It’s no secret that the cost of living is rising every day. Meeting even the most basic needs—like taking care of your health, eating well, and having a roof over your head—is becoming increasingly difficult. And when it comes to roofs, there’s no escaping the fact that repairs and replacements have become significantly more expensive.
In fact, replacing a whole roof these days costs between $6,700 and $80,000, which is about $11,500 for a typical-sized house. It varies on the type of roof material you pick, the size of your roof, and how badly the old roof is ruined.
For example, putting a high-quality slate roof on a home with ceilings that have been damaged by water would cost thousands, if not tens of thousands, of dollars more than putting asphalt shingles on a townhouse.
So, is this just a short-term problem, or are we really heading toward a future where only the wealthy can afford a roof over their heads, while the average person is left without shelter? We’re about to look at the numbers and find out.
Since the roof is one of the most important parts of a house, you should pick one that will last for many years and won’t break the bank. A roof’s replacement’s overall cost depends on:
One of the most important factors affecting the cost of your roof job is the material you select. Slate, tile, and metal roofs are always more expensive than roofs made of less durable materials like PVC or asphalt.
The costs of some of the most popular roofing materials are broken down here. These prices cover demolition costs, which average roughly $1 per square foot, and labor costs, which normally vary between $1 and $5 per square foot. The following material costs are listed for each roofing square. Roofs are commonly measured in roofing squares, with one roofing square being equivalent to 100 square feet.
In addition, you will bear some of the expense of building materials, including nails, tools, ladders, and other necessary equipment.
| Replacement costs for different roofing materials* | ||
| Material | Average cost per roofing square (installed) | Average roof replacement cost range |
| Plastic or rubber | $428 | $5,235–$9,525 |
| Asphalt shingles | $476 | $5,822–$10,593 |
| Concrete tile | $806 | $9,860–$17,940 |
| Wood shingles | $969 | $11,865–$21,588 |
| Wood shakes | $1,018 | $12,465–$22,679 |
| Clay tile | $941 | $11,522–$20,964 |
| Slate | $1,500 | $18,361–$33,407 |
| Metal (aluminum or steel) | $1,419 | $17,366–$31,597 |
| Copper | $3,589 | $43,931–$79,931 |
*Based on data from the US Census, the average roof size in the US is 1,700 square feet.
More materials are frequently required for steeper slopes, which will increase the cost of installation. An unusually steep roof may incur additional labor and material costs ranging from $1,000 to $3,000.
Any roof that has a pitch greater than 6:12, or 6 inches of rise for every 12 inches of horizontal run, is regarded as more difficult and dangerous for roofers to work on. The typical roof pitch is between 3:12 and 6:12; a 12:12 pitch has an angle of 45 degrees.
The typical price per square foot for a completely renovated roof is between $4.35 and $11. Generally speaking, the larger the square footage of your home, the more expensive it will be.
| House Size (Square Feet) | Roof Size, Average 6:12 Pitch (Square Feet) | Average Cost |
| 1,000 | 1,120 | $4,900–$12,300 |
| 1,200 | 1,340 | $5,800–$14,700 |
| 1,400 | 1,565 | $6,800–$17,200 |
| 1,600 | 1,790 | $7,800–$19,700 |
| 1,800 | 2,010 | $8,800–$22,100 |
| 2,000 | 2,235 | $9,700–$24,600 |
| 2,200 | 2,460 | $10,700–$27,100 |
| 2,400 | 2,685 | $11,700–$29,500 |
| 2,600 | 2,910 | $12,700–$32,000 |
| 2,800 | 3,130 | $13,600–$34,400 |
| 3,000 | 3,355 | $14,600–$36,900 |
| 3,200 | 3,580 | $15,600–$39,400 |
| 3,400 | 3,805 | $16,600–$41,900 |
The size of your roof determines your labor and material expenses. A few hundred square feet will increase the price by thousands of dollars. New roof prices by square foot are shown here:
| Roof Size | Cost Range | Average Cost |
| 1,000 sq ft | $4,700–$10,000 | $7,350 |
| 1,500 sq ft | $7,125–$15,000 | $11,063 |
| 2,000 sq ft | $9,500–$20,000 | $14,750 |
| 2,500 sq ft | $11,875–$25,000 | $18,438 |
| 3,000 sq ft | $14, 250–$30,000 | $22,125 |
Your roof replacement cost may vary depending on local labor rates and changing material prices. In metropolitan areas and places with more expenses of living, expect to pay more. Some climates might also demand more costly roofing materials able to withstand strong storms, cold, and heat. Different localities and HOAs could have different permit criteria and related fees that would increase your overall expenses.
