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Roof replacement cost calculator

Enter the footprint and pitch, then the installed price per square from a written bid. Add deck repairs and fixed costs as your bid lists them.

+255% roofing materials since 2000 BLS producer price index for roofing materials, against 87% for consumer prices. A price you remember from years ago is not a fair comparison.

A roof replacement costs your roof’s squares times the installed price per square on your bid, plus deck repairs and fixed costs such as the permit. For example, 17.89 squares at the rate on your bid is 17.89 times that rate, before extras. We publish no average price. Type the rate from your own bid.

Need the roof size first? The roofing squares calculator turns your footprint and pitch into square footage and squares, with no prices.

Squares times your rate, plus extras

Use the numbers from a written bid. Nothing is stored or emailed.

An example. Measure to the drip edge; the squares calculator helps.

6 means 6:12. Area = footprint × √(1 + (rise ÷ 12)²).

From your bid. One number prices both ends.

Optional: a second bid, for a range.

The share your bid allows for new sheathing. 0 if none.

From your bid. Used only with a deck allowance.

Permit, plus tear-off or disposal if listed apart.

— Budget from your figures
— All-in per square
— Roof area
— Covering at your rate
— Deck allowance
— Fixed costs

What this assumed —

A budget from numbers you typed, not a quote. HyreRoof does not sell roofs.

Why a roof costs more than it used to

Roofing material prices against general inflation, 2000-2026010020030040020002002200420062008201020122014201620182020202220242026Index, 2000 = 100Roofing materials (PPI)All consumer prices (CPI)Roofing material prices against general inflation, 2000-2026010020030040020002026Index, 2000 = 100Roofing materials (PPI)All consumer prices (CPI)
Roofing material prices against general inflation, 2000–2026. Both indexed to 100 in 2000. The 2026 point averages January to July.HyreRoof calculation from BLS producer price and consumer price series. The full study →

Since 2000, the producer price index for roofing materials has risen 255%. Consumer prices rose 87% over the same years, so roofing materials are up about 90% in real terms.

Average hourly earnings in roofing rose 109% over the period. Labor moved too, though less than materials.

HyreRoof analysis: a quote compared with what a neighbor paid in 2015 is not a like-for-like comparison. That is why this calculator runs on the rate from a current bid.

What a complete replacement bid covers

LineWhat it coversWhat to check
Tear-off and disposalRemoving the old covering, dumpster and tipping feesThe number of layers, checked rather than assumed
CoveringShingles, tiles or panels, plus starter and ridge capThe product name and its wind class
UnderlaymentSynthetic or felt across the whole deckThe product, and double layers below 4:12
Ice and water barrierSelf-adhering membrane at eaves, valleys and penetrationsWhether your jurisdiction requires it at the eaves
Deck repairReplacing bad sheathing found at tear-offA per-sheet rate agreed in advance
FlashingStep, counter, valley and penetration flashingThe word “new,” by location
VentilationRidge vent and soffit intakeBoth halves priced, not just the ridge
Permit and inspectionThe local reroof permitWho pulls it and what it triggers
Warranty registrationRegistering the system with the manufacturerWho registers it, and what term it activates

The lines a complete bid covers. A bid that leaves some out is a different job, not a cheaper one.

What moves the price

DriverWhy it matters
PitchA steeper roof has more surface, and above 4:12 OSHA treats it as a steep roof, which changes how the crew is protected
Layers to removeEach existing layer adds tear-off labor and disposal weight
Deck conditionBad sheathing has to be replaced, and it is hidden until tear-off
Stories and accessHeight drives staging, safety equipment and material handling
ComplexityValleys, dormers, chimneys and skylights are all flashing details
MaterialAsphalt, metal and tile differ in labor as well as price
Local labor rateThe reason a national average says little about your roof

Your bid’s per-square rate already reflects most of these. Ask which ones it assumes.

Materials make the headlines. Labor is a large share of the bill.

Material prices get quoted because they have a published index. Fixr puts labor at 40 to 60 percent of a replacement, and wages have moved on their own track.

Materials, wages and general prices, 2000–2026010020030040020002002200420062008201020122014201620182020202220242026Index, 2000 = 100Roofing materialsRoofing wagesAll consumer pricesMaterials, wages and general prices, 2000–20260100200300400200020092026Index, 2000 = 100Roofing materialsRoofing wagesAll consumer prices
Indexed to 100 in 2000. Three BLS series on one axis. The indexing is ours; the data is not. The 2026 point averages January to July.US Bureau of Labor Statistics producer price, CES and CPI series through 2026. The full study, with every series ID →

Three federal series, side by side. Since 2000, BLS producer prices for roofing materials are up 255%. Average hourly earnings at roofing contractors are up 109%. Consumer prices overall are up 87%.

