Worked example: 1,700 sq ft ranch, 6/12 pitch, architectural shingles
The pitch multiplier (1.118) turns the 1,700 sq ft footprint into 1,900 sq ft of roof — 19 squares. At $550/square installed that's $10,450, plus a single-layer tear-off at $90/square ($1,710), for about $12,160 — $6.40 per sq ft of roof. Real quotes should land between $10,300 and $15,800. A quote under $9,000 means reused flashing, no ice-and-water shield, or an unlicensed crew.
- • Same house in standing-seam metal: ~$21,000 — but it may be the last roof you buy.
- • Decking repairs are the classic surprise line item: $50–$100 per sheet of replaced OSB is normal.
- • Insurance may cover replacement after hail/wind damage — the deductible is your only cost if the claim is approved.
Repair vs replace: the 30% rule
If the repair quote exceeds ~30% of replacement cost, or the roof is past two-thirds of its rated life, replacement usually wins. A $3,000 repair on a 22-year-old architectural roof (rated 30 years) buys you maybe 5 years; a $12,000 replacement buys 30. Run both numbers before signing a big repair.
FAQ
How much does a new roof cost in 2026?
The national average is around $9,500 for architectural asphalt on a typical home; the realistic range is $8,000–$15,000 depending on size, pitch, and region. Metal runs $16,000–$30,000.
How long does a roof replacement take?
A straightforward asphalt roof on an average home takes 1–3 days. Metal, tile, steep pitches, or decking repairs can stretch it to a week.
Does a new roof increase home value?
Remodeling-industry cost-vs-value data shows asphalt roof replacement recoups roughly 55–65% of cost at resale — but an old roof can kill a sale entirely, which matters more than the recoup rate.
Can I roof over existing shingles?
Code allows one overlay (2 layers max) in most areas, saving $1,000–$2,000 in tear-off — but it voids many shingle warranties, hides decking damage, and hurts resale.
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