Size and shape
Every valley, hip, dormer, chimney and skylight adds cutting, flashing and waste. A cut-up roof costs more per square than a simple gable.
The short answer
A full roof replacement on a typical home costs about $4.50 to $9 per square foot with architectural asphalt shingles, installed. Roofers usually price by the "square," which is 100 square feet of roof, so that's about $450 to $900 per square.
Your price depends on five things more than anything else: how big the roof is, how steep it is, what it's made of, how many old layers come off, and what's hiding under them. Labor is usually 40 to 60 percent of the bill, so where you live matters too. The only way to get your real number is to measure and inspect your roof.
Price by material
Home roofs: what each material costs
Installed prices, including removal of one old layer. The last column shows a typical 2,000 square foot roof, which fits many 1,500 to 1,800 square foot one-story homes.
| Material | Per sq ft | Per square | 2,000 sq ft roof | Typical life |
|---|---|---|---|---|
| Architectural asphalt shinglesMost common choice | $4.50 – $9 | $450 – $900 | $9,000 – $18,000 | 20 – 30 yrs |
| Impact-resistant (Class 4) shinglesMay lower premiums in hail states | $5.50 – $10.50 | $550 – $1,050 | $11,000 – $21,000 | 25 – 30+ yrs |
| Wood shake | $8 – $15 | $800 – $1,500 | $16,000 – $30,000 | 25 – 40 yrs |
| MetalSteel panels to standing seam | $8 – $20 | $800 – $2,000 | $16,000 – $40,000 | 40 – 70 yrs |
| Concrete tile | $9 – $18 | $900 – $1,800 | $18,000 – $36,000 | 50+ yrs |
| Clay tileHistoric clay tile runs higher | $12 – $25 | $1,200 – $2,500 | $24,000 – $50,000 | 75 – 100+ yrs |
| Natural slate | $15 – $30 | $1,500 – $3,000 | $30,000 – $60,000 | 75 – 150+ yrs |
Ranges are rounded from 2025–2026 national cost guides and current supplier pricing. Big-city and coastal markets run higher; rural markets often run lower. Tile and slate also need a roof frame strong enough to carry the weight.
Flat and commercial roofs
Low-slope roofs on businesses, apartments and some homes are priced the same way, by the square foot. Insulation is often the biggest material cost, because current energy codes usually require more of it when the roof is replaced.
| System | Per sq ft installed | 10,000 sq ft building | Notes |
|---|---|---|---|
| TPOWhite single-ply membrane | $7 – $14 | $70,000 – $140,000 | Most common new commercial roof; reflects heat |
| EPDMBlack rubber membrane | $7 – $13 | $70,000 – $130,000 | Long track record; good in cold climates |
| PVC | $9 – $15 | $90,000 – $150,000 | Best for restaurants and grease or chemical exposure |
| Modified bitumen | $7 – $13 | $70,000 – $130,000 | Multi-ply, tough under foot traffic |
| Built-up (tar and gravel) | $8 – $14 | $80,000 – $140,000 | Heavy, very durable |
| Standing-seam metal | $14 – $25 | $140,000 – $250,000 | Longest life, highest upfront cost |
Tear-off of one existing layer typically adds $1.00 to $2.50 per square foot, and more if there are two layers or wet insulation. Coatings ($2 to $6 per sq ft) can extend a sound roof, but they are a restoration, not a replacement, and they don't fix hail-fractured membranes.
Ballpark estimator
See your rough range
Pick your roof size and material. This gives a planning range, not a quote. We'll give you a real number after we measure.
Estimated full replacement
$9,000 – $18,000
About $450 – $900 per square
- Includes removal of one layer, underlayment, flashing and labor.
- Not included: rotted decking, gutters, skylights or framing repairs.
If a storm caused the damage, your out-of-pocket cost may be closer to your deductible. See below.
What moves the price
Why two quotes can be $8,000 apart
When bids are far apart, it's usually because one roofer included things the other left out. These are the items that change the number most.