In real terms. Roofing wages have risen about 12% against consumer prices, a HyreRoof calculation from the two BLS series. Materials rose faster. The two halves of a bid have not moved together.

The workforce grew. Industry employment is up 38% over the period, and average weekly hours moved from 35.2 to 36.5.

Why it matters when you get a number. “Shingles have gone up” explains only the materials share of a quote. If one bid is well below two others, look first at labor, scope and the permit.

What this is not. A price for your roof, or a national average. It is an index of movement.

Which price series says what

Cost claims pick whichever index supports them. Here is what each one measures, and what it cannot tell you.

Cumulative change, 2000–20250Softwood plywood74%Steel mill products175%Roofing materials255%Roofing wages109%All consumer prices87%% change, 2000 to 2025Cumulative change, 2000–20250Softwood plywood74%Steel mill products175%Roofing materials255%Roofing wages109%All consumer prices87%% change, 2000 to 2025
Cumulative change since 2000. Plywood and steel are here because the deck and metal roofing are made of them.US Bureau of Labor Statistics. HyreRoof calculation of cumulative change from the series levels.
SeriesWhat it measuresWhat it cannot tell you
Prepared asphalt and tar roofing and siding products
WPU1361		What manufacturers received for shingles, roll roofing and cap sheets. Base 1982 = 100; series begins January 1926.What you will pay. It is what manufacturers received, before distribution, delivery, waste and installation.
Asphalt shingle and coating materials manufacturing (NAICS 324122)
PCU324122324122		The output price of the whole shingle-and-coatings industry, not one product. Base June 1984 = 100; series begins December 1975.What you will pay. It is what manufacturers received, before distribution, delivery, waste and installation.
Roofing contractors, nonresidential building work (NAICS 23816X)
PCU23816X23816X		What roofing contractors received for installed nonresidential roofing work. Base December 2007 = 100; series begins December 2007.Anything about your house. It is a nonresidential series, a different market.
Average hourly earnings, production and nonsupervisory employees, roofing contractors
CEU2023816008		Gross hourly pay on employer payrolls in NAICS 238160. Base US dollars, not an index; series begins January 1990.What a contractor charges. Wages are one input to price; overhead, equipment, insurance and margin sit between them.
CPI-U, all items, US city average, not seasonally adjusted
CUUR0000SA0		The deflator. Used here to convert nominal changes into constant dollars. Base 1982-84 = 100; series begins January 1913.Anything about roofing. It is the general price level, used here to adjust for inflation.

Retrieved for our roofing inflation study, where the full instrument table and method are published. Data through 2025.

The costs that arrive with the permit

A permit brings the current code with it. A bid without a permit also leaves out what the permit would have required.

What a reroof permit can trigger

An ice barrier, where required: “In areas where there has been a history of ice forming along the eaves causing a backup of water as designated in Table R301.2, an ice barrier shall be installed” for the listed coverings, “not less than 24 inches (610 mm) inside the exterior wall line of the building.”

Drip edge at eaves and rakes: “A drip edge shall be provided at eaves and rake edges of shingle roofs,” and it “shall extend not less than 1/4 inch (6.4 mm) below the roof sheathing.” If the old roof has none, every foot is new metal.

Underlayment for the slope. Double underlayment is required on slopes between 2:12 and 4:12. A porch below 4:12 doubles the underlayment on that plane.

Fastening. “Asphalt shingles shall have the minimum number of fasteners required by the manufacturer, but not less than four fasteners per strip shingle or two fasteners per individual shingle.”

Ventilation. IRC 2021 R806.2, Minimum vent area sets vent area as a share of the attic, and the intake half is in the soffits, off the roof.

This is model code. Adoption and amendment are local, and your jurisdiction may have adopted another edition. Confirm with your building department before relying on it.

Why the cheap bid can be cheap

A bid that skips the permit skips the inspection, the one independent check on the work. It also skips everything the permit would have triggered.

That is not always dishonest. A contractor used to an older code edition can price the job the way they did before. The cost still lands on you, at resale or at the next claim.

Ask each bidder: what does the permit require here that this roof does not have now? A contractor who pulls permits locally can answer.

The insurance line behind it

Some policies carry ordinance-or-law coverage, which pays for code upgrades a covered loss forces. Some carry it with a low limit, and some not at all. It is on your declarations page.

Lines a complete bid shows, and what a gap means

Comparing bids is mostly noticing what is not in them.

