Roof replacement cost (2026):
by roof size, material and what's included
HOW MUCH DOES A ROOF REPLACEMENT COST?
A roof replacement typically costs $5,700 to $16,000, with a national average of $10,800, according to HomeGuide. Angi puts the average at $9,609 and the per-square-foot price at $4 to $11. Roof size, material and pitch move the price the most; metal, tile and slate can cost several times more than asphalt shingles.
Roof replacement cost by home size
A roof is larger than the floor it covers because of overhangs and slope. Both guides below list the roof area for each home size; roofers price by the "square," which is 100 sq ft of roof.
| Home size | Roof area | HomeGuide | Angi |
|---|---|---|---|
| 1,000 sq ft | 1,120 sq ft | $3,500–$6,700 | $4,900–$12,300 |
| 1,200 sq ft | 1,340 sq ft | $4,000–$8,000 | $5,800–$14,700 |
| 1,400 sq ft | 1,565 sq ft | $4,700–$9,500 | $6,800–$17,200 |
| 1,600 sq ft | 1,790 sq ft | $5,500–$10,700 | $7,800–$19,700 |
| 2,000 sq ft | 2,235 sq ft | $6,700–$13,400 | $9,700–$24,600 |
| 3,000 sq ft | 3,355 sq ft | $10,100–$20,100 | $14,600–$36,900 |
Angi's ranges run higher at the top end than HomeGuide's. For your own roof, try our roof replacement cost calculator.
Cost by roofing material
| Material | Per sq ft (HomeGuide) | Typical total (HomeGuide) | Typical total (Angi) | Lifespan (HomeGuide) |
|---|---|---|---|---|
| Asphalt shingles | $3–$6 | $7,500–$14,000 | $5,800–$20,000 | 15–30 years |
| Metal | $5–$16 | $7,500–$40,000 | $5,700–$25,000 | 30–80+ years |
| Wood shakes | $7–$15 | $12,900–$28,200 | $16,000–$27,000 | 25–30 years |
| Tile (clay or concrete) | $7–$25 | $10,500–$62,500 | $8,500–$26,400 | 30–100+ years |
| Slate or stone | $10–$30 | $22,000–$70,000 | $5,800–$30,000 | 50–200+ years |
| Flat roof | $3–$11 | $4,000–$16,800 | not listed | 5–60 years |
Asphalt shingle types
| Shingle | Per sq ft installed | Typical total |
|---|---|---|
| 3-tab (basic) | $3–$5 | $5,700–$12,000 |
| Architectural (dimensional) | $4–$6 | $7,500–$16,000 |
| Luxury / premium asphalt | $5–$7 | $7,500–$18,000 |
What's in the price, per square
| Part of the job | Per square (100 sq ft) |
|---|---|
| Removing the old roof | $100–$300 |
| Roofing materials | $100–$250 |
| Replacement labor | $200–$350 |
| Total | $400–$900 |
Extra costs to ask about
| Item | Cost | Source |
|---|---|---|
| Tearing off the old roof | $1–$5 per sq ft, depending on material and layers | HomeGuide |
| Replacing roof decking (sheathing) | $2–$5 per sq ft | HomeGuide |
| Underlayment | $0.10–$0.80 per sq ft | HomeGuide |
| Unusually steep roof | $1,000–$3,000 extra | Angi |
| Roof vents | $200–$700 | HomeGuide |
| Drip edge | $1.50–$3.00 per linear foot | HomeGuide |
| Gutter replacement | $12–$25 per linear foot | HomeGuide |
| Skylight replacement | $800–$2,400 | HomeGuide |
| Permit | $100–$500 (HomeGuide); $100–$1,400 (Angi) | HomeGuide; Angi |
| Contractor warranty, if not included | $500–$2,000 | Angi |
Ask each roofer how they will price replacement decking if they find damage after the old roof comes off, so the final bill doesn't surprise you. If only part of the roof is damaged, compare with our roof repair cost guide.
