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    Home | Our Blog | How much does it cost to replace a roof in 2021? Average New Roof Cost Per Square

    How much does it cost to replace a roof in 2021? Average New Roof Cost Per Square

    Reviewed by Tomas Kalkys. President.
    Qualifications: More than 20 years of experience in residential and commercial exterior remodeling.
    Founding farther of Legacy Service.
    Written by LegacyUSA Team

    posted on June 4, 2021

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    Roof Replacement Cost in 2021: How Much Does a New Roof Cost

    How old is your roof? Depending on your roofing material and its age, it may be time for a replacement. Replacing it when needed is good for your entire home. It’s essential to maintaining the integrity of your house’s function, curb appeal, and value.

    Asphalt shingles, currently the most common roofing material in the United States, tend to last about 15-25 years depending on their installation, maintenance, and the elements they face over the years.

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    If you think it’s time to replace your roof, it’s good to get an idea of the average cost to replace it. In this article, we’re going to discuss everything you need to know, from the signs you need a replacement to the different costs to the replacement process itself.

    At Legacy Service, we’re here to help you build the home of your dreams. Whether you need siding installation or roofing replacement, you can count on our team. Read more to learn about the cost to reroof a house or contact us to schedule a free estimate:

    How Much Does It Cost to Replace the Roof of a House?

    The average price to replace a roof of a house will differ from homeowner to homeowner depending on where they live, the size of their roof, and the material they choose. Since asphalt shingles are the most common type on suburban homes in the United States, we’ll focus on this type in the sections below. Continue reading to learn more about the average cost of materials, the average cost of labor, and the cost of accessories and tools.

    Average cost of materials (per square feet)

    Most roofing contractors use a breakdown formula as a guideline for the cost of the project. For many of them, the cost formula roughly equates to about 40% for materials and 60% for the labor.

    For asphalt shingles, which are considered the most affordable option, you typically have three options: 3-tab, architectural shingles, and premium shingles. Let’s discuss the average cost of materials for each type:

    • 3-tab – Can range from $150 to $200 per square for the necessary supplies and materials.
    • Architectural shingles – The installation price difference is greater than the material price difference between 3-tab and architectural shingles.
    • Premium shingles – Premium shingles can last up to 50 years. Their cost can be as high as $200 to $250 per square, not including labor or other necessary supplies and materials.

    Here are the average prices per square for the most common materials:

    • Asphalt – $120 to $400 per 100 square feet
    • Metal – $500 to $1,800 per 100 square feet
    • Slate – $800 to $4,000 per 100 square feet
    • Tile – $600 to $4,000 per 100 square feet

    Average cost of labor

    In many cases, the roofing labor cost will account for about 60% of the overall cost of roofing installation. Many people consider replacing it themselves because of this. However, it’s usually best to hire a team of professionals to ensure the installation is done right, which helps maximize its lifespan.

    Let’s discuss the average cost of installation for asphalt shingles:

    • 3-tab – This type can range between $350 and $450 per square to install.
    • Architectural – They’re designed to last longer than basic 3-tab shingles, so they can cost $50 to $100 more per square to install than 3-tab.
    • Premium – An average, the overall cost of premium shingles can range from $450 to $750 per square. The price of installation will be about 60% of that.

    Cost of accessories/tools

    If you’re replacing it yourself, the cost of accessories and tools will differ based on what you need and what you already have. If you’re hiring roofing professionals to do the job for you, know that some contractors will include their overhead in the cost of labor while others will calculate it separately.

    Roof Replacement Cost

    Replacing your roof is one of the costliest upgrades you can make to your home. Fortunately, the investment is worth every penny. Not only does it make your house look nicer, but it also helps prevent expensive damage from occurring over time.

    Here are price ranges from low to high:

    Low – $3,500 to $4,500 – This can be asphalt shingles on a low-pitch one-story roof.

    Average – $5,200 to $10,500 – This can be asphalt shingles on a two-story 1,500 square foot roof with a chimney.

    High – $12,000 to $40,000 – This can be slate shingles with roof deck reinforcement.

