Do you need a new roof? Like other homeowners, are you worried about how bad it will affect your bank account?
The number one concern for almost 100% of people who need a new roof is pricing. There’s no sugar coating it, a roof replacement is a very large investment.
Even worse, it’s impossible to get exact pricing on your replacement without a professional inspection and estimate from a local roofer. But that doesn't mean I can't give you an idea of the budget you’ll need.
For over 35 years, Bill Ragan Roofing has believed in providing transparent cost information the rest of the industry avoids discussing. So, let’s start with the average roof replacement cost and go from there.
This article answers the following questions:
- What’s the average cost to replace a roof? (2025)
- How much does it cost to replace a roof per square foot?
- What impacts the cost of a roof replacement?
What’s the average cost to replace a roof?
The average cost to replace a roof in 2025 in the United States is $30,680. This is based on tearing off and installing 30 squares of architectural asphalt shingles with 30-lb. felt (or equivalent synthetic) underlayment, galvanized drip edge, and mill-finish aluminum flashing on a rectangular hip roof with two average-size skylights.
This very general price doesn’t account for roof size/complexity, or other cost factors (more on this next). Pricing is also specific to every area, with it even varying in the same state. Let’s use Tennessee (our state) as an example.
The average cost to replace an asphalt shingle roof is $24,533 in our service area of Nashville, Tennessee. However, the average cost to replace a roof in other Tennessee areas is:
- Johnson City: $22,449
- Knoxville: $23,637
- Chattanooga: $24,262
- Jackson: $21,749
- Memphis: $20,809
So, the pricing really does depend on where you live and what suppliers are charging in the area. But no matter where you live, the average cost to replace an asphalt shingle roof on most homes will be around $20,000 to $25,000.
Unfortunately, due to consistent increases in material prices, costs will continue to rise across the industry in 2025 and going into 2026.
How much does it cost to replace a roof per square foot?
The roofing material you choose has the biggest impact on pricing for your upcoming roof replacement. So, while having the average cost of a roof replacement great, you can get more specific using your roof’s square footage and the price of a specific roofing material.
Below is a table with a rough cost per square foot price in 2025 of the top roofing materials. Keep in mind that each price is for a full roof replacement, which includes labor and material costs.
| Roofing Material | 2025 Roof Replacement Cost Per Square Foot |
| 3-tab shingles |
$4.00 |
| Architectural shingles | $6.40 |
| Luxury shingles | $8.50 |
| Steel exposed fastener metal | $4.50 - $8.00 |
| Steel standing seam metal | $16.00 |
| Copper standing seam metal | $30.00 - $50.00 |
| Synthetic shingles | $15.00 - $20.00 |
| Cedar shake | $25.00 |
| Slate tiles | $25.00 - $30.00 |
| EPDM (flat roofing) | $14.00 |
| PVC (flat roofing) | $14.00 |
| TPO (flat roofing) | $14.00 |
(Click the link on an individual roofing material to learn more)
The numbers in the table aren’t exact because every area and roofer has different pricing, plus no two roofs are the same. However, the prices above give you a great idea of the budget you’ll need for a full roof replacement based on the material.
What impacts the cost of a roof replacement?
The roofing material has a huge impact on how much it’ll cost to replace your roof. However, your replacement’s cost also depends on a multitude of factors specific to your roof and roofer.
Below are the factors that impact the cost of every roof replacement and their effect on pricing.
Labor costs
Labor costs are factored into every line item on an estimate. So, if anything takes time and labor, it adds to the labor costs for your new roof.
Unfortunately, there’s no set price for labor and time because it depends on the roofing contractor you hire. But the more manpower and time it takes to replace your roof, the higher the cost.
Dump fees
During the tear-off process, your old roof is ripped up until there's only a clean roof deck. Once All the torn off debris will then be loaded into a dump truck or trailer to be taken to a dump of the contractor’s choice.
The dumpsites charge significant fees for this service, which means disposing of your old roof always factors into a new roof's cost. Like everything else, a labor cost is also associated with the crew member who dumps your old roof.
The number of layers being torn off
Tearing off your old roof has an associated labor cost and dump fees. But if your roof has more than one layer, it requires more labor and increases the amount of debris coming off your roof.
This not only increases labor costs but also the dump fees when getting rid of the torn-off materials. There will be an initial labor and dump fee for the first layer, plus an added cost for each additional layer.
The rest of the components for the roof replacement
As you know, the roofing material plays a huge role in pricing. However, the other components that get installed when getting a new roof also add to the cost.
Including the main roofing material, the components you'll pay for are:
- Decking (if any wood is compromised)
- Drip edge
- Underlayment
- Ice & water shield
- Starter shingles
- Roof vents and ventilation system
- Roof flashing
- Ridge capping
- Pipe boots
Every component and material listed here should be included in your roof estimate. If just one is missing or left off to save money, I guarantee you’ll have problems.
The accessibility of your roof
A roofing contractor uses a designated access point for every part of the roof replacement process. The harder your roof is to access, the more it adds to the cost.
Some things that make a roof hard to access are:
- Landscaping or rows of bushes below the roof line
- A fence around the property
- No paved surface near the access point
- The neighboring houses are close
Even if the roofs are the exact same, a home with an easy access point will have lower labor costs than a home with the things listed above.
Your roof's size
The most obvious thing that affects your new roof's cost is its size, either measured in squares or square footage. Your roof’s square footage affects the amount of materials used, labor, and time needed to complete the job.
I say square footage because it’s what homeowners are familiar with. However, you’ll also hear a roofing contractor say “price per roofing square” (100 square feet).
Your roof’s pitch
Roof pitch is your roof's slope (angle), which can go from flat to almost completely vertical. The steeper the roof pitch, the more it costs to replace due to moving slower and safely.
Pitch will always play a huge role in pricing, especially labor costs. However, steep pitches can also create more square footage, which also increase material prices.
Roof complexity
Complexity is how your roof is cut up with different facets, hips, valleys, and stories off the ground. Your roof’s complexity has a huge impact on the cost based on how it’s cut up with different facets, hips, valleys, and stories off the ground.
Just like with pitch, a roof with a high number of facets at multiple angles, hips, valleys, and two or more stories off the ground is more difficult and takes a lot longer to roof than a ranch-style home’s roof.
Roof penetrations
A roof penetration is anything that comes through your roof, like plumbing vents, gas vents, kitchen/bathroom vents, skylights, and chimneys. The more penetrations your roof has, the more it impacts the cost.
Smaller pipes or vents won’t impact much, but skylights and chimneys add more to a new roof’s cost because they take longer to flash and work around.
What do you need to consider before replacing your roof?
Now you have an idea of how much it costs to replace a roof and the things that directly impact the price. If you’re like most homeowners, cost is probably your biggest concern.
However, there are more things you need to consider and think about when getting a new roof. After all, you’re about to invest thousands of dollars.
The last thing you want is to be taken advantage of, misinformed, or start the process without understanding the basics. That’s why I wrote another article breaking down the main things every homeowner should consider before replacing their roof.
Check out 7 Things to Consider Before a Roof Replacement to learn what you need to think about before starting the replacement process.
If you’re in Nashville or a surrounding Middle Tennessee area, don't hesitate to Request a Quote Here or call our office at (615) 242-0333 today to schedule a free roof replacement quote.
