If your old roof is leaking beyond repair, replacing it with an asphalt shingles roof remains the most popular and cost effective option.
The average cost to install roof shingles is $4,190 – $5,740 for a 1,600 sq.ft. ranch house, including materials and labor. This price estimate includes 3 ft. wide Ice & Water barrier, and felt underlayment over the entire roof, as well as a basic ridge vent. Keep in mind that your total roofing cost may vary depending on your location, job complexity and the contractor you hire.
If you think its time for a new roof, get FREE quotes from local roofing pros.
Below we break down in great detail how much you can expect to spend to install an asphalt roof.
Shingle prices per square foot
Cost breakdown by shingle type
Price differences by shingle brand
Architectural vs 3 tab shingles
Cost of Home Depot shingles vs. roofing supplier
Regional roof cost differences
Labor and roof installation costs
Roof removal and tear-off charges
Roofing accessories prices
Pros and cons of a DIY install
How long does an asphalt roof last?
Avoid roofing scams
Average asphalt shingles prices
Average Roof Replacement Cost:
Across the US, the average price for roof shingles is $3.20 – 3.40 per square foot, including materials and installation. This is equivalent to $320 – 340 per roof square (1 roof square = 100 sq.ft.)
On the lower end of the price spectrum, its possible to install a basic 3-tab shingles roof for as little as $2.60 per square foot or $260 per square.
You can use Roof Shingles Calculator to get a more accurate estimate for your home.
Here is a table with average prices per square foot for the most popular types of asphalt shingles:
|Shingle Type||Average Price Per Sq.Ft.||Average Lifespan||Warranty|
|3-Tab Shingles||$0.78 – 0.93 per sq.ft.||12-18||25-30 years|
|Architectural Shingles||$0.99 – 1.63 per sq.ft.||15-25||50 years to Lifetime|
|Premium/Designer Shingles||$1.50 – 2.24 per sq.ft.||20-30||Lifetime|
|Starter Shingles||$0.38 – 2.12 per ln.ft.||Same as shingle type||Same as shingle|
|Hip and Ridge Shingles||$1.43 – 4.12 per ln.ft.||Same as shingle type||Same as shingle|
Most homeowners install either 3-Tab or Architectural (laminated) shingles. These as well as premium varieties are made by multiple manufacturers in US and Canada. The largest shingle manufacturers are:
The most popular architectural shingles sold in the US are Timberline HD by GAF. Their biggest competitor are Landmark shingles by CertainTeed.
Read our comparison guide on Timberline vs Landmark to get a better sense of what will work for your house.
The cheapest shingle varieties are sold by IKO or Atlas.
Pro Tip: If you have a cut-up roof, flashing around chimneys, skylights, dormers, etc will cost at least an extra $200-500. Moreover, there will be additional costs if you need to replace rotten roof boards or plywood (about $2 per sq. ft).
Also if your roof has valleys, their will be another cost of about $15-20 per 1 linear foot of valley length, which pays for extra Ice & Water shield, waste a extra labor incurred by the roofer.
How much is a bundle of shingles?
Asphalt roof shingles are sold in bundles. There are 3 bundles per square. 1 square of roof area covers about 100 sq.ft.
Here is a quick look at the cost per bundle of shingles:
|Shingle Type||Price Per Bundle||Price Per Sq.ft.||Price Per Square|
|3-Tab Shingles||$26 – 28||$0.78 – 0.93||$78-93|
|Architectural Shingles||$33 – 54.33||$0.99 – 1.63||$99-163|
|Premium/Designer Shingles||$50 – 74.65||$1.50 – 2.24||$150-224|
Note, the precise number of bundles you need to buy really depends on your roof size, slope (roof pitch), and how cut up it is. For example, a 1600 sq.ft. roof will need at least 16 squares or 54 bundles of shingles (rounded up from 53.3).
Keep in mind that a professional roofer will also estimate a slightly larger order of shingles, just to be on the safe side and have enough shingles to finish the job. Usually, roofers estimate about 10% waste for materials. For example, if your roof is 16 squares, your price quote will include 17 squares of roof shingles.
