Roof replacement cost calculator
Roofers don't price your house — they price your roof surface, in squares, adjusted for how steep and complicated it is and what has to come off first. Enter what you know and you'll see the same breakdown a good quote should show.
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Estimated roof replacement cost
$14,000 – $24,300
About 2,178 sq ft of roof — 21.8 squares, or roughly 24.7 squares of material once waste is added.
These ranges are planning benchmarks drawn from published cost research and from the quotes and bills people run through What's Normal?. They get sharper as more people check their documents. They are not a contractor bid — your real price depends on materials, location, labour, complexity, access, permits and removal.
How roof replacement is priced
Every roofing quote starts from the same arithmetic: footprint, plus overhangs, times a pitch multiplier, divided by 100 to get squares. Then a price per square for the material, a tear-off charge per square for each old layer, and the accessories — flashing, drip edge, ice-and-water shield, synthetic underlayment, vents and ridge cap.
Two quotes for the same house can differ by thousands simply because one counted squares differently. If the square count on two quotes is far apart, ask each roofer how they measured — satellite reports, drone or tape.
What a good roofing quote should list
- The number of squares and the exact shingle or panel product, including brand and line.
- How many layers are being torn off, and that disposal is included.
- A per-sheet price for replacing rotten decking, so surprises have a known cost.
- Ice-and-water shield in valleys and at eaves, especially in snow country.
- New drip edge, step and counter flashing — not "reuse existing where possible".
- Ventilation: ridge vent, intake vents, or a reason for neither.
- Both warranties: the manufacturer's on materials and the roofer's on workmanship.
- Permit, cleanup and magnetic nail sweep.
Red flags
A price with no square count. Storm-chasers who knock after hail and ask you to sign right away. Large cash deposits before materials arrive. An offer to "waive" your insurance deductible. None of these prove a bad roofer, but each is a reason to slow down and get a second quote.
Common questions
What is a roofing square?
Roofers price in squares. One square is 100 square feet of roof surface. A 2,000 sq ft roof is 20 squares, and most quotes add roughly 10–15% for waste, starter rows and ridge cap.
Why is my roof bigger than my house?
Your roof is sloped and overhangs the walls, so its surface area is larger than the footprint. A walkable 6/12 roof is about 12% larger than the flat area it covers; a steep 12/12 roof is about 41% larger.
Why do steep roofs cost more per square?
Crews need harnesses, roof jacks and more time per bundle, and on very steep roofs they may not be able to walk at all. That labour premium is legitimate — it should show up as a pitch charge or a higher per-square rate.
What is a decking replacement clause?
Rotten roof sheathing usually can't be seen until the old shingles come off. Good quotes state a per-sheet price for replacement plywood or OSB, so you know the cost before work starts instead of getting a surprise on the final bill.
Can I just put new shingles over the old ones?
Some places allow one overlay layer, but many manufacturers reduce warranty coverage and you can't inspect the decking. A second layer also adds weight and makes the next replacement more expensive.
Does insurance pay for a roof replacement?
Homeowner's insurance generally covers sudden damage — hail, wind, a fallen tree — not wear and age. If a roofer offers to 'cover your deductible', be careful: that can be insurance fraud in many states.
Have an actual quote in front of you?
What's Normal? can give you a second opinion. Upload the bill, quote or estimate and get a plain-English read on what the price is made of and what stands out.
Check your quoteRelated
Free tool by What's Normal? — free to use and free to link to.