RoofRangeBaseRoof replacement cost
Replacement money is almost never “shingles at the store.” It is new covering + labor + getting the old roof off the house. This page starts from that redo model: size the roof, pick a material, leave tear-off on unless you truly know an overlay is legal where you live, and read a low / mid / high band stamped 2026-07. Walk into bid appointments with scale, not with a fantasy exact total. Deck rot found mid-tear-off still belongs in contingency — national tables cannot see your attic.
Runs in your browser No signup Estimate only — not a contractor quote
Tear-off
Remove existing roof before install
Low
$9,000
Mid
$13,000
High
$19,000
When to use — and when not to
When to use
Age or storm damage has you shopping a full field redo. You are comparing asphalt replacement against jumping to metal on the same footprint. A salesman quoted a number and you cannot tell whether it includes tear-off.
When not to
Patch / leak only → roof repair cost. Brand-new framing with nothing to remove → new roof cost. You want the UI labeled “calculator” → roof replacement cost calculator.
Assumptions
Tear-off defaults on. Asphalt mid about $500/sq + tear-off mid $150/sq ≈ $650/sq all-in for a typical redo path as of 2026-07; metal mid all-in roughly $1,150/sq with tear-off. No insurance deductible math, no partial-slope matching for claims.
Worked examples
22 squares, asphalt architectural mid, tear-off on
Mid ≈ 22 × ($500 + $150) = $14,300
Steep two-story access often lands high even when the mid looks friendly.
Same 22 squares, metal mid, tear-off on
Mid ≈ 22 × ($1,000 + $150) = $25,300
That gap is why metal vs shingles deserves its own conversation — see metal roof cost.
How it calculates
replacement ≈ squares × (material_$ + tearoff_$) × complexity
Think “field re-cover,” not a shopping cart of bundles.
- Enter squares (or sq ft ÷ 100).
- Confirm material — asphalt is the common starting band; switch to metal or flat when that is the product.
- Leave tear-off on for a redo unless you have a written overlay plan that your city still allows.
- Compare the mid to every bid’s installed total, then ask what each bid left out.
Common traps
- A cheap overlay bid may be illegal or short-lived where you live — ask about layers and code, not only price.
- Deck rot discovered mid-tear-off is not in the national table. Keep contingency.
- Magazine “average roof replacement cost” articles often hide whether tear-off was included.
- Sales tax, permit, and ridge vent show up on real invoices even when blogs omit them.
Next tool
Calculator-labeled twin → roof replacement cost calculator.
Verb phrasing “cost to replace” → cost to replace a roof.
National average framing → average roof replacement cost.
FAQ
Multiply your roofing squares by an installed $/square for the material, add tear-off, and keep a range. Using our 2026-07 asphalt mid path, many redos sit near $650 per square all-in before local labor and access shove you higher. Run your exact size instead of memorizing a national headline average.