Roof replacement cost in 2026: what's normal, and what's not
Updated August 2026
for a full asphalt shingle replacement on a typical single-family home, nationally. Metal, tile, and slate are different jobs at meaningfully different prices.
These are ballparks, not quotes. They come from federal labor statistics (BLS wage data by state) combined with typical equipment pricing, so your actual quote depends on your home, your city, and what the job includes.
What actually moves the price
Roofing is priced per square (100 square feet), so the shape and size of your roof set the baseline. From there, these move the number:
- Size, pitch, and stories. A steep roof or a second story means slower, more careful work and more safety setup. Complex rooflines with valleys, dormers, and skylights take longer than simple gables.
- Tear-off. Removing the old shingles (and disposal) is part of any full replacement. If there are already two layers up there, tear-off is mandatory almost everywhere and costs more.
- Decking condition. Rotted plywood under the shingles is only visible after tear-off, so good contracts state a per-sheet price for decking replacement before work starts. If that number isn't in your quote, ask for it; that's where surprise costs live.
- Shingle tier. Architectural (dimensional) shingles are the standard choice and typically last around 25 years; cheaper 3-tab shingles save money up front but have shorter lives and lower wind ratings.
- Underlayment and ice protection. In cold climates, ice and water shield along the eaves is often code-required. Synthetic underlayment, drip edge, and new flashing are normal modern line items.
- Flashing, chimneys, and penetrations. Reworking chimney flashing and replacing pipe boots is where leaks are prevented. A quote that reuses old flashing to hit a price is saving in the wrong place.
- Labor rates where you live. Regional wages move the same roof's price by thousands of dollars between states.
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Roof replacement cost by state
Ranges for a full asphalt shingle replacement on a typical single-family home, adjusted for each state's construction labor rates (BLS wage data). Statewide averages: large metros and complex roofs run higher.
| State | Asphalt shingle, full replacement |
|---|---|
| Alabama | $7,650 to $13,600 |
| Alaska | $12,350 to $21,900 |
| Arizona | $8,750 to $15,500 |
| Arkansas | $7,450 to $13,300 |
| California | $11,600 to $20,650 |
| Colorado | $9,450 to $16,800 |
| Connecticut | $10,600 to $18,900 |
| Delaware | $9,100 to $16,150 |
| Washington, DC | $12,850 to $22,900 |
| Florida | $7,900 to $14,100 |
| Georgia | $8,450 to $15,050 |
| Hawaii | $12,600 to $22,400 |
| Idaho | $8,300 to $14,700 |
| Illinois | $12,050 to $21,450 |
| Indiana | $8,900 to $15,850 |
| Iowa | $9,250 to $16,500 |
| Kansas | $8,650 to $15,350 |
| Kentucky | $8,000 to $14,250 |
| Louisiana | $7,850 to $13,900 |
| Maine | $8,650 to $15,350 |
| Maryland | $10,150 to $18,100 |
| Massachusetts | $11,700 to $20,800 |
| Michigan | $9,700 to $17,300 |
| Minnesota | $11,000 to $19,500 |
| Mississippi | $7,300 to $12,950 |
| Missouri | $9,200 to $16,300 |
| Montana | $8,550 to $15,200 |
| Nebraska | $8,900 to $15,850 |
| Nevada | $9,650 to $17,100 |
| New Hampshire | $9,350 to $16,650 |
| New Jersey | $11,800 to $20,950 |
| New Mexico | $8,200 to $14,550 |
| New York | $11,350 to $20,150 |
| North Carolina | $8,100 to $14,400 |
| North Dakota | $10,100 to $17,900 |
| Ohio | $9,550 to $16,950 |
| Oklahoma | $8,000 to $14,250 |
| Oregon | $11,450 to $20,300 |
| Pennsylvania | $9,450 to $16,800 |
| Rhode Island | $10,350 to $18,400 |
| South Carolina | $8,100 to $14,400 |
| South Dakota | $7,750 to $13,750 |
| Tennessee | $7,900 to $14,100 |
| Texas | $8,350 to $14,900 |
| Utah | $8,550 to $15,200 |
| Vermont | $8,800 to $15,700 |
| Virginia | $9,000 to $16,000 |
| Washington | $12,250 to $21,750 |
| West Virginia | $7,400 to $13,100 |
| Wisconsin | $9,900 to $17,600 |
| Wyoming | $9,000 to $16,000 |
Repair it or replace it?
A leak does not automatically mean a new roof, and an old roof does not always leak before it needs replacing. Age and the pattern of problems tell you which situation you're in.
- Isolated damage: a few blown-off shingles, one failed pipe boot, or a flashing leak around a chimney are repairs, typically a few hundred dollars. Leaks often show up far from where the water enters, so a good roofer finds the entry point rather than patching the ceiling stain.
- Widespread wear at 18 to 25 years: curling edges, heavy granule loss in the gutters, and bald spots across the roof mean the shingles are done as a system. Spot repairs at that point buy months, not years.
- Storm damage: document it with photos and dates before anything is repaired. Sudden storm damage is often an insurance matter, while wear and age never are.
Not sure how old your roof is? Text Dun and it can help you work it out from your home's records, or from a few photos of the shingles.
Common questions
How long does a roof replacement take?
Most single-family asphalt roofs are done in 1 to 3 days, weather permitting. Complex rooflines, steep pitches, or decking repairs extend that.
Can I put new shingles over the old ones?
Many building codes allow one overlay, but most roofers recommend tear-off anyway: an overlay hides decking problems, adds weight, tends to shorten the new roof's life, and can complicate the shingle warranty. If a quote is dramatically cheaper, check whether it's an overlay.
Will insurance pay for my roof?
Wear and age are not covered. Sudden storm damage, like wind or hail, often is, subject to your policy and deductible. Document damage with dated photos and get your insurer involved early. Be cautious with door-to-door offers to get your roof covered; that pattern attracts scams after storms.
How long do asphalt roofs last?
Architectural shingles typically last 20 to 28 years; 3-tab shingles run shorter, around 15 to 20. Hot climates, poor attic ventilation, and shade-driven moss all shorten roof life.
What should a good roofing quote include?
Tear-off and disposal, underlayment type, ice and water shield where code requires it, new flashing and pipe boots, drip edge, the shingle brand and line, a per-sheet price for decking replacement, and the workmanship warranty separate from the shingle warranty.
When is the best time of year to replace a roof?
Late spring through fall is the standard season, and scheduling ahead of it beats calling during the post-storm rush. Winter installs are possible in much of the country but weather delays get more likely.
More cost guides
What other common jobs run, from the same data:
Cost figures are informational estimates based on public labor statistics and typical equipment pricing. They are not quotes, and Dun has not inspected your home.