Budget before you collect bids

What a New Roof Costs: Ranges and What Moves Them

Roof prices vary more than most homeowners expect. This guide gives typical ranges so you can set a budget before you collect estimates. These are ranges, not quotes. Only a provider who inspects your roof can price it.

Standard roof replacement ranges

For a full replacement on an average home, these are typical:

Asphalt shingle roof, average home: $8,000 – $18,000. Architectural shingles cost more than three-tab.
Metal roof, average home: $15,000 – $40,000. Higher up front, long service life.
Tear-off and disposal: $1,000 – $3,000. Rises with layers and roof size.
Deck board replacement: $2 – $7 per sq ft. Only where boards are damaged.
Ice and water barrier, underlayment upgrade: $500 – $2,500. Useful in freeze-thaw climates.
Permit and inspection fees: $100 – $500. Varies by town, often handled by the provider.

Some of these items sit inside the base price. Others are add-ons. Ask which is which.

Storm and hail replacement ranges

When weather damage leads to a full replacement, the ranges look like this:

Asphalt shingle roof replacement: $7,000 – $15,000. Common for average homes; varies by size.
Impact-resistant shingles: $10,000 – $22,000. Higher material cost; may suit hail-prone areas.
Damaged decking replacement: $70 – $120 per sheet. Only the sheets that are soft or wet.
Tear-off and disposal: $1,000 – $3,000. Higher with multiple layers.
Flashing, vents and drip edge: $500 – $2,000. Often replaced with a new roof.
Metal roofing: $15,000 – $40,000. Longer lifespan; price varies widely.

Whether insurance applies to storm damage is a question for you and your insurer. This site cannot say what a policy pays out.

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What moves the price

Two houses on the same street can land far apart. These are the usual reasons:

Roof size and pitch. More area means more material and labor. Steep pitches slow the crew and call for extra safety gear.
Layers. Old layers must be stripped and hauled away. More layers means more labor and more disposal.
Deck condition. Soft or wet boards must be replaced before new roofing goes on. The count is often unknown until the old roof is off.
Material. Three-tab, architectural, impact-resistant and metal sit in different price bands.
Roof shape. Dormers, valleys, chimneys and skylights add flashing work. Colonials and split-levels often have several roof planes. Rowhouses can be smaller but tight on access.
Timing. Busy seasons and tight lots affect scheduling and sometimes cost.

What a written estimate should itemize

A one-line total makes comparison impossible. Look for separate lines covering:

Shingle or metal product, by brand and line
Tear-off and disposal
Underlayment and ice and water barrier
Flashing, vents and drip edge
Decking: the unit price and how damage will be confirmed
Permit and inspection handling
Cleanup
Payment schedule

The decking line matters most. A fair estimate states a unit price for replaced boards or sheets, so a surprise under the old roof does not turn into an open-ended bill.

Budgeting steps

Start with the base range for your material. Add a cushion for decking, since you cannot see it until the tear-off. Add the extras that suit a four-season climate, such as an ice and water barrier along the eaves.

Then collect several written estimates and compare them line by line. A price far from the others deserves questions, not a quick yes. Ask why. The answer is often a different material, a skipped item or an unstated assumption about decking.

Think past the sticker price

A metal roof costs more up front and lasts longer. Architectural shingles cost more than three-tab and hold up better. Impact-resistant shingles cost more again. Which one fits depends on how long you plan to stay, your local hail and wind exposure, and your budget.

A roof done right protects the framing, the insulation and the interior. It also shows well at resale. Cutting corners on underlayment, flashing or ventilation saves little today and costs more later.

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Related guides

FAQ

What a New Roof Costs: Ranges and What Moves Them: questions

Why is there such a wide spread in roof prices?

Size, pitch, layers of old roofing, deck condition and material all change the total. A simple low-slope section and a steep multi-plane colonial roof are different jobs. Hidden deck damage can also add cost once the old roof is off. That is why ranges are wide and why a written, itemized estimate matters.

Are permit fees included in the estimate?

Often the provider handles the permit and inspection and builds the cost into the estimate, but not always. Typical fees run $100 – $500 and vary by town. Ask for the permit line to be listed separately so you know whether it is included and who is responsible for scheduling the inspection.

Is a metal roof worth the higher price?

Metal typically runs $15,000 – $40,000, well above most asphalt shingle roofs, but it is known for a longer service life. Whether it pays off depends on how long you will own the home, your budget and your roof's shape. Compare written estimates for both materials before deciding.

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