2024 Roof Replacement Cost & Pricing Guide

We understand that buying a new roof is a huge decision and can be stressful when deciding on who to work with and what product to use.

Roof Replacement Systems

As you consider investing in a new roofing system, this cost and pricing guide will help you develop an initial budget for the roof replacement and a plan for the ownership costs associated with different types of roofing.

Final prices will vary by what type of roof you choose as well as the size and complexity of your roof.

Want a comprehensive buying guide that answers not only budget questions but all common questions people have when buying a new roof? Check out our FREE eBook, “2024 Consumer Roofing Guide“

Costs of a Roof Replacement System: A Couple of Things to Consider

When researching the cost of a new roof, consider these two aspects:

The initial purchase price of the roofing materials and installation.
The lifetime cost of ownership associated with the roof, including maintenance and potential repairs.

Let’s first look at the initial cost of asphalt shingles, metal roofing, and tile roofs to get an idea of how much to budget for each.

Next, we’ll examine the long-term cost associated with owning each type of roof.

Asphalt Shingles, Panel Metal, Standing Seam Metal, and Metal Shingles Cost Comparison

Asphalt Shingle Roofs: Initial Cost ($$$)

There are several ways to approach your asphalt shingle roof:

DIY installation
Professional installation

Let’s dive into each a bit to learn a bit more.

DIY Installation

DIY installations might include just the purchase of the shingles, underlayment, drip edge, starter strip, ridge vent, nails, disposal, staples, and maybe some tools if you don’t have your own.

The advantage here is cost savings, but we do not recommend this unless you are experienced plus the removal and disposal of your existing roof materials can be more work than you expected it to be. Asphalt shingles should be installed by professionals to ensure the best outcome.

The price will determine where you are buying the materials from and how much it will cost to deliver the materials.

Some things to consider when installing your own roof.

Disposal of your existing materials – It is important to haul these to a landfill as it is illegal to burn or bury old shingles.
Your existing roof decking and what the condition is of the existing decking – Are there any areas that need to be replaced or does the deck need new sheathing installed. These are questions that manufacturers need answered in order to honor a product warranty in the event that you have issues with the materials not holding up.
The time and tools that it will take to complete the project – Make sure that you know the commitment it will take to complete the project before you start. That way you don’t have the roof open and can’t complete it before it starts to rain.
The ability to get the new materials on the roof. – Most professionals use a crane from the supplier or a shingle ladder to get materials onto the roof. Make sure to factor this in.

There are resources available on how to install shingles on YouTube or online but the majority of homeowners prefer to have their roof installed by a professional company. All in all you will typically spend around $4,000-$12,000 on materials though if your materials are much more than you $4,000 you definitely want to have a professional do the work as you have more than the simple ranch style house at that point.

Professional Installation

A standard professional installation should at a minimum include the following list though your experience will largely depend on the type of company you decide to work with.

An initial inspection of the current roof along with an attic inspection and detailed photos of how the company will protect your home while they are removing your existing roof as well as while they are installing the new roof.
A detailed price explaining what will be done so there is no confusion on your end.
A detailed proposal explaining not only what type of shingles will be used but also what type of accessories such as drip edge, ridge vent, ice & water shield, felt paper, nails such as whether they are smooth or ring shank, what type of warranty do the shingles have, what type of workmanship warranty is included.
They should explain how long they have been in business so that you can have peace of mind knowing that if you have an issue they will be around and will call you back.
You should check out their online ratings. Do they have a good reputation that you think you can trust? What are people saying about working with the company?
How long of a lead time do they have? If you need your roof done right away, when will they get there?
Have a dedicated Production Manager that knows your project so that you are getting exactly what you paid for.
A project timeline link so you can follow along with the installation process through photos that are added to your account.
Removal and Disposal of your existing materials.
A tarp system to keep all materials away from your home.
A thorough inspection of your existing deck materials
Trained installers that have proper Workman’s Compensation in the event that they would get hurt on your home or would you be liable for that?
Proper clean up at the end of the project

Costs may vary depending on whether your contractor is doing all, some, none of the things listed above.

It’s surprising how often a company does not include anything other than cheap accessories that are off brand and doesn’t say anything about to you the client. So prices can vary greatly depending on the contractor but typically the cheapest price is not the best value or the best choice for the roof.

We see asphalt shingle roofs typically cost anywhere from $7,500-$90,000. Let’s break this down a bit further below.

The size, steepness, and complexity of your roof will be the biggest factors in determining what you will pay to have your roof replaced. Upgraded manufacturer warranties can also make a big difference on what your final payout may be.

Whether you have skylights, chimneys, vents, lots of flashing areas, ect. will also make a big difference on your final price.

Here are the estimated prices you are likely to pay for an asphalt shingle roof replacement.

