Elmer Glick
1 min read
How Long Does a Roof Last? (On Average)
A roof is one of the most crucial elements of a home, providing shelter and protection from the elements. However, like all things, roofs have a...
Most Central PA homeowners pay between $9,000 and $35,500 to replace an asphalt shingle roof on a home under 2,500 square feet, and between $21,000 and $65,000 for standing seam metal on the same home. Where you land in that range depends on four things: the material you choose, the size of your roof, how steep it is, and how many chimneys, skylights, and valleys it has.
The prices in this guide are the ranges we see on our own projects at Starway Roof Systems, from State College and Bellefonte to Lock Haven and Williamsport. Use them to set a budget, then get an exact number with a free inspection or our instant quote tool.
Key Takeaways: Roof Replacement Cost
- Asphalt shingles are the lowest-cost option, starting around $9,000 for a small home with a walkable roof.
- Exposed fastener metal starts around $10,500, but plan on $3,500 to $12,000 to replace the screws every 12 to 15 years.
- Standing seam metal starts around $21,000 and has no exposed fasteners to maintain.
- A steep roof costs more than a walkable roof on the same house. For asphalt shingles on a smaller home, the range starts $5,000 higher.
- Size, steepness, and complexity move the price more than anything else.
- The lowest quote is rarely the best value. Compare what each contractor includes before you compare the totals.
Roof Replacement Cost by Roof Type and Home Size
Find your home size and roof pitch in the left column, then read across for each roof type.
| Home size and roof pitch | Asphalt shingles | Exposed fastener metal | Standing seam metal | Metal shingles |
|---|---|---|---|---|
| 1,000 to 2,500 sq ft, walkable | $9,000 to $21,000 | $10,500 to $23,500 | $21,000 to $53,000 | $41,500 to $83,000 |
| 1,000 to 2,500 sq ft, steep | $14,000 to $35,500 | $16,500 to $41,500 | $29,500 to $65,000 | $53,000 to $118,000 |
| 2,500 to 5,000 sq ft, walkable | $17,500 to $41,500 | $21,000 to $47,000 | $35,500 to $104,000 | $71,000 to $190,000 |
| 2,500 to 5,000 sq ft, steep | $29,500 to $65,000 | $35,500 to $77,000 | $59,000 to $130,000 | $118,000 to $235,000 |
| 5,000+ sq ft, walkable | $41,500 to $59,000 | $47,000 to $71,000 | $94,000 and up | $175,000 and up |
| 5,000+ sq ft, steep | $59,000 to $106,000 | $77,000 to $118,000 | $118,000 and up | $235,000 and up |
A walkable roof is one our crew can stand and work on without extra staging, generally a pitch of about 6/12 or less. Steeper roofs need roof jacks, harness systems, and more labor hours, which is why the same house costs more with a steep roof.
Flat and low-slope roofs are priced differently. If you have one over an addition, porch, or garage, see our flat roof page or ask us to look at it during your inspection.
What Each Roof Type Costs and Why
Asphalt Shingles: $9,000 to $106,000
Asphalt shingles are the most common choice in Central PA. About three out of four roofs we replace are asphalt shingle roofs. They cost the least up front, install the fastest, and come in a wide range of colors. We install Owens Corning shingles as an Owens Corning Platinum Preferred Contractor.
An architectural shingle roof typically lasts 25 to 30 years. Our guide to how long a roof lasts covers the other shingle grades.
Exposed Fastener Metal Panels: $10,500 to $118,000
Exposed fastener panels are the entry point for metal roofing. The panels are screwed down through the face of the metal, and each screw seals with a rubber washer. Those washers wear out. Plan on replacing the screws every 12 to 15 years, at a cost of $3,500 to $12,000 depending on the size and steepness of your roof.
These panels can sometimes go over a single layer of existing shingles on furring strips. If your roof has more than one layer of shingles, the old roof needs to come off first.
Standing Seam Metal: $21,000 to $175,000
Standing seam is the step up. The fasteners are hidden under the seams, so there are no washers to wear out and no screws to replace. Hidden fasteners generally add 30 to 40 years of life compared with exposed fastener panels, and a properly installed standing seam roof has no routine maintenance cost.
Existing shingles always come off before standing seam goes on, no matter how many layers there are.
Metal Shingles: $41,500 to $295,000 and Up
Metal shingles give you the life of a hidden-fastener metal roof with the look of a traditional shingle, slate, or shake roof. They are the highest-cost option in this guide. Like standing seam, they require a full tear-off and have no routine fastener maintenance.
What Drives the Price of a Roof Replacement
Two homes with the same square footage can get very different quotes. These are the factors that move the number.
- Roof size. Roofers measure in squares. One square is 100 square feet of roof surface, and a bigger roof needs more material and more labor.
- Pitch. Steep roofs take longer and need more safety equipment.
- Complexity. Every chimney, skylight, valley, dormer, and vent pipe needs flashing and hand work. A simple ranch roof costs far less per square than a roof with a dozen cuts and corners.
- Layers to tear off. Our price includes removing one layer of old roofing. Each additional layer adds $1.00 per square foot.
