roofer replacing asphalt shingle roof

Compare Asphalt Shingle Roof Replacement Costs

Updated: Thursday, April 12, 2018
The average cost to replace a 3-tab asphalt shingle roof is about $2/sqft for a simple roof that needs little to no prep work. For higher quality 3-tab dimensional or architectural shingles, the cost rises to about $5/sqft installed by a local roofing pro.

Estimated Cost Comparison Table

Low Estimate
$1.50 – $3 / sqft
Average Cost Estimate
$3.50 – $5 /sqft
High Estimate
$5 – $8 /sqft
Type of Roofing Shingle Basic 3-Tab Mid-Range Shingles Mid-High Range Architectural
Existing Shingle Removal If Needed Yes / No Yes
Hurricane Zone? No As Needed As Needed
Life Expectancy 15-20 Years 15 – 30 Years 25 – 35 Years
Underlayment Condition Remain Remain / Repair Remain / Repair
Roof Features and Construction Few / None Average Average / Difficult
Installed By DIY / Helper DIY / Pro Roofing Pro
Disposal Costs None $400 / Included Included
Permits and/or Inspection $0 – $250 $150 – $250 $150 – $250

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Sections: Overview | Product Costs | Installation Cost | DIY or Pro | Web Compare | Shared Pricing

Overview of Asphalt Shingle Roofs

Asphalt shingles remain the top choice in residential roofing. They’re available in a wide range of styles to suit your home’s architecture and deliver 20-30 years of durability. Asphalt shingles cost is among the most affordable of any roofing option. Three-tab and basic dimensional shingles update a home’s curb appeal when you’re ready to sell, while high-end architectural shingles from CertainTeed, Owens Corning and GAF add distinction to a home you intend to live in for decades to come.

This Costimates entry covers the cost to shingle a roof whether you’re building a new home, adding a layer of shingles or tearing off existing shingles to start fresh. The cost estimate covers various grades of material plus underlayment and other accessories often overlooked in shingle cost estimates. Roofing labor cost per square is listed separately in the table above and again down below. We’ve gathered online estimates from around the Web and given homeowners space to share their asphalt roofing costs too. Your research here will allow you to put together an accurate estimate for the type of shingles you plan to use and the size and complexity of your roof.

Related Costimates

Shingle Roof Cost Details

Material Cost Factors

Asphalt shingles cost for materials and installation ranges from cheap to moderate compared with other roofing materials based on these factors:

  • Does Your Old Roof Need to Be Removed? – Tearing off one or two layers of old shingled roofing and then paying for disposal will increase your total cost to shingle a roof. In most cases, 2 layers of shingles is the maximum allowed standard. If you have a single layer of shingles now, you may be able to lay the new roof directly on top of it.
  • Scope of the Work – The most affordable asphalt shingle roof cost is done by adding a new layer over existing shingles. When roofing new construction or after a tear-off of old roofing, new underlayment, moisture barrier in valleys and along eaves and a row of starter shingles increases material and labor costs. Replacing damaged roof sheathing raises roofing costs even higher.
  • The Grade of Shingle you Use—Your options are affordable 3-tab shingles with warranties of 20-25 years, mid-range dimensional 30-year shingles or top of the line architectural shingles with a lifetime warranty.
  • Specialty Shingles – Expect to pay a slight premium for shingles that are resistant to the elements such as Owens Corning TruDefinition Storm (wind), CertainTeed Landmark IR (impact), GAF Timberline Cool Series (solar/UV) and Owens Corning Supreme AR (algae).
  • Choosing a complete Roof System to Get a Better Warranty – Top brands like CertainTeed, GAF, Owens Corning and Tamko offer multiple warranty options. Better warranties cover 100% of replacement costs for defective materials for more years before the warranty starts being prorated by 2-4 percent per year. Some also offer a warranty on labor beyond the standard 0-12 months. For example, CertainTeed offers three options: General Warranty (short with basic coverage), Sure Start (longer/better) and Sure Start Plus (longest/best). To get the better warranties, you need to use several of the brand’s premium roofing system products such as underlayment, moisture barrier, ridge vent and starter shingles, usually at a premium cost.
  • Who Does the Work – DIY homeowners pay for materials, supplies and tools only. Unlicensed roofers cost less than licensed roofing contractors, but you typically get what you pay for in the workmanship of the installation. Also, if you want a shingle brand’s premium warranty, you’ll have to hire a brand-certified roofer, and they’re rates are typically higher than average.
  • Enhanced Installation – When installed with standard techniques, most dimensional shingles have a 110MPH wind warranty. To increase the wind warranty to 130MPH, a good idea in high-wind areas like High-Velocity Hurricane Zones (HVHZ) and “tornado alley,” extra nails, roofing cement and materials are required, so cost is higher.
  • Roof Pitch —The cost of a new roof rises as the pitch or the roof gets steeper because there are more square feet of roof, and roofing it is more difficult.
  • The Complexity of the Roof—Roofs with hips instead of gables, more than four corners and obstacles such as skylights cost more to roof than simple roofs.
  • Delivery Charges – Delivering the materials to your home and transporting them to the roof can be extra charges when you buy the materials and hire a roofing contractor separately. These costs are typically included in the total cost of a new roof when hiring a contractor to manage the entire process.

