What will a new roof actually cost you?

Nationally, $8,000–$18,000 for architectural asphalt shingles on a typical 1,700–2,500 sq ft home. Metal, cedar, and slate cost 3–8× more but last 2–4× longer.

In squares — 1 roofing square = 100 sq ft of roof surface. A 2,000 sq ft ranch house typically has 22–27 squares of roof once pitch is factored in.

Tear-off is the safer long-term choice. Overlays are cheaper up-front but void most manufacturer warranties, add weight, and hide rot. Most municipalities cap you at 2 layers total.

Late winter to early spring — roofers are slower and quotes drop 10–20%. Emergency replacements after storms are always the most expensive.

Most policies cover roof damage from storms, hail, or fallen trees — but not age-related wear. File claims quickly (some carriers have 1-year limits) and get an adjuster inspection.