Does a new roof pay off at resale?
| Project (national) | Job cost | Resale value | Cost recouped |
|---|---|---|---|
| Roof replacement, asphalt shingles | $31,871 | $21,501 | 67.5% |
| Roof replacement, metal | $51,865 | $25,972 | 50.1% |
Roof replacement cost in Washington: Seattle price, tax and permits
Angi puts a roof replacement in Seattle at $8,045 to $17,399, with an average of $12,646 (August 2026), above HomeGuide's national average of $10,800. In Washington, a roof replacement for a homeowner is taxed on the full contract price, labor included: state law counts constructing and repairing buildings for consumers as a retail sale (RCW 82.04.050), and the Department of Revenue says the contractor collects tax on the gross contract price.
| Roof price before tax | Seattle (10.55%) | Kent (10.40%) | Bellevue (10.30%) |
|---|---|---|---|
| $8,045 (Angi Seattle low end) | $8,894 | $8,882 | $8,874 |
| $10,800 (HomeGuide national average) | $11,939 | $11,923 | $11,912 |
| $12,646 (Angi Seattle average) | $13,980 | $13,961 | $13,949 |
| $17,399 (Angi Seattle high end) | $19,235 | $19,208 | $19,191 |
- Resale in Seattle: in the 2025 Cost vs. Value report, an asphalt roof replacement in Seattle recouped 42.8% of its cost and a metal roof 26.6%, below the national figures above.
- Permits differ by city. SDCI says re-roofing a one- or two-family home in Seattle doesn't need a permit if the building envelope isn't changed other than adding or replacing insulation. Kent's residential permit page lists "Adding, repairing, or removing any roofs" as needing a permit. Bellevue, Renton, Tacoma, Auburn and Federal Way: roof permit rules by city.
- Overlay limits: Washington uses the 2021 International Residential Code (WAC 51-51-003), which doesn't allow a new roof over two or more existing layers. See overlay vs tear-off.
- Before you hire: check the roofer on L&I's Verify a Contractor tool. For a home job of $1,000 or more, the contractor must give you a written disclosure statement (RCW 18.27.114).
Full Seattle prices by roof size and material: roof replacement cost in Seattle. Estimate your own roof with the calculator.
Before you sign
- Get written quotes that list the same material, number of squares, tear-off or overlay, underlayment and flashing.
- Ask for a per-sheet or per-square-foot price for decking that turns out to be damaged.
- Confirm who pulls the permit, how debris is hauled away and what the contractor and manufacturer warranties cover.
- Check the roofer's license and insurance with your state or city before work starts.
In Seattle? Our roof replacement cost in Seattle guide covers local prices, the SDCI re-roof permit and Washington sales tax.
Frequently asked questions
How much does a roof replacement cost?
HomeGuide puts a typical roof replacement at $5,700 to $16,000, with a national average of $10,800. Angi gives an average of $9,609. Size, material and pitch move the price the most.
How much does a new roof cost per square foot?
Angi lists $4 to $11 per square foot. HomeGuide lists $3 to $6 per square foot for asphalt shingles, or $300 to $600 per square (100 sq ft).
How much does a roof cost for a 2,000 sq ft house?
A 2,000 sq ft home has about 2,235 sq ft of roof. HomeGuide lists $6,700 to $13,400 for it, and Angi lists $9,700 to $24,600.
How long does a new roof last?
HomeGuide gives 15 to 20 years for 3-tab asphalt shingles, 20 to 30 years for architectural shingles, 30 to 80+ years for metal and 50 years or more for slate.
How much does a roof replacement cost in Washington with sales tax?
Angi puts a roof replacement in Seattle at $8,045 to $17,399, with an average of $12,646. Washington taxes the full contract, labor included, so at Seattle's 10.55% rate the average comes to about $13,980.
Does a new roof increase home value?
The 2025 Cost vs. Value report estimates that an asphalt shingle roof replacement recoups 67.5% of its cost at resale nationally, and a metal roof 50.1%.
Sources
- HomeGuide — How Much Does a Roof Replacement Cost? (November 7, 2025)
- Angi — How Much Does Roof Replacement Cost? (updated Mar 5, 2026)
- Journal of Light Construction — Cost vs. Value 2025, national and Seattle
- Angi — Roof replacement cost in Seattle, WA (updated Aug 4, 2026)
- RCW 82.04.050; DOR — Custom construction; DOR — Local sales tax rates, Q4 2026
- Seattle SDCI — Re-Roof Permit and City of Kent — Residential building permits
- WAC 51-51-003 — Washington adoption of the International Residential Code
- RCW 18.27.114 and L&I — Hiring a contractor
National sources accessed October 14, 2026. Washington sources checked October 15–24, 2026.
These figures are national estimates compiled from the published sources above. They are not quotes and can't account for your roof, your region or your contractor. Permit and code rules vary by city. Get written estimates from licensed, bonded and insured contractors before deciding. See our disclosure and disclaimer.