Pitch
+$1,000 to $3,000 on steep roofsSteep roofs need harnesses, roof jacks and slower work. Most roofers add a charge once you can't walk the roof.
Old layers
~$100 – $150 per square, per layerEach layer has to be torn off and hauled away. Some codes allow only two layers, so a second layer usually comes off too.
Decking
$150 to $1,000+Rotted or soft plywood is found only after tear-off. Good contracts list a per-sheet price up front so there are no surprises.
Code items
Drip edge, ice and water shield, ventilation and insulation upgrades are often required when a roof is replaced. A cheap bid may leave them out.
Labor and location
40 – 60% of the totalWages, permits ($150 to $600 in most towns) and demand after storms all vary by market.
Material prices
6 – 9% shingle increase, June 2026Manufacturers raised prices again this year. Quotes are often good for 30 days for that reason.
Warranty level
$500 to $5,000Upgraded manufacturer warranties cover materials and workmanship longer, and require a certified installer.
Access
Tight lots, landscaping, tall buildings and crane lifts on commercial jobs all add time and equipment.
If a storm hit your roof
Your maximum obligation is your deductible when you build with an Approved Contractor.
Most homeowners and commercial property policies cover sudden damage from hail and wind. When a covered storm damages your roof badly enough that it needs to be replaced, the insurance company pays under your policy and you pay your deductible. Wear and tear from age is not covered. Claim denied: you owe nothing. A fee applies only if approved work isn't built by an Approved Contractor. Full terms at SkyViewRestore.com/terms.
Many policies pay in two checks. The first is the "actual cash value," which subtracts depreciation for the roof's age. The rest is often released after the work is done. Some newer policies pay only actual cash value on older roofs, so read your declarations page.
That's why the inspection matters before you shop on price. A roof with real storm damage, properly documented, may cost you less than the numbers above. Results vary; no claim outcome is guaranteed.
Example: covered hail claim
Approved replacement cost$15,150
Less depreciation held back– $3,000
Less your deductible– $1,500
First check (actual cash value)$10,650
Second check, after the work is done$3,000
You pay$1,500
Example only. Your deductible may be a flat amount or a percentage of your home's insured value. Your insurance company decides what is covered and paid.
What a fair quote should list
- Roof size in squares, measured, with the waste factor
- Number of layers being removed and disposal
- Brand and line of shingle, tile or membrane
- Underlayment, ice and water shield, drip edge and flashing
- Ventilation and any required code upgrades
- A per-sheet price for decking replacement
- Permit, cleanup, and the warranty you get in writing
Red flags on price
- A number given without anyone measuring the roof
- A bid far below others with no line items
- Full payment demanded before materials arrive
- An offer to pay or waive your insurance deductible. That's illegal in many states and can put your claim at risk.
- Pressure to sign the same day "before prices go up"
Why SkyView Restoration Group
A real number starts with a real inspection
SkyView is a team of roofing experts working with our roofing partners, Precision Construction and River City Roofing, with 25+ years of hands-on experience in roofing and insurance restoration. We measure, document and price your roof the same way whether you're paying out of pocket or a storm did the damage.
- Measured, not guessed. Every estimate is built from your roof's real size, pitch, layers and condition.
- Every line on paper. You see what's included and why, so you can compare bids fairly.
- All roof types. Shingle, metal, tile, slate and flat commercial systems.
- Full attention on you. We take the time to document storm damage and show it to anyone who asks. Construction is performed by licensed Approved Contractors.
No damage? You still walk away with something.
Our inspection and report are free. If you later sign a Project Agreement, its fee and cancellation terms are at SkyViewRestore.com/terms. If we don't find storm damage, we'll give you a Clearance Certificate to keep on file for your insurance and any future storm claim.
Talk to our team
Get the real cost for your roof
Tell us about your roof. We'll inspect the whole roof system for free, measure it, check for storm damage, and give you a written estimate and photo report you keep.
Call or text
866-321-VIEW (866-321-8439)
Email
info@skyviewrestore.com