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Last updated: April 2026
What you need to know before replacing or repairing your roof.
If your roof is under 15 years old and damage is isolated, a repair makes financial sense. If it's over 20 years old, has widespread granule loss, multiple leak sources, sagging, or failing flashing, a full replacement is usually more cost-effective long-term than continued patching.
Asphalt shingles — most popular, cost-effective, 20–30 year lifespan. Metal — durable, 40–70 years, energy-efficient. Tile (clay/concrete) — 50+ years, heavy, best in warm climates. Slate — premium, 75–150 years, very heavy. Flat/low-slope (EPDM, TPO) — common on commercial and some residential flat roofs.
A tear-off removes all existing shingles before installing new ones — the standard and recommended approach. An overlay (re-roof) lays new shingles over old ones, costs less upfront, but adds weight, hides potential deck damage, and most manufacturers won't honor warranties on overlays. Most local codes limit homes to two shingle layers.
Late spring and early fall offer the ideal conditions: moderate temperatures allow shingles to seal properly and adhesive strips to bond. Avoid scheduling during extreme heat or cold. Emergency repairs can be done year-round — don't wait on an active leak regardless of season.
Last updated: April 2026
Prices for a typical 1,500–2,000 sq ft home. Costs vary significantly by home size, roof pitch, and location.
| Roofing Type / Project | Low Estimate | Average Cost | High Estimate |
|---|---|---|---|
| Asphalt Shingles (3-tab) | $4,500 | $7,500 | $12,000 |
| Architectural / Dimensional Shingles | $5,500 | $9,500 | $15,000 |
| Metal Roofing (standing seam) | $10,000 | $18,000 | $35,000 |
| Metal Roofing (corrugated / metal shingles) | $7,000 | $13,000 | $22,000 |
| Clay or Concrete Tile | $12,000 | $24,000 | $45,000 |
| Slate Roofing | $15,000 | $35,000 | $75,000+ |
| Wood Shake Shingles | $10,000 | $19,000 | $32,000 |
| Flat Roof — EPDM/TPO | $5,000 | $11,000 | $20,000 |
| Minor Roof Repair (isolated) | $300 | $900 | $3,000 |
| Major Roof Repair | $1,500 | $5,000 | $12,000 |
Prices include materials, labor, tear-off of one existing layer, and basic cleanup. Steep pitches, multiple layers, and chimney/skylight flashing add cost. Get a custom quote for accurate pricing in your area.
Answers to the questions homeowners ask most about roofing projects.