- Decking condition. Nobody can see rotted roof decking until the old roof is off. We replace rotted decking at up to $2.25 per square foot for 7/16-inch sheathing, which is up to $72 for a 4-by-8 sheet. If more than four sheets need replacing, we let you know.
- Warranty level. Owens Corning offers four warranty options, from Standard up to Platinum Protection. The higher levels require more Owens Corning components in the roof system, and the top two levels add workmanship coverage on top of the material coverage.
What a Roof Replacement Quote Should Include
Prices vary between contractors mostly because of what is left out. It is surprisingly common for a low bid to use off-brand accessories and never mention it. Before you compare totals, check that each quote covers the same work.
A professional quote should include:
- An inspection of the roof and the attic, with photos.
- A written price that spells out exactly what will be done.
- The specific products: shingle line or metal gauge, underlayment, ice and water shield, drip edge, ridge vent, and nail type.
- The manufacturer warranty and the workmanship warranty, both in writing.
- Removal and disposal of the old roof.
- A plan to protect your home and landscaping during tear-off, such as a tarp system.
- An inspection of the roof decking once the old roof is off.
- Proof of workers' compensation and liability insurance. Without it, an injury on your property can become your problem.
- A dedicated production manager and a way to follow the job, such as a photo timeline.
- Full cleanup at the end of the project.
Also ask how long the company has been in business, how far out it is scheduling, and what its reviews say. Our guide to choosing a roofing company goes deeper on each of these.
Can You Replace Your Own Roof to Save Money?
You can, on a simple roof, but we only recommend it if you have roofing experience. Materials for a do-it-yourself asphalt shingle or exposed fastener metal roof typically run $4,750 to $14,000. If your materials cost much more than $4,750, your roof is more complex than a simple ranch and belongs in professional hands. Standing seam and metal shingles are not do-it-yourself products.
Before you start, plan for four things:
- Disposal. Old shingles have to go to a landfill. It is illegal to burn or bury them.
- Decking. Manufacturers can deny a warranty claim if the shingles went over decking that should have been replaced.
- Time and weather. An open roof and a surprise rainstorm is an expensive combination.
- Getting materials up. Professionals use a supplier's boom truck or a shingle ladder. You will need a plan for lifting thousands of pounds of material.
Upfront Cost vs. Lifetime Cost
The cheapest roof to buy is not always the cheapest roof to own.
- Asphalt shingles cost the least today. Expect to replace an architectural shingle roof again in 25 to 30 years.
- Exposed fastener metal costs a little more than shingles up front. Add $3,500 to $12,000 every 12 to 15 years for new screws.
- Standing seam metal costs roughly two to two and a half times as much as shingles up front, but it has no fastener maintenance and a much longer life.
If you plan to move within ten years, asphalt shingles usually make the most sense. If this is your long-term home, the math often favors standing seam.
How to Pay for a New Roof
You do not have to pay for a new roof all at once. We offer financing so you can pay over time.
If wind or hail damaged your roof, your homeowners insurance may cover part or all of the replacement. Our guide to roof storm damage explains how to spot it and how the claim process works.
What Central PA Homeowners Should Do Next
A price range is a starting point. Your exact price depends on your roof, and there are two ways to get it.
- For a ballpark in a few minutes: use our instant quote tool. Enter your address and get an estimate without a sales call.
- For an exact price: schedule a free roof inspection or call us at (814) 308-0490. We measure the roof, check the attic, and give you a written price.
Our mission at Starway Roof Systems is to raise the standard by giving every homeowner what they deserve: the best. That starts with a straight answer on price.
FAQs About Roof Replacement Cost
How much does a new roof cost in Central PA in 2026?
An asphalt shingle roof on a home under 2,500 square feet typically costs $9,000 to $35,500. Exposed fastener metal on the same home runs $10,500 to $41,500, and standing seam metal runs $21,000 to $65,000. Larger homes and steeper roofs cost more.
Is a metal roof more expensive than shingles?
Yes. Exposed fastener metal costs a little more than asphalt shingles, and standing seam metal costs roughly two to two and a half times as much. Metal lasts longer, so the cost per year of ownership can be lower.
Why do roofing quotes for the same house vary so much?
Contractors include different things. One quote may cover tear-off, ice and water shield, new flashing, and a workmanship warranty, while another leaves them out or uses off-brand components. Ask each contractor for an itemized proposal and compare line by line.
Does homeowners insurance pay for a roof replacement?
Insurance generally covers sudden damage from events like wind and hail. It does not cover a roof that has simply worn out with age. Coverage depends on your policy, so check with your insurance company before you file a claim.
How long does a roof replacement take?
Most asphalt shingle roofs are installed in a day or two once the crew arrives. Metal roofs and large or complex roofs take longer. Our roof replacement timeline walks through each stage.
Can I get a roof price without someone coming to my house?
Yes. Our instant quote tool gives you an estimate from your address in a few minutes. For a final price, we need to inspect the roof and attic in person, because decking condition and ventilation cannot be measured from a satellite image.
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