Cost of Supplies

The scope of your project will determine the supplies required from the following list:

  • Tear off with repairs: All supplies in the list
  • New construction and tear off with no repairs: All supplies except sheets of roof sheathing
  • Adding a second layer of asphalt shingles: Shingles, ridge and hip shingles, nails, ridge vent

Here is roofing cost per square (100 square feet) and per linear foot based on the material’s application.

Roofing Supplies Prices:

  • $38-$42 per square | Roof sheathing – 7/16” sheets
  • $24-$40 per square | Roofing underlayment (Roofing paper)
  • $2.65-$4.25 per square | Roofing nails
  • $1.35-$2.65 per linear foot | Moisture barrier for valleys, eaves and rakes
  • $3.50-$5.50 per linear foot | Ridge vent
  • $.35-$.70 per linear foot | Drip edge
  • $3.10-$6.25 per linear foot | Ridge and hip shingles

Asphalt Shingle Prices:

  • $60-$80 per square | Basic 3-tab shingles
  • $80-$95 per square | Better 3-tab shingles
  • $85-$100 per square | Basic dimensional/architectural shingles
  • $100-$120 per square | Mid-range dimensional / architectural shingles
  • $110-$165 per square | Premium dimensional / architectural shingles

Popular Asphalt Shingle Prices:

Perhaps it will help you determine a roofing cost per square foot if we list shingle costs per square for popular brand lines:

  • 3-tab:
    • GAF Royal Sovereign: $65-$80
    • CertainTeed XT25: $72-$86
    • Owens Corning Supreme: $68-$84
  • Mid-grade dimensional/architectural:
    • GAF Timberline and Timberline HD: $118-$148
    • CertainTeed Landmark Premium: $125-$140
    • Owens Corning Duration: $108-$124
    • Tamko Heritage: $84-$105
  • Premium dimensional/architectural:
    • GAF Woodland: $148-$162
    • CertainTeed Highland Slate: $150-$170
    • Owens Corning Duration Designer Series: $110-$140
    • Tamko Heritage Woodgate: $175-$200

Permits, Inspection, Related Costs and Installation Time

Permits and Inspection Cost

Now we’ll review asphalt roof installation cost including permits and labor.

  • $125-$300 | A permit is required for installing a new roof. One or two inspections will be included. The size of the home is considered in many communities when determining the cost of a roofing permit.

Related Costs and Installation Time

Only consider the costs that apply to your new roofing project:

  • $25-$250 | Total delivery charges for materials, when applicable
  • $100-$750 | Cost to raise shingle bundles to the roof, when applicable
  • $90-$165 per square | Removal and disposal of one or two layers of shingles and roofing paper
  • $115-$235 per square | Installing new asphalt shingles and required accessories

Asphalt Roof Install Time Schedule

The average home in North America is +/- 2,000 square feet, though the average size of new homes is about 2,500 square feet. Here’s a timeframe that fits the average home.

  • 1 day: If necessary, remove old roofing and make necessary repairs to the roof sheathing.
  • 1 day: If necessary, install roofing paper. Begin installing shingles.
  • 1-2 days: Complete roofing most homes.
  • 3-4 days: Complete roofing homes with large and/or complex roofs.

DIY or Hire a Pro?

steve-hansen

I’ve shingles a roof before, but it’s not one of those things an everyday DIY homeowner is going to like to do. I installed a metal roof on a storage building in my backyard, and long long ago, decided I would re-shingle the roof on our home when we lived in the Northeast. All I can say is, due to a new roof being a costly home repair, is it’s not really worth the time to do it as compared to hiring a professional. You need too many tools and skills to get it done properly in an acceptable amount of time.

  • Requires a lot of friends or helpers to move along quickly.
  • Unless you like carrying 40 pound bundles of shingles up a ladder, you’ll need special tools to hoist them up for you.
  • Hot, back-breaking work under a time schedule to beat bad weather.

I’ll leave whole-house roofing to a pro every single time now.

Is Shingle Roofing installation a DIY Project? What do You Think?

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Asphalt Shingle Roof Replacement Costs from the Web

Average
Cost Range
Costimates $4.20 / sqft installed $1.50 – $8 / sqft
HowMuch.net $2.90 / sqft installed $1.20 – $4 / sqft
RoofingCalc.com $4.75 / sqft installed $3.50 – $5 / sqft
HomeWyse.com $3 / sqft installed $2.50- $3.5 / sqft
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