    7 Signs That You Need a Full Roof Replacement

    7 Signs That You Need a Full Roof Replacement

    So, how do you know if you just need common roof repairs or an entire roof replacement? There are a number of ways to help you determine if a full replacement is the best choice for your home. In this section, we’ll review seven of the most common signs that you need to replace, which will help you decide what would be best for your home. Check them out, and see if that’s what you need. If you do, feel free to contact our team at Legacy Service to schedule a free estimate.

    It’s Getting Old

    How old is your roof? Depending on the age of the material, it may be time for a replacement. Asphalt shingles are the most popular roofing material among homeowners in the United States, and they tend to last about 15 to 25 years. Knowing when yours was installed provides insight into how much life it has left. The installation and maintenance also play a role in how long it will last. If you believe that you may need to replace it due to age, contact your local roofing professionals.

    There are Leaks Inside Your House

    When was the last time you checked your attic? If you can’t even remember, it’s time you headed on up there to make sure there are no leaks. If you notice any leaks in your house, whether it’s the attic or another room, then it may be time to replace your roof. You can even check your attic for potential leaks when it’s not raining. Grab a flashlight and climb up under the eaves. Look for stain streaks or beams of light coming through the top of the house. Either of these could mean that you have a leaky roof.

    Shingles are Damaged

    Go outside and look up at your roof. How are your shingles looking? If you can see signs of damage to your roof, whether it’s curling, buckling, or missing shingles, then it may be time to install an entirely new roof. It’s a good idea to get into the habit of checking it regularly and after heavy storms to make sure everything looks okay. While you’re at it, look for shingle granules in the gutters and downspouts. If it has been losing a lot of them, it may be nearing the end of its useful life.

    It’s Droopy or Sagging

    If it’s droopy or sagging, then it’s time to call a fully licensed roofer right away. A sagging roof needs to be replaced as soon as possible so that it doesn’t cause further damage to the structure of your home. Even if you can’t easily see any drooping, it could still be there. It’s recommended to inspect your roof at least once a year to look for signs of damage. This includes checking for signs of rotting boards, trapped moisture, and spots that are sagging. In most cases, these will occur at the lowest points.

    The Flashing is Damaged

    It may often be overlooked by many homeowners, but flashing is an essential component of a healthy roof. It’s placed around chimneys, skylights, and vents to seal the roof’s seams and protect it from rain and other types of weather. When inspecting your roof, examine the flashing to make sure there are no breaks or cracks. If there is damage, it can cause leaks and more significant damage to the structure of your house. If it’s time to replace your flashing, then it may be time for shingle replacement. Check with a local reputable roofer if you’re interested.

    Moss is Growing

    Moss may look nice on trees, but it doesn’t look so good on roofs. In fact, it could mean trouble. Moss, as well as fungi, algae, and mold, may indicate that moisture is trapped inside, which can lead to worse damage and might even ruin your entire roof. It tends to grow in spots that don’t get much sunlight, especially in climates that are cool and moist. Since moss holds moisture against the roof’s surface, it can cause damage to the granules on top of the shingles over time. You can use a stiff brush to remove it, but that won’t prevent it from growing again.

    Your Neighbors are Replacing Their Roofs

    Does a bunch of your neighbors seem to be replacing their roofs around the same time? In many cases, that could indicate that it’s about time to replace yours. Many houses that have been built around the same time period and experience the same types of weather conditions tend to need a replacement at a similar time. If you’re looking for a roofing contractor that will replace roof shingles, look no further than our team at Legacy Service. Schedule a free consultation with one of our technicians to find out the cost to replace your roof.

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    Replacement vs. Repair

    Determining whether your roof needs repair or a replacement depends on your material, its age, and the extent of the damage. In the aforementioned section, we discussed the main signs you need a typical roof replacement. In many cases, if yours is 20 years or older, replacement is a better option than repair because it will help prevent other types of more expensive damage down the line. After all, who doesn’t want a beautiful new roof?

    We’ve reviewed the pros and cons of roof replacement in the sections below. Check them out!

