Roof Replacement: What It Costs, How It Works, and How to Find the Right Contractor
The nationwide resource for homeowners navigating roof replacement — and for contractors who want exclusive, scored replacement leads at $20 flat.
When repair isn't enough
Six signals that indicate full replacement is the right call.
Roof age 20+ years
Most asphalt shingle roofs have a 25–30 year lifespan. A roof over 20 years old with visible wear is a strong candidate for replacement rather than repeated repair.
Multiple prior repairs
If your roof has been patched repeatedly in different areas, the underlying deck and underlayment may be compromised. Replacement is often more cost-effective than continued patchwork.
Storm damage >30% surface
When storm damage affects more than 30% of the roof surface, full replacement is typically more economical and may be required by your insurance carrier.
Widespread granule loss
Granules protect shingles from UV degradation. Heavy granule loss in gutters or bare patches on shingles signals the end of the shingle's effective life.
Sagging or structural issues
Visible sagging, soft spots when walking the roof, or bowing ridge lines indicate deck or structural damage that requires full replacement and possibly structural repair.
Active leaks in multiple areas
Multiple simultaneous leak points suggest widespread underlayment failure. Patching individual leaks on a failing roof is a short-term fix that delays inevitable replacement.
Choosing the right roofing material
Three primary options — each with different cost, lifespan, and use cases.
Architectural asphalt
Best for: Most homeowners — best value, widely available, insurance-friendly
Metal roofing
Best for: Storm-prone regions, long-term owners, energy efficiency priority
Tile / slate
Best for: High-end homes, specific climates, architectural character
What does roof replacement cost?
Cost by home size and material — national averages, before insurance.
Insurance may cover the full replacement cost when storm, hail, wind, or fire is the cause.
What to expect: the roof replacement process
Seven steps from first call to final inspection.
Free inspection & estimate
A licensed contractor inspects your roof, documents damage, and provides a written estimate at no charge.
Insurance claim (if applicable)
If storm damage is involved, your contractor can assist with documentation and meet the insurance adjuster on-site.
Material selection
Choose your shingle style, color, and material grade. Your contractor will walk you through options that fit your budget and climate.
Permit pulled
Your contractor obtains the required building permit. Most jurisdictions require a permit for full roof replacement.
Old roof removed
The existing roofing material is stripped to the deck. The deck is inspected and any damaged sections are replaced.
New roof installed
Underlayment, ice & water shield, new shingles, and all flashing are installed to manufacturer specifications.
Cleanup & final inspection
The crew removes all debris and performs a final walkthrough. You receive warranty documentation and permit sign-off.
Exclusive roof replacement leads for contractors
Replacement jobs are the highest-value work in residential roofing — averaging $10,000–$14,000 per job. Roof-Scout.Com scores every lead for replacement intent, so you're not wasting time on repair-only inquiries.
- $20 flat rate — no subscription, no lock-in
- Scored for replacement intent (not just repair)
- All 48 contiguous states covered
- Residential and commercial replacement leads
$10k–$20k
Average replacement job value. $20 lead cost.
Roof replacement — frequently asked questions
How much does a full roof replacement cost?
A full residential roof replacement typically costs $8,000–$20,000 for an asphalt shingle roof, depending on home size, roof pitch, material grade, and region. Metal roofing runs $18,000–$45,000. Most homeowners pay $10,000–$14,000 for a standard 2,000 sq ft home with architectural shingles. Insurance may cover the full replacement cost if storm damage is the cause.
How long does a roof replacement take?
Most residential roof replacements are completed in 1–3 days. A standard 2,000 sq ft home with a simple gable roof takes 1–2 days. Larger homes, complex roof lines, or multi-layer tear-offs may take 3–5 days. Weather delays are the most common cause of extended timelines.
What is the best roofing material for replacement?
Architectural asphalt shingles are the most popular choice — they balance cost, durability (25–30 year lifespan), and aesthetics. Metal roofing (standing seam or metal shingle) offers 40–70 year lifespan and superior storm resistance at a higher upfront cost. The best material depends on your climate, budget, and how long you plan to stay in the home.
Will insurance pay for my roof replacement?
Insurance covers roof replacement when damage is caused by a covered event — typically storm, hail, wind, or fire. Wear and age are not covered. If your roof was damaged in a storm, document the damage immediately, file your claim promptly (most policies have a 1-year window), and get a contractor inspection before the adjuster visit.
Ready to get started?
Homeowners get free estimates from licensed local contractors. Contractors get exclusive replacement leads at $20 flat.
Also see: Roof repairHail damage leads