You may be able to get cheaper pricing if you go to a roofing supplier and by shingles from IKO, Owens Corning or Atlas.
Pro Tip: Most homeowners install architectural shingles instead of 3 tab shingles, because these provide the best value. You get good looking roof shingles with solid durability in most weather conditions and a service life of up to 30 years.
It makes sense to invest in expensive premium shingles, such as Malarkey, only if they offer some extra protection from the elements, as opposed to only curb appeal. For example, there are algae resistant roof shingles, which help protect asphalt roofs from black streaks and other forms of algae damage.
Similarly, there are wind/hurricane resistant shingles, which are made to withstand wind uplift of up to 115 mph. These are a great investment, if you live in an area that gets frequent strong winds and roofs get damaged by wind.
Another alternative is to invest into metal roofing, which has unbeatable advantages over the most expensive and durable asphalt shingles.
Asphalt shingles cost breakdown
Here is a closer look at prices for different types of asphalt shingles.
|3 – Tab (standard)||$25 – 30 / bundle or $75 – 90 / square|
|Standard Architectural (Laminated)||$28 – 32 / bundle, or $84 – 96 / square|
|Premium Architectural (Laminated)||$45 + / bundle or $135 + / square|
|Energy-Efficient (Cool Roof)||$40 + / bundle or $120 + / square|
In the past three years, from 2016-2020, prices have actually gone down by about 20%. This is great news for homeowners looking to get a new roof.
Compare shingle prices based on brand
When researching various asphalt shingle products for your roof, you have surely noticed that some manufacturers and brands are more expensive than others.
However, usually for the same class products, prices are pretty competitive across manufacturers. The biggest difference between them is mostly in the brand name recognition, roofers’ and homeowners’ perception of material quality, and installer’s preference.
Here is a quick reference chart comparing shingle costs across the top brands: GAF, Certainteed, Owens Corning, IKO, Tamko and Malarkey.
|3-tab||$0.81||$0.89||$0.82 – 0.84||$0.79||$0.72-0.77||$0.73 – 0.82|
|Architectural||$0.87 – 1.33||$0.91 – 1.42||$0.97 – 1.26||$0.86-0.88||$0.84 – 1.05||$1.21 – 1.55|
|Designer||$1.6 – 2.85||$1.48 – 2.47||$1.48 – 2.80||N/A||$1.80 – 2.05||$1.58 – 1.70|
Why do architectural shingles cost more than 3 tab shingles?
Across the board, you will notice that laminated or architectural shingles cost about 20-35% more than standard 3-tab shingles. To a naked eye, this cost difference can be attributed to curb appeal: laminated shingles provide a more dimensional, attractive appearance.
However, the real reason for the extra cost is material composition, and as a result longevity and durability of the shingles.
One of the biggest differences between these three different classes of shingles is the thickness on the product. Architectural shingles have a body that is about 30% thicker compared to 3-tabs, and designer shingles can be as much as 50% thicker.
Thicker shingles are more durable, long lasting, as well as weather resistant. Another huge benefit is that these shingles look a lot more attractive and dimensional than 3-tabs, which have a very flat appearance.
Cost of shingles at Home Depot vs. roofing supplier
If you are planning to install the shingles yourself, you may be wondering whether you can save money by buying them at Home Depot rather than a roofing supply store.
In short: Home Depot roofing shingles will be only slightly cheaper – a difference of about 2.5%
Here is an example of pricing I got from Beacon Sales in West Bridgewater, MA (Brockton branch), for CertainTeed Landmark, GAF Timberline and IKO Cambridge laminated shingles.
This chart compares the cost of asphalt shingles from Beacon vs. Home Depot
|Brand||Home Depot Price||Roofing Supply Store Price|
|3-Tab||$23.20 per bundle or $69.6 per square||$23.50 / bundle or $70.50 / square|
|GAF TIimberline Natural Shadow||$25.20 / bundle or $75.6 / square||N/A|
|GAF Timberline||$26 / bundle or $78 / square||$26.67 / bundle or $80.01 / square|
|CertainTeed Landmark||N/A||$26.67 / bundle or $80.01 / square|
|IKO Cambridge||N/A||$25.00 / bundle or $75 / square|
Note, that prices for 3 tabs are calculated based on a quantity larger than 16 squares. The cost for architectural varieties is calculated based on a quantity larger than 12 squares.