    Pros of Roof Replacement

    The advantages of installing a new roof rather than repairing an old one include:

    • Easier – If you’re dealing with major damage, it’s often easier to replace your entire roof rather than fix everything. With repairs, some things may be missed, which could lead to further damage, or the cost of repairs may even exceed the cost to redo a roof.
    • Increases the resale value – Whether you’re looking to sell your home as soon as possible or sometime in the near future, replacing the roof will help increase its resale value (as well as its curb appeal).
    • Prevents wasting money – Sometimes homeowners aren’t ready to replace their roof, so they opt for a repair. Then, they have to do another repair. And another one! Soon, the cost adds up to what the replacement would’ve been in the first place. Replacing when needed helps prevent wasting money.

    Cons of Roof Replacement

    The disadvantage of roof replacement includes:

    • It’s more expensive than small repairs – If your roof isn’t that old and just needs a small repair or two, paying for a new roof isn’t necessary. Replacement is nearly always more expensive than a minor repair.

    Removing Old Roofing vs Roofing-Over (Re-Roofing)

    Replacing a roof typically involves the removal of the old one before adding the new one. Reroofing, on the other hand, is the process of adding a new roof over the top of the old one. Each has its own pros and cons, which we’re going to review below. We’ll also discuss the average cost to tear off and replace a roof as opposed to installing a roof on top. If you’re looking to consult a roofing expert about installation prices that are specifically tailored to you, please feel free to contact our team at Legacy Service to schedule a free consultation.

    Pros of Re-Roofing

    The advantages of choosing to re-roof a house (placing new shingles on top of old ones) include:

    • It’s usually less expensive than roof replacement – Re-roofing doesn’t require the same amount of materials, time, and labor as replacement, so the cost of your new roof tends to be less with re-roofing.
    • It’s quicker to install – Removing old shingles and replacing them with new ones will take longer than just adding new shingles to your roof. Makes sense to us!
    • It produces less waste – Check with your local building codes, but many homeowners can re-roof their home if they currently only have one layer of shingles on their home. If you don’t have to remove your shingles yet, installing a new roof will produce less waste.

    Cons of Re-Roofing

    The disadvantages of re-roofing include:

    • Single shingle overlay – It’s typically only applicable if it’s a single shingle overlay. If you already have two layers, re-roofing may not be possible.
    • It’s only a temporary solution – If your roof has underlying damage, such as rotting or sagging, re-roofing is only a temporary solution. More significant damage may occur over time if you leave it alone.

    Cost of Re-Roofing vs. Replacement Cost

    If you find yourself asking, “How much does a new roof cost?”, then it’s important to know that there’s a difference between a re-roofing and a roof replacement cost. Re-roofing tends to cost less than full replacement since the old shingles don’t need to be removed. This helps save on time, labor, and waste disposal expenses. Check with your local building codes, but in most cases, only two layers of asphalt shingles are allowed on roofs. If you’re seeking partial roof replacement, then that may also have a different price than either of the other two.

    Whether you choose re-roofing or replacement is up to you. However, a full replacement may save you in the long run since it can help you find damage that you otherwise may not have caught.

    Roof Replacement Cost by Roofing Types

    Roof Replacement Cost by Roofing Types

    When it comes to new roof installation costs (as well as replacements), different roofing shapes and types will have varying prices. Here are three of the most common shapes:


    Known for their triangular shape, gable roofs are currently one of the most popular types in the United States.

    Typical damage – Gable can be problematic in areas that face high winds or hurricanes. If the frames are not properly constructed or supported, the roof may collapse.

    Difficulty of replacement – Since they have a relatively simple design, gable can be easily replaced.

    Average cost per sq ft – The average cost to replace gable can range from $3.50 to $6.00 per sq ft.


    Hip roofs have slopes on all four sides, which are all of equal length. They come together at the top to form a ridge.

    Typical damage – Especially with the addition of dormers, the additional seams of hip can make it easier for water leaks to form in the valleys.

    Difficulty of replacement – Although it requires more square footage than a gable roof on a home of the same size, hip is still easy to work on and can handle most roofing materials.

    Average cost per sq ft – Hip usually tends to cost somewhere between $3.50 and $6.00 per sq ft.


    Although they appear completely flat with no pitch, flat roofs have a slight pitch for water runoff and drainage.

    Typical damage – The low pitch makes this type more susceptible to water leakage.

    Difficulty of replacement – This type is generally easy to work on. However, it’s important to remember that the higher the number of stories, the more expensive this type will be.

