By home size
Most homes have a roof surface of 1.4-1.7x the floor square footage (steeper pitches mean more surface). Here's the typical replacement cost by living area, using architectural asphalt as the baseline:
| Home size (sqft) | Roof area (sqft) | Cost low | Cost mid | Cost high |
|---|---|---|---|---|
| 1,000 | 1,400 | $7,000 | $9,500 | $12,000 |
| 1,500 | 2,100 | $10,500 | $14,200 | $17,800 |
| 2,000 | 2,800 | $14,000 | $18,900 | $23,800 |
| 2,500 | 3,500 | $17,500 | $23,600 | $29,800 |
| 3,000 | 4,200 | $21,000 | $28,400 | $35,700 |
| 4,000 | 5,600 | $28,000 | $37,800 | $47,600 |
Line-item breakdown
On a typical $20,000 architectural asphalt replacement, here's where the money goes:
- Shingle materials: $4,000-5,000 (~22%)
- Underlayment, ice & water shield, drip edge: $1,500-2,000 (~9%)
- Tear-off and disposal: $1,500-2,500 (~10%)
- Decking repairs (if needed): $500-2,000 (~5%)
- Labor: $7,000-9,000 (~40%)
- Permits, dumpster, supplies: $500-1,000 (~3%)
- Contractor overhead and profit: $2,000-3,000 (~12%)
Hidden costs that show up later
Most estimates omit these. Get them documented upfront:
- Decking replacement: $40-80 per sheet of 4x8 plywood. Most replacements need 2-6 sheets. Old roofs in humid climates need many more
- Code upgrades: ice and water shield in cold climates, hurricane straps in coastal, drip edge in some jurisdictions. $500-2,500
- Skylight replacement: if any are over 15 years old, the contractor may insist on replacing them while the roof is open. $400-1,200 each
- Chimney work: rebuild or repoint mortar joints — often surfaces during the project. $500-3,000
- Ventilation upgrades: many old roofs have inadequate venting. Adding ridge vent: $300-800
Ways to lower the cost
Without compromising on quality:
- Get 3+ estimates — spread is typically 25-40% between low and high bid
- Time it for off-season (late fall, winter) — many contractors discount 5-15%
- Skip premium upgrades you don't need (designer shingle styles, proprietary underlayments)
- Confirm your insurance — if you have storm damage, the carrier may pay most of it
- Bundle with siding/gutter work if needed — single mobilization saves money