinds of cost, each as a low, typical and high price per unit, then scales them to your state:
Cost = roof area × installed price + roof area × layers × tear-off + decking share × decking price + steep-roof charge + permit
Worked example with the defaults (2,000 sq ft, architectural shingles, 6/12, one layer off, 10% decking, permit):
| Line | Typical | Range |
|---|---|---|
| Architectural shingles, 2,000 sq ft × $5.00 | $10,000 | $8,000 to $12,000 |
| Tear-off and disposal, 2,000 sq ft × $2.00 | $4,000 | $2,000 to $6,000 |
| Decking, 200 sq ft × $3.50 | $700 | $400 to $1,000 |
| Permit | $300 | $100 to $500 |
| Total | $15,000 | $10,500 to $19,500 |
The typical price is the middle of each published range. The low total assumes every line comes in low and the high total that every line comes in high, so a real quote usually lands between them.
Cost per square foot by roofing material
Installed prices per sq ft of roof, from HomeGuide's roof replacement guide (November 2025):
| Material | Installed, per sq ft | 2,000 sq ft roof, typical total |
|---|---|---|
| Asphalt 3-tab shingles | $3 to $5 | $13,000 |
| Architectural shingles | $4 to $6 | $15,000 |
| Metal, exposed fastener (corrugated) | $5 to $12 | $22,000 |
| Metal, standing seam | $9 to $16 | $30,000 |
| Concrete tile | $7 to $19 | $31,000 |
| Clay tile | $8 to $25 | $38,000 |
| Natural slate | $10 to $30 | $45,000 |
| Wood shakes | $7 to $15 | $27,000 |
The totals include the same tear-off, decking and permit lines as the example. Tile and slate weigh much more than shingles, so moving to them can mean reinforcing the framing, which is not in the estimate. Fixr's guide (February 2026) puts the average at $4.75 per sq ft, in a range of $3.75 to $11, which matches the shingle rows.
Metal roof cost
A metal roof calculator cost comparison comes down to the panel. Exposed-fastener panels run about $5 to $12 per sq ft installed and standing seam $9 to $16. For a national reference, the 2025 Cost vs Value report prices a 3,000 sq ft standing seam replacement, with ice barrier, premium synthetic underlayment and two skylights flashed, at $51,865, against $31,871 for a 30 square asphalt shingle roof with a similar scope. Count your panels and trim with the metal roof calculator.
What changes the price
- Tear-off layers. HomeGuide prices removal and disposal at $1 to $3 per sq ft for shingles and metal, $2 to $5 for tile or slate. Each extra layer is another pass. The IRC does not allow a new roof over two existing layers, or over slate or tile (R908.3.1.1), so a second layer means both come off: $19,000 typical on the default roof.
- Roof over. Laying new shingles over one existing layer skips the tear-off line, where the code and the shingle maker allow it.
- Decking. Soft or rotten sheathing only shows once the old roof is off. HomeGuide puts decking replacement at $2 to $5 per sq ft installed; Fixr at $2 to $8. Budget a share of the deck.
- Steep pitch. HomeAdvisor calls 9/12 and steeper exceptionally steep and adds about $1,000 to $3,000 for it. At 10/12 the default roof comes to about $17,000.
- Permit. HomeGuide and Fixr both give $100 to $500; your city or county sets the fee.
- Your state. Labor and material prices are scaled by your state's factor.
Not in the estimate: skylight and chimney flashing beyond the standard, gutters, structural repairs, and solar panel removal (Fixr: $500 to $2,000).
Getting the numbers right
The biggest error in any roofing estimate is the area. Measure the house and get the sloped area and squares from the roofing calculator, or switch this calculator to "House footprint". The roof pitch calculator gives the pitch if you don't know it. For a DIY material budget, the shingle calculator counts bundles. Planning more exterior work? The vinyl siding cost calculator and window replacement cost calculator price the rest of the envelope.