    Average cost per sq ft – Flat can cost anywhere between $3.00 and $10.00 per sq ft.

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    Roof Replacement Cost by Materials Options

    A new roof cost on average will differ depending on the material chosen. Here are three of the most popular material options:

    Asphalt shingles

    The installation rates of asphalt shingles are considered some of the most affordable in the industry today. They’re also visually appealing and durable, which is why they’re so popular. The average cost to reshingle a roof is usually between $2.50 and $4.50 per square foot.

    Metal roofing

    Metal roofs are quite beautiful and are typically more durable than traditional asphalt shingles. However, they’re also more expensive in most cases. Metal roofing installation can cost between $7.00 and $14.00 per square foot.

    Cedar shingles

    Cedar roofs are another beautiful type of roof. However, they tend to be less common on residential homes in the United States because they require a great deal of roof maintenance. Installing new shingles for cedar can range from $8.00 to $12.00 per square foot.

    Roof Replacement Process: Step-by-Step


    Roof Replacement Process: Step-by-Step

    The procedure for roof replacement can be a complicated process, so it’s usually best to hire a team of professionals to get the job done for you. If you’re still adamant to roof a house yourself, there are several steps you’ll need to take. The step-by-step roof installation process includes:

    Step 1: Select the material

    Before you begin, you’ll need to choose the new roofing material. Asphalt shingles, metal, cedar, and slate tend to be the most popular among homeowners throughout the United States.

    Step 2: Remove the old material

    In most cases, it’s best if the old shingles are removed before installing the new material. Removal may sound simple, but in reality, it requires the proper equipment and tons of manpower. A team of licensed roof installation professionals can help with this type of roof change.

    Step 3: Get the surface ready

    The next step is to get the surface ready for installation. This includes installing the drip edge, which prevents water from getting underneath the edges, and roof underlayment, which is a waterproof material that’s placed between the decking and roofing material.

    Step 4: Install the new material

    Now it’s time for installation. The amount of time it takes to install will depend on the material chosen. For example, slate will take longer than asphalt shingles because it can break or crack if stepped on.

    Step 5: Clean up, inspect, and enjoy!

    Once the installation is complete, the crew will clean up any leftover debris. The contractor will then perform a detailed roof inspection to ensure no mistakes were made and that there are no flaws in the material. Then, you can enjoy it for years to come!

    Labor Costs When Replacing a Roof

    Labor costs can vary depending on the type of material you choose as well as the size and shape of your roof. The price will also be higher for homeowners who need to remove the old material before the new roof installation steps take place. Labor typically accounts for about 60% of the total cost of your roof. If you’re looking for a personal roof replacement estimate, please feel free to get in touch with our team at any time.

    Enhancements and Improvement Costs

    Replacing the material itself isn’t the only way you can improve or enhance your roof. There are a variety of other improvement jobs you can do. Some of the most common include gutter cleaning, flashing replacement, framing repair, soffits, and more!

    Flashing Replacement

    If you’re getting your roof replaced, the flashing around the chimneys, skylights, vents, and other protrusions will also need to be replaced. Additional flashing can also be easily added at this time. For many homeowners, adding flashing can cost about $300 to $600 on average.

    Framing Repair

    This is usually pretty rare, but some homeowners will need to have the frame of their roof repaired before the material can be replaced. This can be due to structural damage or the fact that they’re replacing it with a heavier material. Frame repair costs tend to vary between $300 and $800.

    Roof Inspection

    If you’re buying a new home or you’re unsure whether your roof needs to be replaced, it’s time to contact an inspector. During an inspection, they’ll examine all areas to determine its condition. You can expect to pay around $350 for an inspection.

    Gutter Cleaning

    When replacing your roof, it’s a good idea to get your gutters either cleaned or also replaced. Gutters should be cleaned once or twice a year to help prevent the buildup of debris, which can force water beneath your shingles. Typical gutter cleaning tends to cost about $150.


    Consult with your roofing expert about replacing or repairing the soffits or fascia. They’ll help you determine what needs to be done during your replacement and how much it will cost. If you’re seeking “roofing costs near me,” please look no further than our team at Legacy Service.

