Roofers charge about $4 to $8 per square foot for an asphalt shingle roof, so a typical replacement runs $8,000 to $20,000. They price by the roofing square — 100 square feet — and adjust for pitch, how many old layers come off, the material, and how hard the roof is to walk. A steep, multi-layer roof costs far more per square than a simple single-story one.
Here's how roofers actually build a quote, what drives the number up, and how to read a bid so the cheapest one doesn't turn into the most expensive.
Per square foot, installed with tear-off. Real 2026 ranges:
Repairs are different math — a few hundred dollars for a small leak fix, up to a couple thousand for a section. A full tear-off is the big number.
Bigger roofs cost more, and steep roofs cost more per square because they're slower and riskier to work. A walkable roof prices lower than one the crew has to harness onto.
Removing one old layer is standard; two or three layers means more labor and disposal. Going over the old roof is cheaper but usually a mistake that shortens the new roof's life.
Rotten plywood and old flashing add cost once the old roof is off. A good bid notes a per-sheet rate for bad decking so a surprise doesn't become a blank check.
Underlayment, ice-and-water shield, ridge vent, flashing, disposal, and cleanup should all be in the price. A low bid often wins by quietly leaving these out.
Not every roof problem is a tear-off:
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About $4 to $8 for asphalt shingles, $8 to $16 for metal, and $10 to $20 for tile, including tear-off and materials.
A low bid often skips tear-off, uses thinner shingles, or leaves out flashing, underlayment, and disposal. Compare what's included line by line.
Three, each licensed, insured, and quoting the same scope. Three apples-to-apples bids show the real market price for your roof.
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