Roofing · national cost guide
Asphalt Shingle Roof Replacement cost (2026)
Asphalt shingle roof replacement costs $5,700–$12,000 in 2026, or about $8,850 for a typical job. Replacing an asphalt shingle roof — the most common residential roofing material. That national figure is the starting point — labor rates, climate and permit fees move it, so a asphalt shingle roof replacement in San Jose prices differently than in El Paso.
The typical homeowner pays close to $8,850 as a national figure — your city changes the number.
Asphalt Shingle Roof Replacement cost by type
National ranges by option. Localize any of these to your city below.
| Type | National 2026 range |
|---|---|
| 3-tab shingles | $5,700 – $10,000 |
| Architectural shingles | $7,000 – $12,000 |
Asphalt Shingle Roof Replacement cost by roof size
Roofing is priced per 'square' (100 sq ft of roof). A roof is bigger than the home's footprint because of pitch and overhangs — a 2,000 sq ft home often has a 2,200–2,600 sq ft roof. Asphalt runs about $3–$5 per sq ft installed.
| roof size | National 2026 range |
|---|---|
| 1,000 sq ft (10 squares) | $3,800 – $7,000 |
| 1,500 sq ft (15 squares) | $5,000 – $9,500 |
| 2,000 sq ft (20 squares) | $5,700 – $12,000 |
| 2,500 sq ft (25 squares) | $7,500 – $14,000 |
| 3,000 sq ft (30 squares) | $9,000 – $17,000 |
| 3,500+ sq ft (35 squares) | $10,500 – $20,000 |
National ranges before local adjustment — pick a city below to localize any row.
Asphalt Shingle Roof Replacement cost by efficiency tier
Asphalt comes in three grades. The shingle you pick drives both the price and how long the roof lasts — architectural is the mainstream default, premium mimics slate or shake.
| Tier | National 2026 range |
|---|---|
| 3-tab shingles (basic)Lowest upfront; ~15–20 yr life | $5,700 – $10,000 |
| Architectural / dimensionalBest all-round value; ~25–30 yr life | $7,000 – $12,000 |
| Premium / designerSlate/shake look; thickest, longest warranty | $9,000 – $16,000 |
Where this number comes from
The 2026 national range for asphalt shingle roof replacement ($5,700–$12,000) is anchored to published industry, contractor and manufacturer pricing for the equipment plus typical installation labor. City pages take that range and adjust it three ways: the labor share is repriced from BLS OEWS metro trade wages where available and the BEA Regional Price Parity index elsewhere, the roofing load is adjusted for the IECC climate zone, and a typical local permit fee is added.
- LaborBLS OEWS metro wages · BEA RPP
- ClimateIECC / DOE climate zones
- IncentivesIRS 25C/25D status · DSIRE
Every figure here is a research estimate, not a quote. Read the full method and sources in how we estimate costs.
Additional asphalt shingle roof replacement costs to budget for
Budget for these separately — they show up on a large share of jobs but rarely appear in the headline price.
| Tear-off & disposal of old roofPer layer removed; more if multiple layers | $1,000 – $3,000 |
| Decking / sheathing repairOnly if rotten plywood is found after tear-off | $500 – $3,000 |
| New underlayment & ice-and-water shield | $300 – $1,500 |
| Ridge vents / improved attic ventilation | $300 – $1,000 |
| Flashing, drip edge & chimney/skylight reseal | $200 – $1,500 |
| Permit | $150 – $500 |
How long does asphalt shingle roof replacement last?
3-tab lasts ~15–20 years; architectural shingles 25–30 with good ventilation.
An annual inspection plus gutter cleaning catches small leaks before they rot the deck.
Signs you need asphalt shingle roof replacement
- The roof is 20+ years old (near or past asphalt's service life)
- Shingles are cracked, curling, buckling, or missing after storms
- Granules collecting in the gutters or bald, shiny spots on shingles
- Water stains on ceilings or in the attic, or daylight through the roof boards
- A sagging roofline or soft, spongy deck underfoot
- Moss or dark algae streaks holding moisture against the shingles
- Repeated leaks even after patch repairs
Repair or replace?
Repair if…
- Damage is isolated to a few shingles or one slope
- The roof is under ~15 years old and the deck is sound
- A single flashing or vent boot is the source of the leak
Replace if…
- The roof is 20+ years old and leaking in multiple spots
- There's widespread granule loss, curling, or storm damage
- The deck is sagging or has rot — the structure, not just the surface, is failing
- There are already two layers of shingles (most codes cap it at two)
asphalt shingle roof replacement guides & advice
All guides →Where asphalt shingle roof replacement costs the most & least
Major U.S. cities, 2026 localized estimates — tap any city for the complete breakdown.