| State | Average Roof Cost |
| California | $6,800–$19,400 |
| Colorado | $6,200–$18,200 |
| Florida | $5,900–$17,200 |
| Indiana | $6,100–$18,600 |
| Louisiana | $5,800–$16,800 |
| Michigan | $7,400–$18,900 |
| New York | $6,800–$19,400 |
| Oregon | $6,700–$18,000 |
| Texas | $6,600–$17,800 |
| Virginia | $6,700–$17,600 |
When planning a project to replace your roof, there are a few other costs to think about, such as:
We conducted a comparative study and dug into the archives of top platforms to better grasp the present situation of roofing prices. Over the past years, we discovered a consistent rise in prices accompanied by some fluctuations.
Before 2020, the prices of roofing services didn’t change much. There were, however, some price changes over the years, with some years seeing higher prices.
| Roofing Replacement Prices (2015-2019) | ||||||||||
| Option | 2015 | 2016 | 2017 | 2018 | 2019 | |||||
| Asphalt Shingles | Metal | Asphalt Shingles | Metal | Asphalt Shingles | Metal | Asphalt Shingles | Metal | Asphalt Shingles | Metal | |
| Job cost | $19,528 | $36,329 | $20,142 | – | $20,664 | – | $20,939 | – | $22,636 | $38,600 |
| Resale value | $13,975 | $22,840 | $14,446 | – | $14,214 | – | $14,320 | – | $15,427 | $23,526 |
| Cost recouped | 71.60% | 62.90% | 71.70% | – | 68.80% | – | 68.40% | – | 68.20% | 60.90% |
Several factors contributed to the growth in roofing costs up to 2020, including:
The roofing sector has seen major changes since 2020; prices have been rising because of a mix of reasons.
| Roofing Replacement Prices (2020-2024) | ||||||||||
| Option | 2020 | 2021 | 2022 | 2023 | 2024 | |||||
| Asphalt Shingles | Metal | Asphalt Shingles | Metal | Asphalt Shingles | Metal | Asphalt Shingles | Metal | Asphalt Shingles | Metal | |
| Job cost | $24,700 | $40,318 | $28,256 | $46,031 | $31,535 | $51,436 | $29,136 | $47,414 | $30,680 | $49,928 |
| Resale value | $16,287 | $24,682 | $17,147 | $25,816 | $18,780 | $28,196 | $17,807 | $23,163 | $17,461 | $24,034 |
| Cost recouped | 65.90% | 61.20% | 60.70% | 56.10% | 59.60% | 54.80% | 61.10% | 48.90% | 56.90% | 48.10% |
Some of the key trends and factors influencing price changes include:
Let’s now analyze the figures by type of material and service. We’ll use information from our comparative analysis to provide you with more accurate pricing estimates.
| Average Cost by Type of Service Provided | |||||||
| Service | 2015 | 2018 | 2020 | 2021 | 2022 | 2023 | 2024 |
| Roof cleaning (avg) | – | $300 | $575 | $612 | $612 | $612 | $612 |
| Min cost | – | $50 | $170 | $173 | $173 | $173 | $173 |
| Max cost | – | $500 | $1,301 | $1,326 | $1,326 | $1,326 | $1,326 |
| Roof inspection (avg) | – | – | $350 | $350 | $350 | $426 | $426 |
| Min cost | – | – | $75 | $75 | $75 | $120 | $120 |
| Max cost | – | – | $700 | $700 | $750 | $800 | $800 |
| Roof repair (avg) | – | $630 | $725 | $750 | $750 | $750 | $900 |
| Min cost | – | $150 | $150 | $250 | $250 | $200 | |
| Max cost | – | $1,200 | $8,000 | $14,000 | $14,000 | $16,000 | |
| Roof replace (avg) | $5,135 | $6,750 | $7,875 | $9,000 | $14,000 | $25,000 | $21,054 |
| Min cost | $2,640 | $3,500 | $3,500 | $3,500 | $3,500 | $6,732 | $7,271 |
| Max cost | $6,460 | $40,000 | $40,000 | $44,000 | $44,000 | $61,899 | $79,931 |
Over the past few years, there has been a noticeable increase in the cost of roof services. The price of roof cleaning has increased significantly, from $300 in 2018 to $612 in 2024. In a similar vein, roof inspection costs have gone up by 42% during that time, from $300 to $426. The cost of roof repairs has also increased, from $630 to $900, a 43% increase.
