Roofing guide

Roof replacement: cost, planning and finding a roofer

Published by Clear House · Updated October 13, 2026

Short answer

A full asphalt-shingle roof replacement averaged $31,871 in the U.S. in 2025 for a defined 3,000 sq ft roof, and $32,253 in the South Atlantic region, according to the 2025 Cost vs. Value Report. Smaller and simpler roofs cost less; steep, complex or damaged roofs cost more.

Before you call roofers, know your roof's rough size, the material you want, and whether you need a repair or a full replacement. Clear House lets you plan the project and see a ballpark first, then send it to one local roofer where one covers your ZIP code.

Key points

Price is driven mostly by roof size (in squares of 100 sq ft), pitch, layers to tear off and material.
Rotted decking is usually found only after tear-off, so ask how it will be priced.
Metal roofs cost noticeably more than asphalt in the same report.
Insurance claims, permits and HOA rules can change timing and scope.

Is there a Clear House pro for roofing near you?

Enter your ZIP code to check live. Anyone in the U.S. can plan a project and see a ballpark, even where no pro is available yet.

Or start planning now

What affects the cost of roof replacement

Roof area and pitch. Steeper roofs need more safety equipment and labor.
Number of existing layers to remove and disposal costs.
Material: architectural asphalt shingles, metal, or others.
Decking repairs once the old roof is off.
Flashing around chimneys, skylights, walls and valleys.
Ventilation upgrades such as ridge vents.
Gutters, drip edge and any work you add to the same visit.

Published cost benchmarks

These are average costs for specific, defined projects from an independent annual report. Use them to sanity-check a budget, not as a price for your home.

2025 average roof replacement costs
Project (defined scope)	South Atlantic region	U.S. average
Roof replacement — asphalt shingles	$32,253	$31,871
Roof replacement — metal	$50,181	$51,865

Average job cost from the 2025 Cost vs. Value Report (Zonda / JLC). Each figure is for one defined project scope, not your home. Your price depends on size, materials, access, damage found and the contractor.

Roof replacement — asphalt shingles: Tear off to the sheathing and install 30 squares (3,000 sq ft) of laminated shingles with new underlayment, drip edge and flashing, on a roof with a hip section, two skylights and a vented ridge.
Roof replacement — metal: The same 3,000 sq ft roof in standing-seam metal.

How to plan it

Look for signs: missing or curling shingles, granules in gutters, leaks or stains on ceilings, daylight in the attic.
Decide whether you want a repair estimate or a full replacement price, and say so up front.
Choose a material and color range before quotes, so quotes are comparable.
If storm damage is involved, call your insurer before signing anything.
Plan for noise, debris and access to your driveway on install day.

Questions to ask a contractor

Can I see your license or registration, if my state requires one for this work, and a current certificate of insurance?
Who pulls the permit, and is the permit fee included in the price?
What exactly is included and excluded in this quote, line by line?
What warranty do you give on labor, and whose warranty covers the materials?
What is the payment schedule, and how much is due before work starts?
How do you price rotted decking if you find it after tear-off?
Will you remove the old roof down to the decking, or roof over it?

How Clear House helps with roof replacement

Clear House is a planning app and marketplace. It does not do the work itself. You choose the project, answer a few short questions and add a photo if you have one. Clear House then shows a planning ballpark so you have a starting budget before anyone visits your home.

For this kind of project you can also preview some of your choices on a photo of your own home. Previews use preview credits and are illustrations, not a promise of the finished result.

When you are ready, Clear House checks whether a reviewed independent pro covers your ZIP code and this trade. If one does, you send your project to that one pro, who can review it and send a quote in the app. You are not obligated to accept a quote, and your request is not sent to a crowd of contractors. If no pro covers your area yet, you can join the waitlist and Clear House emails you when one is available.

Common questions

How long does a roof replacement take?

Many single-family roofs are replaced in one to a few days once materials arrive. Weather, roof size, complexity and decking repairs can extend that. Ask your roofer for a written start date and expected duration.

Is the Clear House roof ballpark a quote?

No. It is a planning range from U.S. rates. Only a roofer who has seen your roof, or detailed photos and measurements, can give you a price.

Can I plan a roof without a sales visit?

Yes. You can describe the roof, add photos and see a ballpark in Clear House without anyone coming to your home. A roofer will usually still need to inspect before final pricing.

Ready to plan?

Free to plan. See a ballpark before anyone visits. Your project goes to one pro at a time, only where a pro covers your area.

Start a project

Sources

Zonda / Journal of Light Construction, 2025 Cost vs. Value Report — South Atlantic region and national averages — Published 2025. Costs are averages for a defined project scope, not quotes.
2025 Cost vs. Value Report — Methodology — Explains how job costs (Verisk XactRemodel data) and resale values were estimated.
U.S. Federal Trade Commission — How To Avoid a Home Improvement Scam — Advice on licenses, insurance, written estimates, contracts and down payments.

Clear House is a marketplace, not a contractor. Costs on this page are published averages or planning ranges, not quotes, and your price will differ. Always confirm licensing, insurance and permits with the pro you hire.