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Roof replacementRoof replacement cost, and what your insurer will actually pay
Most calculators multiply your house size by a national average and hand back one number. That number is not much use when an adjuster hands you a different one. This works out the cost the way a roofer bids it — by the square, adjusted for pitch — and then shows you the depreciated value alongside it.
Rates reviewed July 2026
Roof replacement estimate
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Why roofers price by the square, and why it matters to you
A roofing square is 100 square feet of roof surface. Every quote you receive is built on that unit, which is why two houses with identical floor plans can be quoted thousands apart.
The catch is that your roof is bigger than the house underneath it. A roof rising 6 inches for every 12 inches of run has 11.8% more surface than its footprint. At 12:12 it has 41% more. Add waste for cuts around valleys and dormers and a 1,800 sq ft footprint becomes roughly 23 squares of material.
| Pitch | Area multiplier | Walkable? |
|---|---|---|
| 2:12 — nearly flat | 1.014 | Yes |
| 4:12 — gentle | 1.054 | Yes |
| 6:12 — typical | 1.118 | With care |
| 8:12 — above average | 1.202 | Harnesses needed |
| 10:12 — steep | 1.302 | No |
| 12:12 — very steep | 1.414 | No |
Roof replacement cost by house size
Architectural asphalt, 6:12 pitch, one layer torn off, national average labour. Adjust for your own situation with the calculator above.
| Footprint | Squares | Typical range |
|---|---|---|
| 1,000 sq ft | 12.9 | $7,500 – $13,100 |
| 1,200 sq ft | 15.4 | $9,000 – $15,700 |
| 1,500 sq ft | 19.3 | $11,300 – $19,600 |
| 1,800 sq ft | 23.1 | $13,500 – $23,500 |
| 2,000 sq ft | 25.7 | $15,000 – $26,100 |
| 2,500 sq ft | 32.1 | $18,800 – $32,700 |
| 3,000 sq ft | 38.6 | $22,500 – $39,200 |
Cost by material, and the lifespan that goes with it
Material choice does two things at once: it sets the price today, and it sets the depreciation schedule your insurer will use for the next few decades. A cheap roof is depreciated faster, so it is worth less at claim time as well as lasting less long.
| Material | Per square, installed | Expected life |
|---|---|---|
| 3-tab asphalt shingle | $350 – $550 | 20 yrs |
| Architectural asphalt | $450 – $750 | 28 yrs |
| Corrugated metal | $500 – $900 | 45 yrs |
| Cedar shake | $800 – $1,400 | 30 yrs |
| Standing seam metal | $900 – $1,600 | 50 yrs |
| Clay or concrete tile | $1,000 – $2,000 | 55 yrs |
| Natural slate | $1,500 – $3,000 | 80+ yrs |
What insurance actually pays
This is where most homeowners get caught out, and it has almost nothing to do with the replacement cost itself.
First, the cause has to be covered. Hail, wind and falling trees generally are. Age, wear, poor maintenance and manufacturing defects generally are not. A roof that has simply reached the end of its life is not an insurable event, however expensive it is to replace.
Second, if the cause is covered, the amount depends on which kind of policy you hold:
| Replacement cost (RCV) | Actual cash value (ACV) | |
|---|---|---|
| First payment | Depreciated value, less deductible | Depreciated value, less deductible |
| After work is finished | Releases the withheld depreciation | Nothing further |
| Your share on an 18-year roof | Deductible only | Deductible plus the depreciation |
Roof buyback is a different thing entirely
A buyback offer pays you a lump sum in exchange for excluding the roof from your policy going forward. Carriers use it on roofs they no longer want to insure. It is not an upgrade and it is not a settlement of a claim — after a buyback, roof damage is simply not covered. Read the endorsement before accepting one.
Why replacing a roof costs what it does
Labour is usually 50 to 60% of the bill. A crew is on your property for two to four days, working at height, carrying several tonnes of material up a ladder and several tonnes of old material back down. That is the bulk of what you are paying for.
The rest is spread across items that rarely appear in the headline number: underlayment, ice and water shield along the eaves, drip edge, ridge vent, flashing around every penetration, and disposal fees that have risen sharply. Tear-off alone runs $100 to $200 a square per layer.
Then there is the item nobody can quote accurately: the decking underneath. Its condition is unknown until the old roof comes off. Assume around 10% will need replacing and treat anything less as a good outcome.
Questions
How much does a new roof cost?
Most US homeowners replacing asphalt shingles pay between $9,000 and $23,000. Roof area drives the figure rather than house size, and area depends on pitch — a steep roof can be 30% larger than the footprint beneath it.
Does homeowners insurance cover roof replacement?
Only for sudden covered perils — hail, wind, fire, falling trees. Wear and age are excluded by nearly every policy. If the cause is covered, how much you receive then depends on whether you hold an RCV or ACV policy.
What is roof replacement cost buyback?
An offer to pay you a lump sum in exchange for excluding the roof from future coverage. It ends your roof cover rather than improving it.
Will insurance cover a 20-year-old roof?
Coverage often narrows with age. Many carriers move roofs past 15 or 20 years onto actual cash value automatically, and some decline to renew altogether. Check your declarations page rather than assuming the terms you signed up to still apply.
Should I repair or replace?
Repair when damage is localised and the roof still has years left. Replace when the roof is past roughly 75% of its expected life, when repairs are recurring, or when granules are shedding across the whole surface. Repeated repairs on an old roof rarely work out cheaper.
How long does a roof last?
Three-tab asphalt around 20 years, architectural asphalt around 28, metal 45 to 50, tile 55, slate 80 or more. Ventilation matters as much as material — a poorly ventilated attic can take years off any roof.
Is roof repair tax deductible?
Not for your own home in the ordinary case. Repairs on a rental property are generally deductible as an expense, while a full replacement is usually capitalised and depreciated. Energy efficiency credits can apply to certain roofing products. Worth confirming with a tax professional for your own situation.
Do I need a permit?
In most US jurisdictions, yes, for a full replacement. Your contractor normally pulls it and includes the fee. Skipping it can cause problems at resale and can give an insurer grounds to question a later claim.