The most notable shift is the 310% increase in roof replacement costs, which have gone from $5,135 to $21,054. These patterns draw attention to the rising costs that homeowners must pay for roof maintenance.
| Average Cost for Repair by Material | |||||
| Material | 2020 | 2021 | 2022 | 2023 | 2024 |
| Shingles | $150 – $500 | $350 | $250 – $900 | $610 | $500 – $900 |
| Composite | $150 | $300 | $250 – $2,200 | – | $400 – $1,000 |
| Slate | $150 – $250 | $250 | $300 – $1,500 | $2,318 | $500 – $1,500 |
| Metal | $500 – $800 | $700 | $500 – $2,000 | $967 | $600 – $2,000 |
| Wood | $600 – $900 | $800 | $700 – $2,200 | $2,042 | $800 – $1,400 |
| Clay Tiles | $250 – $750 | $500 | $900 – $2,300 | $1,580 | $800 – $2,500 |
As we can see, the cost of repairing various roofing materials has also increased significantly in recent years. Shingles, for instance, have risen by 67% to 80%. Composite materials have experienced an even steeper hike, increasing by 167% to 300%. Slate repairs have also become more expensive, with costs climbing by 20% to 213%.
Metal repairs have seen a dramatic surge of 114% to 793%. Wood repair costs have increased by 33% to 178%. Lastly, clay tiles have seen a significant rise of 220% to 233%.
These trends indicate a substantial rise in the cost of maintaining various roofing materials.
What does the future cost of roofing look like? Will prices stay higher or will they start leveling off?
Our analysis of industry trends and professional opinions leads us to anticipate ongoing price increases in the upcoming years. It is anticipated that roofing costs will continue to be high for several reasons, such as:
It’s worth noting that technological developments and adjustments to the way roofing services are provided could counteract these increases.
Naturally, these are only projections, and it is challenging to make accurate predictions about future market trends. However, there has been a recent price surge when examining the factors that determine roof replacement costs, and this trend is expected to continue over time.
The roofing industry has a high demand for skilled workers, but there is a shortage due to an aging workforce. The lack of qualified roofers drives up labor expenses. For the foreseeable future, roof replacement costs will probably continue to be higher than average.
What makes the growing cost of roofing services relevant to you, then? The response is straightforward: one of the most fundamental needs in life is a safe home. You run the risk of causing harm to your possessions and even your health if you don’t have a secure roof over your head.
However, homeowners are not the only ones who are concerned about the growing cost of roofing services. Additionally, the larger community is concerned about it. Increased expenses for roofing services by homeowners may have a knock-on effect on the local economy. It may result in higher expenses for companies, lower consumer spending, and even job losses.
So, what can you do to prepare for the rising cost of roofing services? Here are a few tips:
The key is being proactive, researching, and acting to reduce the effect of growing roof-related costs on the home budget. These actions will help you guarantee a safe and secure roof over your head and help shield yourself from the growing cost of roofing services.
The problem with the rising cost of roofing services is that it affects everyone in the community, not just homeowners. We need to take action to plan for the future because the cost of roofing services keeps going up.
People who own homes can make smart choices about their roofing needs and protect themselves from the rising cost of roofing services by learning about the industry’s trends and factors.
There’s more at stake than just the price of a new roof: the safety of your family and home. By taking action right now, you can make sure that your roof will be safe for many years to come.
We hope this article has been helpful in providing you with a better understanding of the rising cost of roofing services and what you can do to prepare for the future. Remember, a roof over your head is one of the most basic necessities of life, and it’s essential that we take action to protect ourselves from the rising cost of roofing services.