Most affordable
Asphalt Shingle Roof Replacement cost by state
Pick your state to see every city we cover — 558+ cities across 51 states.
- Alabama9
- Alaska3
- Arizona15
- Arkansas7
- California73
- Colorado8
- Connecticut7
- Delaware2
- District of Columbia1
- Florida39
- Georgia14
- Hawaii3
- Idaho8
- Illinois16
- Indiana11
- Iowa9
- Kansas8
- Kentucky8
- Louisiana9
- Maine3
- Maryland5
- Massachusetts14
- Michigan15
- Minnesota9
- Mississippi5
- Missouri12
- Montana5
- Nebraska3
- Nevada7
- New Hampshire1
- New Jersey10
- New Mexico6
- New York22
- North Carolina16
- North Dakota5
- Ohio12
- Oklahoma3
- Oregon8
- Pennsylvania13
- Rhode Island2
- South Carolina10
- South Dakota3
- Tennessee13
- Texas39
- Utah8
- Vermont1
- Virginia16
- Washington18
- West Virginia4
- Wisconsin17
- Wyoming3
Prefer a full list? Browse all 558+ cities →
What affects the price
- Roof size (squares) and pitch/complexity
- 3-tab vs architectural shingles
- Number of layers to remove
- Decking repairs and flashing condition
Ways to cut the cost
- Architectural shingles last longer for a small premium
- Replace before leaks damage the decking
- Get quotes in late fall/winter (slow season)
- Bundle gutter or vent work to share setup costs
Cheapest time for asphalt shingle roof replacement
Shingles seal properly only in warm, dry conditions, which is exactly when everyone else wants a new roof too — especially right after a summer hailstorm. Lock in a late-fall or winter booking for a spring install and you skip that rush.
Questions to ask Roofing contractors
Run this list past each contractor. Where two bids diverge, the reason is almost always in one of these answers.
- 1Is a full tear-off included, or are you laying over the existing roof?
- 2How will you handle deck repairs or rotten sheathing found after tear-off, and at what rate?
- 3What underlayment, ice-and-water shield, and ventilation are included?
- 4Are you licensed and insured here, and can you share recent local references?
- 5What's the workmanship warranty, and how does it interact with the material warranty?
Asphalt Shingle Roof Replacement cost questions
How much does asphalt shingle roof replacement cost in 2026?
Nationally, asphalt shingle roof replacement runs about $5,700–$12,000, with most homeowners paying around $8,850. Your city moves this based on local labor, climate and permits — El Paso, TX is among the lowest ($8,000) and San Jose, CA among the highest ($11,350).
What are the main types of asphalt shingle roof replacement and how do they compare?
3-tab shingles ($5,700–$10,000); Architectural shingles ($7,000–$12,000). Pick a city below to localize any of these to your area.
What affects the cost of asphalt shingle roof replacement?
Roof size (squares) and pitch/complexity; 3-tab vs architectural shingles; Number of layers to remove; Decking repairs and flashing condition.
Asphalt Shingle Roof Replacement cost by roof size?
1,000 sq ft (10 squares): $3,800–$7,000; 1,500 sq ft (15 squares): $5,000–$9,500; 2,000 sq ft (20 squares): $5,700–$12,000; 2,500 sq ft (25 squares): $7,500–$14,000; 3,000 sq ft (30 squares): $9,000–$17,000; 3,500+ sq ft (35 squares): $10,500–$20,000. These are national ranges before local labor, climate and permit adjustments.
What extra costs should I budget for beyond the quote?
Tear-off & disposal of old roof ($1,000–$3,000); Decking / sheathing repair ($500–$3,000); New underlayment & ice-and-water shield ($300–$1,500); Ridge vents / improved attic ventilation ($300–$1,000). These sit outside most base quotes.
How long does asphalt shingle roof replacement last?
15–30 years is the typical service life. 3-tab lasts ~15–20 years; architectural shingles 25–30 with good ventilation. Budget $150–$500 a year for maintenance.
Should I repair or replace?
Rule of thumb: if storm or wear damage covers more than ~30% of the roof, or the roof is past 75% of its rated life, full replacement usually beats repeated repairs. Repair makes sense when damage is isolated to a few shingles or one slope. Replace when the roof is 20+ years old and leaking in multiple spots.
When is the cheapest time for asphalt shingle roof replacement?
The best window is late spring to early fall (dry, 45–85°f), when demand drops and installers discount — typically 5–10% off peak pricing. Avoid mid-winter and the post-storm rush.