How much does it cost to replace a roof?

Roof replacement and a "new roof" are the same job for most homeowners: tear off the old covering and install a new one. Expect roughly $4.50 to $11 per square foot installed for asphalt, which is about $9,000 to $16,000 on an average roof. Metal and tile push the per-foot cost two to three times higher.

The biggest swing factors are tear-off (removing two layers costs more than one), roof complexity (valleys, dormers, and steep pitch slow the crew), and any decking repair found once the old roof is off. Good contractors quote decking replacement as a per-sheet add-on so surprises are capped.

Replacing before a leak causes deck or interior damage is almost always cheaper than waiting; budget by the square and keep a contingency for hidden decking.