Replacing a roof is one of the largest home maintenance investments most homeowners ever make. In 2026, a typical 2,000 sq ft asphalt shingle replacement runs $9,000-$16,000 fully installed, with metal roofs at $14,000-$28,000 and slate or tile from $25,000+.
What drives the price?
Three things: material cost, labor, and roof complexity. Steep pitches, multi-level homes, and intricate flashing details all add 15-30% to the base price.
How to get a fair price
Get at least three written estimates. The lowest is rarely the best; look for one that includes complete tear-off, ice and water shield, full flashing replacement, and a 10+ year transferable workmanship warranty.