LineWhat it should sayIf it is missing
Squares, and how they were measuredMeasured area with the slope factor, and waste shown separately.The bidder may have estimated. On a complex roof, a large error can hide there.
Deck repair rateA price per sheet agreed in advance, and a promise to show and photograph each sheet.The deck is hidden until tear-off. Without a rate, that open-ended cost sits with you.
Tear-off, layers and disposalHow many layers come off, and where they go.If the bid assumed one layer and the crew finds two, expect a change order.
New flashing, by locationChimney, walls, valleys, vents and skylights, each named, each new.Old flashing may be reused. Ask for “new” in writing.
Wind classificationStandard and class. The code: “Asphalt shingles shall be classified in accordance with ASTM D3161, TAS 107 or ASTM D7158 to resist the basic wind speed per Figure R301.2(4).”The covering may have been chosen on price, not on your site’s design wind speed.
Ventilation, both halvesThe ratio designed to, the net free area, and an intake line.Some shingle warranties set ventilation conditions. Ask how this bid meets them.
PermitWho pulls it, what it costs, and what it triggers.No inspection, and none of the code upgrades.
Payment scheduleA modest deposit, a payment when materials arrive, and the balance after inspection.Paying most of the price up front adds risk. Negotiate the schedule before you sign.

HyreRoof analysis. We hold no dataset of bids or invoices, review no contracts and take no fee from any contractor. This is not legal advice.

How to make three quotes comparable

Three quotes can describe three different jobs. An hour of prep fixes that.

  1. 1
    Write one scope sheet

    Covering and wind class, underlayment, ice barrier, new flashing by location, drip edge, ventilation, layers, deck rate, permit, disposal and the planes included.

  2. 2
    Send the same sheet to every bidder

    Now the quotes answer the same question.

  3. 3
    Ask for each squares figure first

    Before you see prices. If they differ widely, ask how each was measured, and check with the squares calculator.

  4. 4
    Call the building department once

    Ask which code edition is adopted, what a reroof permit requires, and what it costs.

  5. 5
    Read your declarations page

    Settlement basis, any roof endorsement, the wind or hail deductible, and ordinance-or-law coverage. None of them is on a quote.

  6. 6
    Add back what each bid left out

    Price the gaps from the other bids’ own lines. Then compare totals.

  7. 7
    Stay off the roof

    OSHA rules bind employers, not homeowners, but the line still applies. A trained roofer may not work above six feet without fall protection. Look from the ground, a window or the attic, or use a photo or a drone.

HyreRoof sells nothing, ranks no contractors and takes no referral fee.

What this calculator will not do

  • Publish a national average

    We found none traceable to a measurement with a published method. Writing one down would be a guess dressed as data.

  • Know your local labor market

    Your bid carries it. The rate you type is the local number.

  • Know your deck

    It is hidden until tear-off. Agree a per-sheet rate in advance.

  • Know your permit

    Fees and triggered upgrades are local. One call answers it.

  • Stand in for a bid

    It tells you whether a bid adds up before you discuss it. To price a loan, use the roof financing calculator.

Cost terms

Square
100 square feet of roof surface, not of footprint. Materials, labor and bids are priced in squares.
Installed price per square
The bid’s price for covering one square, labor and materials together. Ask what it includes: tear-off, underlayment, flashing, waste.
Producer price index (PPI)
What producers received at the factory gate. It measures movement in a manufacturer’s price, not yours.
Average hourly earnings
A BLS payroll series. An input to what a contractor charges, not the charge.
Tear-off
Removing and disposing of the old covering. Priced by square and by layer.
Deck rate
The agreed per-sheet price for replacing bad sheathing found at tear-off.
Ordinance or law coverage
Insurance for code upgrades a covered loss forces. Check your declarations page.
Change order
A priced addition after work begins. Fair for true unknowns; a warning sign for things anyone could have foreseen.

Embed this calculator

You can put this roof replacement cost calculator on your own site, free. Paste the code below into your page’s HTML. Keep the credit link under it. The tool runs in the reader’s browser and stores nothing.

Questions this calculator answers

How much does a roof replacement cost?
What your bid adds up to for your roof. Squares times the installed rate per square, plus deck repairs, tear-off and the permit. We publish no national average, because we found none traceable to a published method.
Why do you not show an average price?
Published figures come from surveys of quotes, and they disagree widely. A national number would say little about your roof. Your bid’s rate says a lot.
Does this include tear-off?
Only if you include it. Some bids fold tear-off into the per-square rate. Others list it apart; add that line to the fixed-costs field.
How is the deck priced?
Enter the share of the deck your bid allows for new sheathing and the bid’s price per 4×8 sheet. The tool counts about 3.1 sheets per square of roof.
Does a steep roof cost more?
It can, through more surface, staging and slower work on a steep slope. Your bid’s per-square rate already includes it, so the tool adds nothing on top.
Is this a quote?
No. It cannot see the deck, the layers, access or what your permit office charges. It checks whether a bid adds up.

Sources and methodology

Figures dated September 5, 2026. Last reviewed .

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