Regional roofing cost differences
When you research shingle prices online and compare them to quotes from your local contractors you may discover a surprising fact: these prices can be VERY DIFFERENT.
This is not because online information is false, or roofers are out of touch with reality. Rather, actual roof installation costs vary widely, depending on where you live.
Different costs of living, from very high to very low, basically set the standard for labor rates in a particular region. If you live in an expensive city, such as New York or San Francisco, you will be paying a premium price for a new install.
This premium can be as high as 18% more than the national average. On the opposite end, if you live in a small town somewhere in the middle of Arkansas, you will be paying less than the national averages sited online. Often, as much as 16% less.
Roof installation cost
Across the US, homeowners report spending an average of $2.5 – 3 per square foot for professional installation of a new roof.
Typically, material charges constitute about 20-25% of the total, while labor charges take up the other 70-75%.
In most states, a roofing contractor charges $60-75 per hour for his work. In some high-income areas the cost of labor can be as high as $80-85 per hour.
On complex roofs that have a lot of corners, penetrations (skylights, vents, chimney, etc) installation may be as high as 60-70% of the total.
There are a number of important factors that impact how much you will end up spending on professional installation.
1. Product quality and brand (premium options can be priced 30-40% more than standard ones)
2. Your location (expect to pay more if you live in city/area with a high cost of living). The price difference between various regions in the US can be as high as 15-20%.
3. Roof complexity and accessibility. For example, installing shingles on a Ranch style house is a lot simpler and therefore cheaper, compared to a Colonial or a Tudor home. If your roof has complex eaves and valleys, a contractor will charge up to 30-40% more for installation.
4. Damaged roof deck or substrate. In older homes, a roofer frequently finds a rotten deck that needs to be replaced or repaired before new shingles can be put on. This improvement can cost $1,000-3,000+ depending on the extent of damage and scope of work.
5. Damaged fascia, gutters, and soffits. If your roof has these problems they will need to be repaired. Otherwise you are risking leaks from these weak areas, and having a brand new roof will not help.
6. Contractor you hire (an experienced, licensed pro will charge more than a fly-by-night contractor)
7. Over the years, roof installation prices have actually been going up across all locations in the US and we explore the reason in this post about a continuous growth in roofing costs to homeowners.
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Cost to remove old roofing materials
Before your roofer can install new shingles, he needs to remove the old roof. Removal and tear off fees can be expensive.
It costs as much as $55 per square to take down one layer of old shingles, and $84 per square to tear off two layers. So if you need to remove 2,000 sq.ft. of old materials you will be spending $1,000 – 1,680, depending on the number of layers.
Can you install a new roof on top of old shingles?
Many homeowners wonder whether or not its a good idea to install a roof on top of existing shingles (this can be a layer of new shingles or a different roofing material all together, such as metal, tile, etc).
The biggest reason for keeping the existing layer of old roofing is obvious – extra cost. As we just explained above many people would rather avoid spending an additional $1,000 on removing the old shingles.
Despite the high cost, doing this is absolutely essential! Leaving the old material will greatly accelerate the disintegration of the new roof and shorten its life cycle.
This is because ventilation is reduced, which in turn increases the average temperature of the shingles, causing the product to dry up quicker and the granules to start falling off faster.
Another reason why you should NOT leave the old shingles is because a roofer will typically not install underlayment between old and new roofing. If there are pre-existing problems in the leak prone areas: such as skylights, chimneys, vents and valleys, installing new shingles will not solve them! This means that your new roof will continue to leak.
Failing to tear off old roofing will also negatively impact your warranty. Most large shingle manufacturers explicitly state that your material and labor warranty automatically becomes void, if their product was installed on top of an old roof.
In most states, the building codes require that you remove the old roofing materials, if there are more than two layers of it already there.
