How much does a new roof cost?

Asphalt shingles (architectural, installed): $4-$7/sq ft ($6,000-$12,000 for a 1,500 sq ft roof). Metal roofing (installed): $8-$15/sq ft ($12,000-$25,000). Tile: $10-$20/sq ft ($15,000-$35,000). The biggest cost factors: material, roof size (measured in squares — 1 square = 100 sq ft), roof complexity (multiple levels, steep pitch, many penetrations), deck repairs, and local labor rates. Always get 3+ quotes. Beware of storm-chaser contractors who knock on your door after storms — use established local roofers.

How long does a roof last?

3-tab asphalt shingles: 15-20 years. Architectural asphalt: 25-30 years. Metal: 40-70 years. Clay/concrete tile: 50-100 years. Slate: 75-200 years. The actual lifespan depends on: material quality, installation quality, climate (extreme heat, hail, and high winds shorten lifespan), ventilation (poor ventilation cooks shingles from below), and maintenance (addressing small issues before they become big ones). Proper attic ventilation can extend shingle life by 5-10 years.

Should I repair or replace my roof?

Repair if: the damage is localized (a few missing or damaged shingles), the roof is under 15 years old, and the rest of the roof is in good condition. Cost: $150-$1,000 per repair. Replace if: the roof is 20+ years old, damage is widespread, shingles are curling or losing granules throughout, there are multiple leaks, or repair costs exceed 30-40% of replacement cost. A common scenario: hail damage to a 15-year-old roof — insurance may cover full replacement if the damage is extensive.

Can I install a new roof over the old one?

In many jurisdictions: yes, you can install one layer of new shingles over one existing layer (maximum of two layers total). Advantages: faster, cheaper (no tear-off labor or disposal), and less mess. Disadvantages: hides deck damage (rotted plywood will not be repaired), adds weight to the structure, may void the new shingle warranty, reduces the lifespan of the new shingles (the old layer traps heat), and the next replacement will require tearing off both layers (more expensive). Recommendation: tear off and start fresh — the long-term value of inspecting and repairing the deck outweighs the short-term savings of an overlay.

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Siding & Exterior

Roof Replacement Guide: Shingles, Cost & When to Replace

Lumberama Editorial Team, Roofing & Exterior Construction Specialists Jun 15, 2026 14 min read

When to Replace Your Roof

Replace when: the roof is 20-25 years old (the lifespan of most 3-tab shingles), shingles are curling, buckling, or missing, granules are accumulating in the gutters (the shingles are wearing out), there are leaks or water stains on interior ceilings, daylight is visible through the roof deck (in the attic), or the roof has extensive moss/algae growth that has compromised the shingles. A roof inspection by a professional ($100-$300) can determine the remaining life of your roof.

Roofing Materials

3-tab asphalt shingles: The most affordable option. Flat, uniform appearance. 15-20 year lifespan. $1-$2/sq ft (materials). Being phased out in favor of architectural shingles. Good for: budget projects and rental properties.

Architectural (dimensional) asphalt shingles: The current standard. Thicker, with a layered, dimensional appearance that mimics wood shake or slate. 25-30 year lifespan (many carry a limited lifetime warranty). $1.50-$4/sq ft. The best value for most homes.

Premium/designer shingles: Heavy, thick shingles that closely mimic slate, cedar shake, or tile. 30-50 year lifespan. $3-$6/sq ft. For homeowners who want the look of premium materials at a lower cost.

Metal roofing: Standing seam or metal shingles/panels. 40-70 year lifespan. Lightweight, fire-resistant, energy-efficient (reflects solar heat), and environmentally friendly (recyclable). $5-$15/sq ft (materials + installation). Higher upfront cost, but the longest lifespan of any common roofing material. Best for: long-term homeowners, hot climates, and homes in wildfire or hurricane zones.

Clay/concrete tile: Heavy, durable, and fireproof. 50-100 year lifespan. $7-$20/sq ft. Requires a reinforced roof structure (heavy). Common in: the Southwest, Mediterranean, and Spanish-style homes.

Slate: Natural stone. 75-200 year lifespan. The most durable roofing material. $10-$30/sq ft. Extremely heavy (requires reinforced framing). Very expensive. Best for: historic homes, high-end properties, and homeowners who want a roof that will last a lifetime.

Roof Replacement Process

The contractor: tears off the old shingles (to the roof deck), inspects and repairs the deck (replaces any rotted or damaged plywood), installs underlayment (a waterproof membrane, typically synthetic felt or ice/water shield in valleys and along eaves), installs flashing (around chimneys, vents, valleys, and where the roof meets walls), installs drip edge (metal flashing along the eaves and rakes), installs the new shingles (starting from the bottom edge and working up), and installs ridge vent (ventilation along the peak of the roof). Timeline: 1-3 days for a typical residential roof.