    DIY vs. Hire a Pro


    DIY vs. Hire a Pro

    The next question you may have is, “Should I do it myself or hire a pro?” This all depends on the tools and equipment you own and the amount of experience you have with the chosen material. Doing it yourself can save money initially on the roofing installation cost, but it might not be worth it in the long run. A roof that’s installed properly will help maximize its lifespan.

    Tools Required

    Here’s a list of tools that are typically required for a shingle replacement project:

    • Air compressor
    • Broom
    • Caulking gun
    • Chalk line tools
    • Drill
    • Generator
    • Hammer tacker stapler
    • Hard hats
    • Ladders and ladder hoist
    • Magnetic sweeper
    • Measuring tape or laser tool
    • Pry bar
    • Rake
    • Reciprocating saw and circular saw
    • Roof brackets or toe boards
    • Roofing blade or utility knife
    • Roofing hammer or hatchet
    • Roofing nail guns
    • Roofing shoes or boots
    • Roofing shovel or shingle tear-off tool
    • Safety harnesses
    • Sawhorses
    • Scoop shovel
    • Tarps
    • Tin snips
    • Truck

    Materials Required

    The materials that are usually required for replacement projects include:

    • Material (asphalt shingles, metal roofing panels, cedar shakes, slate tiles)
    • Decking
    • Flashing
    • Underlayment
    • Drip edge
    • Ice and water shield
    • Ridge capping
    • Vents


    Experience with roofing replacements are recommended before beginning this project.

    • In Pennsylvania, there are no state license requirements for roofing contractors. But roofers may need to comply with local licensing requirements before starting.
    • In New Jersey, roofing contractors do not require a state license, but they are required to be registered.

    Bottom Line

    The decision is ultimately up to you. However, unless you have enough experience and all of the right tools and equipment, it’s best to hire professionals. They’ll be able to detect any structural issues before installing the new roof and ensure that the project is done to maximize its lifespan.

    Frequently Asked Questions (FAQ) About Roof Replacement

    Here are some of the most common questions our team is asked about roof replacement and its various costs:

    How much does a roof replacement cost?

    The overall cost will depend on a variety of factors. The roofing cost per square will differ based on the material you choose, the professionals you hire, the area you live, and the size and shape of your roof. Asphalt shingles tend to be the most popular type among American homeowners because they’re affordable, durable, and visually appealing. Their price range can be anywhere between $350 to $600 per square.

    How much does it cost to remove and replace a roof?

    It may initially cost more to remove your roof before installing a new one, but removal can help you save money in the long run. Whether you need to replace roof decking or not is something that should be left up to a professional. They can examine the structural integrity of your home and decide from there. For asphalt shingles, homeowners tend to pay about $3.50 to $6.00 per square foot for removal and replacement.

    What is included in roof replacement?

    A full replacement will include roof decking, flashing, underlayment, drip edge, ice and water shield, shingles, ridge capping, and vents. However, most homeowners will not need everything to be replaced every time. Your roofing expert will recommend what you need to help you make your decision.

    What time of year is best to replace a roof?

    You can replace your roof any time of the year. The best time is when you can adequately plan and prepare for it. However, many homeowners prefer the spring since the summer can be too hot, winter can be too cold, and fall can be too busy.

    What is the best way to pay for a new roof?

    There are a variety of ways to pay for your new roof. The best way is the one that’s easiest for you. The most common methods of payment include cash or check, credit card, personal loan, home equity loan, insurance coverage, and company financing. We offer various financing options at Legacy Service. Visit or contact us to learn more about them.

    Does insurance pay for a new roof?

    An insurance claim can help you pay for a new roof, but keep in mind that it can be tricky. If the cause of the damage is obvious, like if a tree falls through your roof, do whatever you can to have your insurance company pay for it. If the cause is less apparent, then getting help from your homeowner’s insurance company can be very challenging.

    Are You Ready to Get Started


    Are You Ready to Get Started?

    Now that you have the rundown, it’s time to get started on your own project! At Legacy Service, not only do we offer roof replacement but we also provide installation and replacement services for siding, windows, doors, and gutters. Contact us today to schedule a free consultation.

    Find qualified roofers near you

    Posted on June 4, 2021 in Roof

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