Some unscrupulous roofers who are after making a quick buck may suggest that you can save time and money by installing the new shingles right on top of the old ones, and save a good chunk of money. This should not be done, and you should not sign a contract with anyone who offers this plan of action.
Roofing accessories prices
When considering the cost of roofing materials, many people take into account just the shingles. This is incorrect, as a roof made up of shingles alone will not work. You also need to factor in the cost of all the accessories that must be included in a complete roof system.
On average, you can expect to pay an additional $125-150 / square for materials only.
A roofing system consists of the following components:
- Underlayment: Felt, Synthetic, Ice & Water Shield
- Hip / Ridge cap
- Drip edge metal
- Ventilation (ridge vent)
- Pipe boots
- Lead & step flashing
- Nails, caulking, and other small things
Without utilizing all of these accessories, your roof will likely leak, and your warranty (from ANY manufacturer) will be null and void immediately after installation!
On average, here is what homeowners across the US report spending on the individual accessories:
|15 / 30 lb felt||$21.25 / roll. Covers 400 / 200 sq. ft.|
|CHEAP Ice & Water shield||$98 per roll. Covers 200 sq. ft.|
|GOOD Ice & Water shield||$139 per roll. Covers 200 sq. ft.|
|Hip / Ridge Cap||$46.93 / bundle. Covers 20 ln. ft.|
|Ventilation (ridge vent)||$50.25 for a 20 ft. roll of Cobra ridge vent|
|Synthetic Underlayment||$84 for 400 sq. ft. roll of GAF Deck Armor|
Local MA prices
To give you a real life example of how prices for roofing accessories may differ depending on where you live, we went to a Home Depot in Boston, MA and got the following information:
|15 / 30 lb felt:||$15.75 / roll. 400 / 200 sq. ft. coverage respectively|
|Ice & Water BARRIER (generic):||69.00 per roll – 200 sq. ft. coverage|
|Ice & Water Shield (by Grace):||$138.00 per roll – 225 sq. ft. coverage|
|Hip / Ridge Cap:||$51.95 / bundle. 20 ln. ft. coverage|
|Ventilation (ridge vent):||$55 for a 20 ft. roll of Cobra ridge vent|
|Synthetic Underlayment:||$101.84 for 400 sq. ft. roll of GAF Deck Armor|
|GAF DeckArmor 1000 s.f. Synthetic Underlayment:||$203 for 1000 sq. ft. roll|
Importance of quality underlayment
I mention DeckArmor above, because in my opinion it is the best synthetic underlayment available on the market, based on quality and price.
Compared to FELT underlayment, price per square foot of deck armor is $0.202 vs $0.079 for felt or about 4 times more expensive. In reality it’s even less, because you have 60% more overlaps with felt, thus the actual coverage is much less.
However, since most roofs are about 1600 sq.ft., 2 rolls should be enough for a typical house. In the grand scheme of things, Deck Armor will cost only$249 more. However, it is hands down a much better WATERPROOFING product, so it is very much worth it!
Should you consider DIY roof installation?
As we discussed before, professional labor to install a new asphalt shingles roof constitutes at least 70% of the total cost. This means that you can potentially save thousands of dollars if you can do the tear off and installation yourself.
The million dollar questions is, should you?
When it comes to asphalt shingles, one of their biggest benefits is that they are extremely DIY friendly. Indeed, asphalt shingles is one of the very few roofing materials that a handy homeowner can put up on their own.
Shingle installation does not require any special tools or technical training. This is the reason why so many roofers install them – its the easiest entry point in this field.
You can purchase all the necessary materials and supplies at your local big box home improvement store, and avoid the hassle of hiring a roofing company. In fact, basic 3-tab roofing shingles is one of the cheapest roofing options out there, and you can have a brand new roof for under $3,000.
Moreover, there are many step-by-step guides and YouTube videos on how do this correctly.
Keep in mind that when you buy shingles, you need to carefully measure your roof and also buy extra shingles to account for the waste factor. Typically, gable roofs require about 5% waste, while hip roofs are about 7.5%
However, there are also some serious disadvantages to consider, before you decide on DIY roof installation. While its easy for a handy homeowner to nail a strip of shingles properly, making the entire roof 100% watertight is much harder.
