Replacing a roof is a substantial undertaking. The price range averages $5,822 to $10,593 for an asphalt roof that's 1,700 square feet including labor. The cost jumps if you upgrade to standing-seam metal and better quality underlayment and flashing. Costs widely vary based on the types of roofing materials you choose.
While you might get more immediate pleasure from those upgrades, they can't compare to the long-term value of a solid, attractive, and leak-free roof. More than 90% of homeowners who replace their roofs do so out of necessity, because of leaks, storm damage, or anticipated roof failure. If you're one of them, here's a guide to your options.
How Roofing Materials Are Sold
Most roofing is sold by the "square," enough to cover 100 square feet of roof area. Our sample house — a typical two-story, 2,300-square-foot house with a medium-pitch roof — has a roof area of about 1,500 square feet. Double that if the house is only one story. Note: All costs are approximate.
Types of Roofing Materials
You can choose from many types of roofing material, but make sure you consider factors beyond budget and appearance. Those include climate and weather, durability, local building codes, environmental issues, and installation and maintenance. Here are several popular types of materials including benefits and drawbacks and average roof replacement costs.
Asphalt or Composition Shingles
Asphalt or composition shingles are the most popular residential roofing material in the country. Most products consist of a fiberglass mat between two layers of asphalt. Tiny stones embedded in the top help protect the shingles from the sun's damaging rays.
Basic three-tab shingles have slits in the front, so each piece looks like three small shingles. Architectural shingles are a more upscale choice. They are thicker, longer-lasting, and don't have slits that can collect debris. They also create a more textured look, which many people prefer.
Benefits: Relatively inexpensive, and all roofers know how to install them. Good fire resistance. Some types are suitable for hail regions and available with wind warranties up to 130 mph. May contain zinc or copper to inhibit algae growth.
Drawbacks: Typically last only 20 years and need periodic cleaning to remove moss and debris.
Green factor: Some types have a reflective coating that can lower cooling costs. Though theoretically recyclable, most worn shingles end up in landfills.
Average cost per roofing square, installed: $476
Average roof replacement cost for two-story, 2,300-square-foot house: $7,140
Wood Shingles and Shakes
Wood is traditional and beautiful, but it's less popular because quality has declined and because of rising concerns about fire. Shakes are thick and have a rough, split surface; shingles are thinner and sawed flat. Both types must be installed over spaced boards, not solid sheathing, so that the roofing can dry.
Benefits: In dry climates, shakes and shingles perform well; some shakes have up to a 50-year warranty. Thicker shakes can be used where hail is severe.
Drawbacks: Not fire-resistant unless treated, so some building codes prohibit them. Thinner products can be damaged by hail. In wet climates, wood must be cleaned periodically to remove moss and lichen.
Green factor: Roof-quality shakes are cut from old-growth trees. Worn-out roofing can be recycled into mulch, provided it hasn't been treated with pesticide.
Average cost per roofing square, installed: wood shingles, $969; wood shakes, $1,018
Average roof replacement cost for two-story, 2,300-square-foot house: wood shingles, $14,535; wood shakes, $15,270
Metal Panels and Tiles
Metal roofing used to be found mostly on commercial and farm buildings, but it's set to be the fastest-growing residential roofing material, according to experts. There are two basic kinds: standing-seam panels and tiles. Panels come in pieces around 16 inches wide and up to 20 feet long, so they reach without a seam from the ridge to the gutters. Metal tiles can mimic the look of wood shingles or shakes.
Benefits: Extremely long-lasting; some come with lifetime warranties. Good fire resistance, and some styles are strong enough to resist wind and heavy hail. Panels go up quickly and require little maintenance.
Drawbacks: Higher initial cost than asphalt shingles. Tile roofs have numerous grooves that trap leaves, so they need frequent cleaning.
Green factor: Styles with reflective coatings reduce cooling demand and can qualify for a federal energy efficiency tax credit of up to $500, but not for much longer. The residential energy credit, including the tax credit for certain metal roofs, was repealed by the One Big Beautiful Bill Act (signed into law on July 4, 2025). However, the repeal isn't effective until 2026. Homeowners who install qualifying metal roofs by Dec. 31, 2025, can still claim a tax credit of up to $500 for the cost of the material but not the installation cost.
Average cost per roofing square, installed (steel or aluminum): $1,419
Average roof replacement cost for two-story, 2,300-square-foot house: steel or aluminum, $21,285
Clay or Concrete Tiles
Red clay tiles are an essential feature of Spanish-style homes in much of the Southwest and Florida. In addition to traditional styles, clay and concrete tiles can mimic wooden shingles or shakes, while others resemble slate.
Benefits: Long-lasting; some manufacturers offer lifetime warranties. Well-suited to relatively dry climates and will not burn.
Drawbacks: It's heavy, so the roof structure must be able to support the weight. They can be damaged by hail. Concrete tiles are moss magnets in damp climates; use glazed tiles instead.
Green factor: Long-lasting clay and concrete tiles can be reused and eventually recycled into new building materials.
Average cost per roofing square, installed: concrete, $806; clay, $941
Average roof replacement cost for two-story, 2,300-square-foot house: concrete, $12,090; clay, $14,115
Slate
Slates is quarried in the Northeast and Virginia and is much more common in the East than in the West. Because slates hang from nails and aren't glued down, they're best suited for fairly steep roofs that shed water quickly.
Benefits: Slate can last for decades, doesn't burn, and sheds snow and rain well.
Drawbacks: Slate is expensive and requires skill to install and repair, which can be an issue where such roofs are rare. The roof structure must be able to support the heavy weight.
Green factor: Slate is a natural material, and slicing it into shingles requires little energy. If a building with a slate roof is torn down, the slates can be reused.
Average cost per roofing square, installed: $1,500
Average roof replacement cost for two-story, 2,300-square-foot house: $22,500
The Best Roofing Material for You
Your choice of roofing material will depend on the size of your roof, your budget, and the pros and cons that are most important to you. Comparing your options for roofing materials will boost your confidence that you're making the right long-term decision for you.