What a Roof Replacement Actually Costs in 2026

Material prices stabilized this year but labor is up 11%. Here is what a real bid should look like, line by line.

If you are getting quotes for a new roof in 2026, expect three numbers between $8,500 and $24,000 for a typical single-family home. The spread is enormous, and most of it comes down to two things: how steep your roof is, and how honest the contractor is about what they're doing.

Asphalt shingles are still the default — they cover roughly 80% of American homes — and architectural shingles from a major manufacturer cost about $5.50 to $7.50 per square foot installed. Standing seam metal will run you $12 to $18. Tile and slate are a different category entirely.

The line item to pay attention to is the underlayment. Synthetic underlayment is now standard, but ice and water shield in the valleys and along the eaves is what actually keeps water out during the first heavy storm. A bid that doesn't itemize this is hiding something.

Two more red flags: door-knock sales after a storm, and any contractor who asks for more than 10% down. Real roofers get paid on completion.