A 1,000-2,500 sq foot house with a walkable roof will typically cost from $7,500-$18,000
A 1,000-2,500 sq foot house with a steep roof will typically cost from $12,000-$30,000
A 2,500-5,000 sq foot house with a walkable roof will typically cost from $15,000-$35,000
A 2,500-5,000 sq foot house with a steep roof will typically cost from $25,000-$55,000
A 5,000+ sq foot house with a walkable roof will typically cost from $35,000-$50,000

A 5,000+ sq foot house with a steep roof will typically cost from $50,000-$90,000

FIND OUT HOW MUCH AN ASPHALT ROOF WILL COST TODAY

two Starway Roofing trucks sitting in parking lot

Exposed Fastener Metal Panel Roofs: Initial Cost ($$$)

Your DIY and Professional Installation will have a lot of the same similarities with Exposed Metal Panels as they did with Asphalt Shingles.The first thing to know about metal roofs is that not all types of metal roofs are the same. Exposed fastener metal roofs are the only type that you should consider doing yourself. Standing Seam and Metal Shingles are not viable DIY options due to the more complex nature of the material.

DIY Installation

DIY installations might include just the purchase of the metal package, furring strips if you are leaving the existing shingles on your roof, screws to fasten the metal down and maybe some tools if you don’t have your own.

The advantage here is cost savings, but we do not recommend this unless you are experienced plus the removal and disposal of your existing roof materials can be more work than you expected it to be. Metal panels should be installed by professionals to ensure the best outcome.

The price will determine where you are buying the materials from and how much it will cost to deliver the materials.

A few things to consider when installing your own roof.

Are you leaving the existing shingles on your roof or are you removing them, depending on how many layers of shingles you have you will want to remove the existing shingles. You should not leave the shingles on if you have more than one layer of shingles.
The time and tools that it will take to complete the project – Make sure that you know the commitment it will take to complete the project before you start. That way you don’t have the roof open and can’t complete it before it starts to rain.
The ability to get the new materials on the roof. – Most professionals use a crane from the supplier or carry the metal up a ladder to get materials onto the roof. Make sure to factor this in.

There are resources available on how to install metal roofing on YouTube or online but the majority of homeowners prefer to have their roof installed by a professional company. All in all you will typically spend around $4,000-$12,000 on materials. If your materials are much more than you $4,000 you definitely want to have a professional do the work as you have more than the simple ranch-style house at that point.

Professional Installation

A standard professional installation should at a minimum include the following list though your experience will largely depend on the type of company you decide to work with.

An initial inspection of the current roof along with an attic inspection and detailed photos of how the company will protect your home while they are installing the new roof.
A detailed price explaining what will be done so there is no confusion on your end.
A detailed proposal explaining not only what type of metal will be used but also what type of accessories such as drip edge, ridge vent, trim products, is there a condensation barrier, what type of workmanship warranty is included, what gauge is the metal they are using..
They should explain how long they have been in business so that you can have peace of mind knowing that if you have an issue they will be around and will call you back.
You should check out their online ratings. Do they have a good reputation that you think you can trust? What are people saying about working with the company?
How long of a lead time do they have? If you need your roof done right away, when will they get there?
Have a dedicated Production Manager that knows your project so that you are getting exactly what you paid for.
A project timeline link so you can follow along with the installation process through photos that are added to your account.
Trained installers that have proper Workman’s Compensation in the event that they would get hurt on your home or would you be liable for that?
Proper clean up at the end of the project

Costs will vary depending on whether your contractor is doing all, some, none of the things listed above.

We see exposed fastener roofs typically cost anywhere from $9,000-$100,000. Let’s break this down a bit further below.

The size, steepness, and complexity of your roof will be the biggest factors in determining what you will pay to have your roof replaced.

Whether you have skylights, chimneys, vents, lots of flashing areas, ect. will also make a big difference on your final price.

Here are the estimated prices you are likely to pay for an exposed fastener metal panel roof.

A 1,000-2,500 sq foot house with a walkable roof will typically cost from $9,000-$20,000
A 1,000-2,500 sq foot house with a steep roof will typically cost from $14,000-$35,000
A 2,500-5,000 sq foot house with a walkable roof will typically cost from $18,000-$40,000
A 2,500-5,000 sq foot house with a steep roof will typically cost from $30,000-$65,000
A 5,000+ sq foot house with a walkable roof will typically cost from $40,000-$60,000
A 5,000+ sq foot house with a steep roof will typically cost from $65,000-$100,000

You can also expect to have to replace the screws in the metal panels every 12-15 years as the rubber washers will wear out over time and need to be replaced. You can expect to spend $3,000-$10,000 to replace the screws depending on how steep and big your roof is.

Standing Seam Metal Panel Roofs: Initial Cost ($$$$)

The big difference between Standing Seam and Exposed Fastener metal is where the fasteners are located. Standing Seam has hidden fasteners which generally will give the roof 30-40 more years of life. There are generally no maintenance costs associated with a standing seam roof that is properly installed.

You will need to have your existing shingles removed regardless of how many layers there are when installing standing seam metal.

This is not a viable DIY option.

Professional Installation

Similar to the other listed options a standard professional installation should at a minimum include the following list though your experience will largely depend on the type of company you decide to work with.

