Roof Replacement Cost Calculator

National average for a typical 2,000 sq ft home (with 1.5x pitch factor = 3,000 sq ft roof surface): asphalt architectural $8,000-$15,000, metal standing seam $20,000-$40,000, tile $25,000-$50,000, slate $40,000-$100,000+. Labor accounts for 60-65% of total. Tear-off of a single existing layer adds $1-$2/sq ft; tearing off two layers adds $2-$4/sq ft.

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.