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Roof Replacement Budget Calculator
Roof replacement is usually the single biggest capex item on a house. This calculator sizes the budget from actual roof square footage, material, pitch, and tear-off complexity so you can plan a sinking fund or reserve account.
actual roof surface, not house footprint
1.0 flat, 1.15 standard, 1.4+ steep
1.0 national avg, 1.2+ HCOL
Estimated cost
$13,800
installed, turnkey
Low end
$12,420
best-case quote
High end
$16,560
worst-case quote
All-in per sq ft
$6.90
How the math works
Roof replacement cost scales with material choice more than anything else. Asphalt shingle jobs run a quarter the cost of slate. Pitch and tear-off layers matter at the margin — steep roofs add 15–40% in labor, and a third layer of old shingles adds a full day of demo.
National averages as of 2025: asphalt $4–6/sq ft, metal $10–14, tile $12–18, slate $20–30. Always get three local quotes and confirm underlayment, flashing, ridge vent, and warranty terms.
How to Use
- Enter roof surface area in square feet — this is larger than the house footprint due to pitch.
- Pick material. Asphalt dominates the US market; metal and tile have 2–3× price tags but longer life.
- Set pitch factor: 1.0 for flat, 1.15 for standard, 1.4+ for steep. Steeper = more labor.
- Enter tear-off layers. Most codes limit two total — a third layer means the old ones come off.
- Adjust region factor up for HCOL areas (California, NYC metros at 1.2–1.4) or down for lower-cost markets.
Frequently Asked Questions
How long does asphalt vs metal last?
3-tab asphalt lasts 15–20 years; architectural asphalt 25–30. Metal lasts 40–70 years. Over a 40-year hold, metal at 2.5× the upfront cost often beats asphalt on a total-cost basis.
Can I roof over instead of tear-off?
Yes if your jurisdiction allows (most limit to two total layers of asphalt) and the existing roof is flat and dry. Roof-over saves ~20–25% on total cost but reduces new-roof life slightly and hides underlayment issues.
How do I estimate actual roof square footage?
Measure your house footprint, then multiply by a pitch factor: 1.05 for flat, 1.12 for 4:12, 1.20 for 6:12, 1.30 for 8:12, 1.42 for 10:12 pitch. Or use a satellite-measurement service for about $25.
What's typically not included in the base number?
Decking replacement (if the sheathing is rotted), chimney flashing, skylights, solar-tube install, and major ventilation upgrades are usually separate line items. Ask each contractor for an itemized quote.
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