Installed price for a full re-roof, from footprint and pitch to final bill
| Material | Per Square | Per sq ft | 20-Square Roof | Life (yrs) |
|---|---|---|---|---|
| 3-tab asphalt | $350–$550 | $3.50–$5.50 | $7,000–$11,000 | 20–25 |
| Architectural asphalt | $450–$750 | $4.50–$7.50 | $9,000–$15,000 | ~30 |
| Designer asphalt | $700–$1,200 | $7.00–$12.00 | $14,000–$24,000 | 40–50 |
| Metal panel (exposed fastener) | $600–$1,000 | $6.00–$10.00 | $12,000–$20,000 | 30–45 |
| Stone-coated steel | $850–$1,300 | $8.50–$13.00 | $17,000–$26,000 | 40–70 |
| Cedar shake | $600–$1,100 | $6.00–$11.00 | $12,000–$22,000 | 25–35 |
| Synthetic composite | $700–$1,300 | $7.00–$13.00 | $14,000–$26,000 | 40–50 |
| Concrete tile | $800–$1,600 | $8.00–$16.00 | $16,000–$32,000 | 50+ |
| Metal standing seam | $1,000–$1,800 | $10.00–$18.00 | $20,000–$36,000 | 40–70 |
| Clay tile | $1,000–$2,000 | $10.00–$20.00 | $20,000–$40,000 | 50–100 |
| Natural slate | $1,500–$3,000 | $15.00–$30.00 | $30,000–$60,000 | 75–150 |
Installed ranges include tear-off of one existing layer, underlayment, flashing, and standard venting. Per-square prices rise with steepness, story count, cut-up roofs, and coastal labor markets.
| House Footprint | Roof Area | Squares | Architectural Asphalt |
|---|---|---|---|
| 1,000 sq ft | 1,118 sq ft | 11.2 | $5,031–$8,385 |
| 1,500 sq ft | 1,677 sq ft | 16.8 | $7,547–$12,578 |
| 2,000 sq ft | 2,236 sq ft | 22.4 | $10,062–$16,770 |
| 2,500 sq ft | 2,795 sq ft | 28.0 | $12,578–$20,963 |
Your house's footprint is its conditioned floor area for a single-story home; for two stories, use one floor's footprint, not the sum. Overhangs and garages add real squares, so measure the eave outline when it matters.
A roofer prices three things: how much roof there is, what goes on it, and how hard it is to work on. This calculator mirrors that. Footprint times the pitch multiplier gives actual roof surface; surface divided by 100 gives squares, the unit every material is sold in; squares times the material's installed rate gives the base price; then complexity, height, layers, and region adjust it the way a real bid does.
Roof area = footprint × pitch factor (the same multipliers our roof pitch calculator derives from sqrt(12² + rise²) ÷ 12). Squares = area ÷ 100. Base cost = squares × material rate. Final low/high = (base + extra-layer tear-off per square × squares) × complexity × stories × region. A 6/12 roof has 11.8 percent more surface than the flat footprint beneath it, and a 12/12 roof 41.4 percent more, which is why two identical houses can carry different square counts.
Enter the footprint from your eave outline (length times width of the rectangle that bounds your roof), pick your pitch (count courses on the gable end if you don't know: exposed shingle courses × ~5 inches over a 12-inch run), then choose material and the job conditions. The low number assumes straightforward access and competitive bidding; the high number covers cut-up work in expensive markets. Real quotes should land inside the range.
Take a 30 × 60 ft footprint, 1,800 sq ft, at a 6/12 pitch. The pitch factor 1.118 turns that into 2,012 sq ft of roof, or 20.1 squares. In architectural asphalt at $450 to $750 per square, the base runs $9,056 to $15,093. Now make it a real job: two existing shingle layers (the second adds about $125 per square, $2,516 total) on a two-story house (×1.08). The estimate climbs to roughly $12,500 to $19,000. The same roof in standing-seam metal, one story, one layer, runs $20,124 to $36,223 before regional adjustment.
These are planning ranges, not a contract. Plywood decking replacement (common once old layers come off), chimney reflashing, and skylight work are quoted separately, usually per sheet or per unit. Get three bids in writing and make sure each lists material brand, underlayment spec, and who's responsible for dumpster and permit.
A 2,000 sq ft footprint at a typical 6/12 pitch is about 22.4 squares of roof. In architectural asphalt shingles, the most common re-roof in America, that runs roughly $10,062 to $16,770 installed with one layer of tear-off. Standing-seam metal on the same roof runs $22,360 to $40,248, and concrete tile $17,888 to $35,776.
Most American re-roofs are 15 to 25 squares of architectural asphalt on a one-story home, which puts the national typical job between $9,000 and $15,000, with the midpoint near $12,000. Premium materials, steep pitches, second stories, and coastal labor rates push the same job far past that.
One square is 100 sq ft of roof surface, the unit shingles and underlayment are sold in. Per-square pricing also bundles the crew day-rate into a portable number. To compare a per-square quote against a per-foot one, divide the square price by 100: $550 per square is $5.50 per sq ft.
Only for sudden damage like wind, hail, or a fallen tree, and only after your adjuster confirms it, minus your deductible. Wear from age, which is what most replacements actually are, is excluded under virtually every policy. Some carriers now require a roof inspection or offer actual-cash-value roof coverage that deducts depreciation, so read your roof endorsement before you count on full replacement.
Three-tab shingles carry 20 to 25-year ratings and often need replacing at 18 to 22 years; architectural shingles are rated 30 years and commonly last 22 to 28; premium designer shingles are rated 40 to 50. Climate moves these numbers more than brand: heat, hail, and attic ventilation failures age shingles fastest.
Standing seam runs roughly two to two and a half times architectural asphalt, $1,000 to $1,800 per square versus $450 to $750. It lasts 40 to 70 years, sheds snow, and often earns a home-insurance discount of 5 to 35 percent in hail states. Whether it pays back depends on how long you'll own the home and your local resale market.