The short answer
For an average-size roof (about 2,000 square feet of roof area) with asphalt shingles, a replacement typically costs about $8,000 to $22,000*. Large roofs, steep roofs, and metal or tile can run $30,000 to $50,000 or more*. Home insurance usually does not pay to replace a roof just because it is old.
Is this you?
- Your insurer says the roof must be replaced before it will renew your policy.
- A roofer quoted a replacement and you want to know if the price is fair.
- You are deciding between a repair, a roof certification, and a full new roof.
What a new roof typically costs
| Roof area | Typical price (asphalt shingles) |
|---|---|
| 1,000 sq ft | $4,000 to $11,000* |
| 2,000 sq ft | $8,000 to $22,000* |
| 3,000 sq ft | $12,000 to $33,000* |
Based on Angi cost data reported by NerdWallet: roughly $4 to $11* per square foot, installed. Your roof area is larger than your home’s floor area because of slope and overhangs.
For higher-end jobs, the 2025 Cost vs. Value report puts the national average at about $31,900* for an asphalt shingle roof and about $51,900* for a metal roof.
What changes the price
- Labor. Usually more than half of the total.
- Tear-off and disposal of the old roof.
- A steep roof. Can add $1,000 to $3,000*.
- Permits. Often up to about $500*, where required.
- Chimneys, skylights, and valleys. More detail work costs more.
- Rotted wood underneath (decking). Often found only after tear-off. Ask for the price per sheet in writing before you sign.
- Material. Asphalt shingles cost the least upfront. Metal, tile, and slate cost more but last much longer.
- Where you live and when. Prices are higher in high-cost areas, after big storms, and in busy seasons.
Will my insurance pay for it?
| Your situation | Who usually pays |
|---|---|
| Roof is old or worn out | You. Insurance covers sudden damage, not normal wear and tear. |
| Storm damage (wind or hail) | Often your insurer, minus your deductible. Many policies have a separate wind or hail deductible. |
| Roof is covered at actual cash value | Your insurer pays the depreciated value, so an older roof gets a much smaller check. How ACV roof coverage works. |
| Insurer requires a new roof to renew | You. But a new roof can restore full coverage and may lower your premium. Will a new roof lower my insurance? |
How to keep the cost down
- Ask your insurer exactly what it requires, in writing. A repair or a roof certification may be enough. See repair or replace?
- Get three written quotes for the same work, so you can compare them line by line.
- Check for grants and discounts. Some states help pay for stronger roofs, such as Louisiana and North Carolina. In Florida, a wind mitigation inspection can lower your premium after a new roof.
- Compare cost over the roof’s life, not just the price today.
- Ask about off-season scheduling. Some roofers charge less in slower months.
- If you need to borrow, compare options first. See roof financing for older homeowners.
What a good quote should include
- Tear-off and disposal of the old roof
- Brand and type of shingles or other material
- Underlayment, flashing, drip edge, and ventilation
- Price per sheet for any rotted decking
- Permit and final inspection
- Cleanup, including nails in the yard
- Manufacturer warranty and the roofer’s own workmanship warranty, in writing
- A payment schedule tied to the work
Good to know
Don’t let payments get ahead of the work, and be careful with large deposits. In California, a down payment on a home improvement job cannot be more than 10% of the price or $1,000, whichever is less. Other states have their own rules, so check with your state’s contractor licensing board. Learn the warning signs in roofer scams that target older homeowners.
Want a fair price on your roof?
A local roofer can look at your roof and tell you whether a repair, a roof certification, or a replacement makes sense. Free, with no obligation.
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
Does insurance pay for a new roof if mine is just old?
Usually not. Home insurance covers sudden damage, such as a storm. Replacing a roof because of age or wear is treated as upkeep.
Can I replace only part of my roof?
Sometimes. Ask your insurer first. Some insurers judge the roof by its oldest section, and a patched roof may not pass an inspection.
Is a metal roof worth the extra cost for insurance?
It costs more upfront but lasts much longer. In hail-prone states, some insurers give discounts for impact-resistant (Class 4) roofs. Ask your insurer for the discount in writing before you choose.
How long does a roof replacement take?
For a typical home, often one to three days once work starts. Permits, material delivery, and weather can add time, so start early if your insurer gave you a deadline.
Where to go next
Sources
- NerdWallet: Roof replacement cost (using Angi data)
- Journal of Light Construction: Cost vs. Value 2025 (national averages)
- California Contractors State License Board: What seniors should know before hiring a contractor
* Prices are estimates and could vary depending on roof size, labor, and materials used.