Roof replacement cost calculator
Estimate the cost to replace your roof
Enter the living area from your listing or tax record. Get an itemised budget without an address or sales call.
1 · Start with what you know
Your home
Use living area — the calculator derives the roof surface.
Try a home like yours
Your estimate
Roof replacement budget
Most likely
—Enter your living area to see a range
How the roof size is formed
Home → roof surface- Footprint
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- Roof surface
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Architectural asphalt shingle
Illustrative cross-section · calculated dimensions, not a roof survey
One number is all it takes. The drawing and budget update together, and nothing is sent anywhere.
- Roof surface
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- Roofing squares
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- Likely / square
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Where the likely cost goes
Built from the same line items as the tableStress-test hidden decking See how a larger tear-off discovery would move this budget
Deck damage is usually confirmed only after tear-off. These are planning scenarios, not predictions.
Enter your living area to begin.
2 · Refine what changes the price
Your roof
Every choice updates the drawing and budget.
Labour rates drive most of the regional difference.
Advanced Known roof size, decking, skylights, permits
If a roofer measured it, enter it here and the tool stops estimating the size.
Repair it or replace it? Use condition and time horizon before assuming a full reroof
Best estimate is enough.
This affects economics, never the safety call.
Enter the roof age and how long you expect to stay. The replacement estimate above remains visible for comparison, not as a recommendation.
This is a triage prompt, not an inspection. Do not climb onto a damaged roof.
Compare contractor quotes Put 2–3 prices against the same roof and scope
All three stay in this browser. Compare identical scope, not price alone.
Check what each quote states
Mark only what is listed or clearly included. Unchecked means “clarify,” not “missing.”
0 of 8 marked as listed · 8 to clarify
| Quote | Price | Vs. likely | Per square | Read | Scope |
|---|
Enter at least one quote for an individual read; add a second for comparison.
Take the model into the conversation
Contractor conversation brief
Built locally from this roof, estimate, and quote checks.
Enter a home size to generate roof-specific questions and a printable brief.
Insurance out-of-pocket: ACV vs RCV See how depreciation and the deductible change what you fund
Used only for the depreciation illustration.
Check for a separate wind, hail, or roof deductible.
| Planning figure | RCV policy | ACV policy |
|---|---|---|
| Estimated replacement cost | — | — |
| Estimated depreciation | — | — |
| Possible first check | — | — |
| Possible later payment after work | — | — |
| Estimated amount left to you | — | — |
Enter a roof age and deductible after you have an estimate.
Planning illustration only — not a coverage decision or settlement offer. Carriers can use a different depreciation schedule, condition adjustment, roof endorsement, policy limit, or payment timing.
Where the money goes Every line item, with its source
| Line item | Low | Most likely | High |
|---|---|---|---|
| Total | — | — | — |
Your breakdown appears once you enter a home size.
Compare materials on your roof Total cost and cost per year of life
| Material | Most likely | Life | Per year |
|---|
Cost per year divides the estimate by the midpoint of the material’s expected life. It ignores maintenance, repairs, and the fact that you may move before the roof wears out.
Enter a home size to compare materials.
What would move this number The factors worth pinning down before you sign
Enter a home size to see what matters most.
Method, sources, and limits How the number is built and what it cannot know
Working out your roof
footprint = living area ÷ stories
roof area = footprint × pitch factor × area factor
The pitch factor is arithmetic, not opinion: √(rise² + 144) ÷ 12. A 6/12 roof is 1.118×
larger than its footprint; a 12/12 roof is 1.414× larger. The area factor (1.07–1.18) covers the eave
overhang and the extra planes a cut-up roof carries — real surface a roofer measures, not offcuts. The
material you buy and throw away when cutting is already inside the published per-square prices, so it is
not counted twice.
This is the single biggest reason published numbers disagree. A “2,000 sq ft roof” and a “2,000 sq ft house” are not the same thing. A 2,000 sq ft single-story home has roughly 2,400 sq ft of roof. The same home over two floors has roughly 1,200.
Building the cost
Every line item is priced as a low–high band from published 2026 cost data. “Most likely” is the midpoint of that band — a convenience, not a separate measurement. Labour premiums for steep pitch and multi-story access apply to the labour share only, taken as 55% of installed cost.
Why published averages disagree by more than double
Cost guides report a US average near $12,000 for an asphalt replacement. The Remodeling Cost vs. Value report puts the same job at $31,871 — because it prices a specified 30-square hip roof with two skylights, synthetic underlayment, drip edge, and aluminium flashing. Neither is wrong. They describe different jobs. That is why this tool gives you a range and shows you the line items rather than a single confident number.
Regional adjustment
States with a directly published cost figure are marked measured. Every other state is assigned to the nearest cost tier from published construction-wage patterns and is marked grouped. The interface tells you which one you are getting. A grouped state is a regional adjustment, not local pricing.
Decision aids after the estimate
Repair-versus-replacement is a conservative triage, not a diagnosis. Widespread damage around 30% or more weighs toward pricing replacement; local damage, few leaks, material life, and how long you expect to stay determine whether repair is a reasonable first scope or an inspection is the honest answer.
The insurance comparison uses the displayed most-likely cost as a planning RCV and straight-line useful-life depreciation to illustrate ACV, a possible first payment, and recoverable depreciation. Your policy, carrier, state law, roof endorsement, condition, limits, and deductible control the real claim.
What this tool cannot know
- The condition of your decking. It is only visible once the old roof is off.
- Your local permit office’s fee schedule.
- Storm-driven price surges, which can move a whole metro for a season.
- Your contractor’s overhead, warranty, crew, and how busy they are this month.
- Anything about your actual roof. Nobody has measured it.
This is a budgeting estimate, not a quote. Use it to size up the job and to ask better questions. Only a roofer on your roof can price it.