An initial inspection of the current roof along with an attic inspection and detailed photos of how the company will protect your home while they are removing your existing roof as well as while they are installing the new roof.
A detailed price explaining what will be done so there is no confusion on your end.
A detailed proposal explaining not only what type of metal will be used but also what type of accessories such as drip edge, ridge vent, trim products, a condensation barrier, what type of workmanship warranty is included, and what gauge and metal they are using.
They should explain how long they have been in business so that you can have peace of mind knowing that if you have an issue they will be around and will call you back.
You should check out their online ratings. Do they have a good reputation that you think you can trust? What are people saying about working with the company?
How long of a lead time do they have? If you need your roof done right away, when will they get there?
Have a dedicated Production Manager that knows your project so that you are getting exactly what you paid for.
A project timeline link so you can follow along with the installation process through photos that are added to your account.
Removal and Disposal of your existing materials.
A tarp system to keep all materials away from your home.
A thorough inspection of your existing deck materials
Trained installers that have proper Workman’s Compensation in the event that they would get hurt on your home or would you be liable for that?
Proper clean-up at the end of the project

Costs will vary depending on whether your contractor is doing all, some, or none of the things listed above.

We see standing seam roofs typically cost anywhere from $18,000-$150,000. Let’s break this down a bit further below.

The size, steepness, and complexity of your roof will be the biggest factors in determining what you will pay to have your roof replaced.

Whether you have skylights, chimneys, vents, lots of flashing areas, ect. will also make a big difference on your final price.

Here are the estimated prices you are likely to pay for a standing seam roof.

A 1,000-2,500 sq foot house with a walkable roof will typically cost from $18,000-$45,000
A 1,000-2,500 sq foot house with a steep roof will typically cost from $25,000-$55,000
A 2,500-5,000 sq foot house with a walkable roof will typically cost from $30,000-$88,000
A 2,500-5,000 sq foot house with a steep roof will typically cost from $50,000-$110,000
A 5,000+ sq foot house with a walkable roof will typically cost upwards of $80,000

A 5,000+ sq foot house with a steep roof will typically cost upwards of $100,000

Starway Roofing workers standing on a roof they are working on smiling and waving

Metal Shingle Roofs: Initial Cost ($$$$$)

Much like Standing Seam metal Metal Shingles so do not have any exposed fasteners. Metal Shingles have hidden fasteners which generally will give the roof 30-40 more years of life. There are generally no maintenance costs associated with a metal shingle roof that is properly installed.

You will need to have your existing shingles removed regardless of how many layers there are when installing metal shingles.

This is not a viable DIY option.

Professional Installation

An initial inspection of the current roof along with an attic inspection and detailed photos of how the company will protect your home while they are removing your existing roof as well as while they are installing the new roof.
A detailed price explaining what will be done so there is no confusion on your end.
A detailed proposal explaining not only what type of metal will be used but also what type of accessories such as drip edge, ridge vent, trim products, is there a condensation barrier, what type of workmanship warranty is included, what gauge is the metal they are using.
They should explain how long they have been in business so that you can have peace of mind knowing that if you have an issue they will be around and will call you back.
You should check out their online ratings. Do they have a good reputation that you think you can trust? What are people saying about working with the company?
How long of a lead time do they have? If you need your roof done right away, when will they get there?
Have a dedicated Production Manager that knows your project so that you are getting exactly what you paid for.
A project timeline link so you can follow along with the installation process through photos that are added to your account.
Removal and Disposal of your existing materials.
A tarp system to keep all materials away from your home.
A thorough inspection of your existing deck materials
Trained installers that have proper Workman’s Compensation in the event that they would get hurt on your home or would you be liable for that?
Proper clean up at the end of the project

Costs will vary depending on whether your contractor is doing all, some, none of the things listed above.We see metal shingle roofs typically cost anywhere from $30,000 to upwards of $250,000.. Let’s break this down a bit further below.

The size, steepness, and complexity of your roof will be the biggest factors in determining what you will pay to have your roof replaced.

Whether you have skylights, chimneys, vents, lots of flashing areas, ect. will also make a big difference on your final price.

Here are the estimated prices you are likely to pay for a metal shingle roof.

A 1,000-2,500 sq foot house with a walkable roof will typically cost from $35,000-$70,000
A 1,000-2,500 sq foot house with a steep roof will typically cost from $45,000-$100,000
A 2,500-5,000 sq foot house with a walkable roof will typically cost from $60,000-$160,000
A 2,500-5,000 sq foot house with a steep roof will typically cost from $100,000-$200,000
A 5,000+ sq foot house with a walkable roof will typically cost upwards of $150,000
A 5,000+ sq foot house with a steep roof will typically cost upwards of $200,000

So which roof is better for you? It depends on your budget and your plans for your home. All of these options can be the perfect fit for the correct person. We know there is a perfect roof option for you as well and we would love to help you find out what that is.

2024 Roof Replacement Cost & Pricing Guide