If your roof is complex, and has various penetrations, you may not be able to caulk and seal the shingles properly in those areas to make sure that water does not seep in. This is a hard job even for roofers, which is why many professionally installed roofs leak.
Don’t forget that in this process you may also need to fix the rotten or damaged roofing substrate, as well as correctly install underlayment and ventilation. In short, installing a new roof, even when its basic shingles, is a harder job than one might imagine.
Still, if you do everything carefully and educate yourself about the nuances of proper installation, you can do a very successful shingle install and keep thousands of dollars in your pocket.
How long does an asphalt roof last?
When considering asphalt shingles, many homeowners want to know how long their roof will last. There is lots of conflicting information out there, including promises of 30 year shingles, 50 year shingles, and Lifetime shingles from roof manufacturers themselves. What do these numbers really mean? If you buy 30 year shingles will your roof last for 30 years?
Unfortunately, these are all marketing scams, and not even the best asphalt shingles will last 30+ years, or a Lifetime (whatever that means….)
A properly installed, high quality asphalt roof can last 18-22 years plus at best, if you regularly do maintenance and live in a mild climate. However, most asphalt shingles last about 14-16 years, before needing total replacement.
The reality is there is no way to predict how long your roof will last because a few factors impact shingle longevity:
1. Severe temperature fluctuations will greatly shorten the life of your shingles. Going from hot to cold temps every season speeds up the aging process in the shingle material and it breaks down faster. This is why in the Northern States like MA, NY, asphalt roofs are often replaced every 10-12 years.
2. Exposure to high heat. Living in areas with very hot temperatures year round also ages the shingles much faster than the average expected service life. High heat can easily reduce the service life of your roof by at least 30%
3. Regular cycles of bad weather. If your roof is exposed to ice dams, rain, snow, hail, strong winds etc on a regular basis, year after year, its service life will be much shorter than what is stated on your roof warranty.
4. How much maintenance you do. If you want your roof to last and protect your home instead of being a bottomless money pit, it requires regular care and attention. Its a good idea to get a regular professional inspection, especially if you live in areas that get frequent wind and snow storms. You also need to clean your roof every few months, and protect it from ice and snow build up.
5. Timely repairs. If your roof started to leak, or there are a few shingles blown off, don’t wait for the problem to get really bad before you call a roofer to fix it. First, it will cost you more money to fix the bigger damage. But, second having major damage will also shorten the overall service life of your roof. Some people wait for so long before repairing their roof that they come to a point when they need to replace it.
How to avoid roofing scams
All too often, a homeowner does not know if the quotes he is getting from local pros are fair. As a result, some roofers take advantage of this lack of information, and charge unreasonably high prices…and some homeowners end up paying:(
Here is a telling example from my business:
I was doing an estimate the other day, and the client showed me a quote he got from another contractor. Besides a ridiculously high price (about $700 / square, on a 22 squares, 12 pitch roof, with 1 layer tear-off and 3 dormers), what struck me the most was the difference in price between 3-tab and architectural “lifetime” shingles (formerly knows as 30-years).
For 3-tabs (25 years), the price was $14790 ($673 / square), and for “lifetime” architectural shingles, it was $16500 ($750 / square). So what gives?
Why is there a $1710 difference between the two quotes?
Do architectural products cost $77 more per square?
The truth is, the roofer was taking the homeowner for a “ride”, trying to sell a “premium” package for an unjustified up-charge.
While I’m not judging the other contractor – it’s their business – I want to inform homeowners of the real price difference between the two. So when you are getting roof replacement quotes, you will know how much premium upgrades really cost.
As you will see below, the $77 / square up-charge was completely unjustified. The cost difference between 3-tab and laminated shingles is only $10 per square, while ALL other components of the system, as well as the installation costs are the SAME.
Thus, the difference should be maybe $300-500 – not $1700!
By researching prices on line you can avoid falling into the trap described above. If you educate yourself, you can get a quality roof without spending a fortune.
Cost per sq. ft.
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I've been a roofer for 15 years, and specialize in Metal Roofing and Flat Roofing.
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