Roof Replacement Cost Calculator

National average for a typical 2,000 sq ft home (with a ~1.12x pitch factor for a 6:12 roof ≈ 2,240 sq ft roof surface): asphalt architectural $9,700-$12,500, metal standing seam $18,800-$34,500, tile $23,300-$41,200, slate $43,000-$93,000. For asphalt roofs, labor plus tear-off and dumpster fees together account for roughly 65-70% of total, while materials alone are 25-30%; for slate, materials cost more than labor, while metal and tile run closer to an even split between materials and labor. Tear-off of a single existing layer adds $0.85-$1.82/sq ft; tearing off two layers adds $1.28-$2.73/sq ft, with the upper end of each range reflecting a steep roof pitch in a high-cost region.

3-tab asphalt: 15-20 years. Architectural asphalt: 25-30 years. Wood shake: 25-30 years. Metal standing seam: 40-70 years. Concrete tile: 50+ years. Clay tile: 75-100 years. Slate: 75-150 years. Manufacturer warranties (typically pro-rated, sometimes transferable) often outpace real-world performance, especially in extreme climates.

Most policies cover sudden damage from wind, hail, fallen trees, and fire. They do NOT cover deterioration, age-related wear, or improper installation. Many insurers have moved to "actual cash value" (ACV) on roofs over 15-20 years, depreciating the payout. Hail-prone states (TX, OK, CO) often require separate higher deductibles for wind/hail claims (1-5% of dwelling coverage).

Best practice: yes. Most building codes allow up to two layers of asphalt shingles, but a second-layer overlay traps heat (shortening life), hides decking damage, adds dead weight, and complicates future inspections. Some metal roof systems CAN be installed over a single asphalt layer without tear-off; consult the manufacturer's installation requirements.

A square is the trade's standard unit and equals 100 sq ft of roof surface. Asphalt shingles ship in bundles sold by the square: three bundles cover one square of 3-tab shingles, while architectural shingles take four bundles per square.

A typical residential asphalt roof on a 2,000 sq ft footprint is replaced in 2-3 days in good weather. Slate, tile, or standing seam metal can take 5-10 days because of the installation complexity and the weight of the material.