Roof Replacement Cost Calculator (Insurance-Aware)

The short answer

This calculator gives a rough price range for replacing your roof, based on your home’s size, roof pitch, material, how many old layers come off, and whether you live in a lower- or higher-cost area. Then it points you to next steps based on what your insurer told you. It is a starting point for planning, not a quote.

Is this you?

  • Your insurer says your roof is too old and you want to know what a new one might cost.
  • Your roof was moved to actual cash value (ACV) coverage and you are deciding whether to replace it.
  • You had storm damage and want a sense of the numbers before the adjuster and roofers arrive.
  • You are helping a parent budget and want a range before anyone starts selling.

How to use it

  1. Pick the size you know. Most people know their home’s floor area from a tax bill or listing. If a roofer gave you the roof area (often in “squares,” where one square is 100 square feet), choose roof area instead.
  2. Choose stories and pitch. A two-story home has a smaller roof than a one-story home with the same floor area. A steeper roof has more surface to cover.
  3. Choose the material, the layers, and your area’s cost level. Not sure about layers? A roofer can tell by looking at the roof edge.
  4. Tell it what your insurer said. The next-step advice changes with your answer.

Estimate your new roof

What size do you know?

Use the living area from your tax bill or listing. If you know the roof area from a roofer's quote, choose "My roof area" above.

How the estimate works

The tool multiplies your roof area by a per-square-foot installed price range, adds the cost of tearing off the old roof, and adjusts for your area. Here are the numbers it uses and where they come from.

MaterialPrice range used (per sq ft)Where it comes from
Asphalt 3-tab shingles$4.25 to $8.25*NerdWallet, citing HomeAdvisor, puts asphalt shingles at $4.25 to $12.25* per sq ft. NerdWallet calls 3-tab a less expensive shingle, so we use the lower part of that range.
Architectural shingles$5.50 to $12.25*The upper part of the same asphalt range.
Metal (steel)$6 to $16*HomeAdvisor and NerdWallet both list steel at $6 to $16* per sq ft. Copper and some standing seam roofs cost more.
Concrete tile$7 to $20*Angi says concrete tile can start around $7* per sq ft; NerdWallet lists concrete tile material at $10 to $20* per sq ft.
Clay tile$10 to $20*Angi puts clay tile at about $10* per sq ft on average; NerdWallet lists clay tile material at $10 to $20* per sq ft.
Flat roof (TPO or EPDM)$4 to $14*HomeAdvisor lists TPO at $4 to $14* and rubber (EPDM) at $4 to $13* per sq ft, all in.

Tile is the least certain. Some tile figures are for materials only, and tile is heavy and slow to install, so real tile quotes can run higher. Angi puts a typical tile roof at $8,500 to $26,400* in total.

Tear-off: NerdWallet and HomeAdvisor both say removing the old roof typically adds $1,000 to $5,000*. The tool adds that once for one layer and twice for two layers. That doubling is our assumption, since a second layer means more labor and more waste to haul away.

Our other assumptions: To turn floor area into roof area, the tool divides by the number of stories, then multiplies by 1.05 for a low pitch, 1.15 for a medium pitch, and 1.30 for a steep pitch. These factors are rough rules of thumb for the extra surface a sloped roof adds, not figures from a cost guide. For your area, it takes 15% off for a lower-cost area and adds 20% for a higher-cost area. If you enter your actual roof area, the tool skips the stories and pitch steps.

What the estimate doesn't include

  • Rotten decking. Roofers often cannot see damaged wood under the shingles until the old roof is off. Ask for a per-sheet price in the contract.
  • Extra labor on very steep roofs. NerdWallet and Angi say a steeply sloped roof can add $1,000 to $3,000*.
  • Permits, gutters, skylights, chimneys, and new flashing, which vary a lot from home to home.
  • Code upgrades and stronger-roof standards, such as a FORTIFIED roof, which can earn insurance discounts in some states.
  • Financing costs, if you pay over time.
  • Your insurance payment. After a covered storm, your insurer may pay part of the cost, minus your deductible and any depreciation.

Good to know

Online cost guides disagree a lot. NerdWallet, citing HomeAdvisor, says homeowners who replace their shingles pay around $10,000* on average, while the 2025 Cost vs Value report puts a typical asphalt roof replacement at $31,871* and a metal one at $51,865*. Treat any single number with care, and let 2 to 3 written local quotes decide.

Want a real number for your roof?

A local roofer can measure your roof, check the decking and layers, and give you a written quote. Free, with no obligation.

Talk to someone about my roof

Independent consumer education. We may earn a fee or commission when you contact a partner or buy through links on this site, at no extra cost to you.

Common questions

Why is the range so wide?

Prices change with your region, your roofer, the brand of material, and what they find under the old roof. The range covers that spread. A written quote from a roofer who has been on your roof will be much narrower.

Should I replace my roof just because my insurer asked?

Not always. Ask in writing whether a repair or a roof certification would satisfy them. If your roof still has years of life left, that may cost far less than a replacement.

Will a new roof lower my insurance premium?

It often can, and some materials and stronger-roof standards earn discounts. Ask your insurer which ones before you choose a material. See whether a new roof lowers your insurance.

Does the calculator work for a roof repair?

No. It estimates a full replacement. Repairs are priced by the job, so ask a roofer to quote only the items your insurer listed.

Where to go next

Sources (8)

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* Prices are estimates and could vary depending on roof size, labor, and materials used.