How much a new roof costs in 2026, and whether your quote is fair
Homeowners who hired a contractor to replace or add roofing paid $7,050 to $17,590 for the middle half of jobs, with a typical job at $11,740. That comes from 2,176 professional jobs in the Census American Housing Survey. Enter your ZIP and quote to compare yours with your region.
Reviewed by Matt Kovalik, licensed Minnesota journeyworker electrician. License AJ703617 (verify). Updated October 2026. Based on 2,176 Census survey records.
Roof replacement checker
Fair.
Your quote sits in the middle half of what homeowners paid.
Midwest range: what 411 homeowners paid (Census American Housing Survey).
Middle half: $8,010 to $17,310.
Nationally, the middle half of homeowners paid $7,050 to $17,590 (Census American Housing Survey 2023, 2,176 jobs).
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- Northeast$12,590homeowners, Census survey
- Midwest$11,450homeowners, Census survey
- South$10,990homeowners, Census survey
- West$13,740homeowners, Census survey
What to know before a re-roof
Once the old shingles are off, parts of the roof that stayed hidden come into view: the decking, flashing, vents, old repairs, abandoned mounts and any water staining. Ask how the crew will show you what they find and price it before fixing it.
If solar, new gutters, attic ventilation or insulation are on your list, raise them before the roof goes on. Mounts, vents and edge details are easier to plan while the roof is open.
On the quote, look for cleanup and nail pickup, how flashing and penetrations are handled, and what happens at the roof edges.
Questions to ask before you sign
Matt's list for this job.
- Are you removing the existing roofing, and what layers and materials are included in the new roof?The shingle selection leaves the tear-off depth and underlying roof assembly unanswered.
- How will you document damaged decking and get my approval before charging for repairs?Decking repairs are often discovered mid-job. Photos and agreed repair terms keep that conversation grounded.
- Which flashings will be replaced at walls, chimneys, valleys, and roof penetrations?Leaks often start where the roof meets something else, so flashing deserves its own scope.
- What underlayment and ice barrier are included where appropriate or where your code requires them?Underlayment and ice-barrier details establish how vulnerable areas are protected beneath the shingles.
- How do the intake and exhaust ventilation work together on this roof, and what will you change?An exhaust vent depends on an intake path. Adding more openings at the top may leave that problem unresolved.
- Who will do the work, and how will you protect the house from rain during tear-off?During tear-off, the crew has to be ready to cover exposed areas if the weather turns.
- What provisions are in the bid for permits, disposal, protecting the property, collecting nails, and a written workmanship warranty?Debris removal, stray nails, and damage to the property are part of finishing a roofing job responsibly.
Also worth asking
- How will you protect the property and leave it clean at the end of each day?Flower beds, walkways, and household access deserve protection throughout demolition.
- Who is accountable for crew supervision, required permits, and getting a leak repaired after the job?A leaking installation needs a named contact who can arrange a repair without sending you between companies.
What moves the price
- $11,740
The typical job
Half the roof jobs in the survey came in under this and half over. Roof size, pitch and tear-off can push a quote away from it.
- $13,740
Median paid in the West
Where you live moves the number. Check the regional bar above for your own region before you judge a quote.
- $17,590
Top of the middle half
A quote above this can be fair, but it should come with a reason you can see on paper, like a steep roof, a second layer or decking work.
Fair range by region
| Region | Middle half paid | Jobs in sample | Updated |
|---|---|---|---|
| Northeast | $7,050 to $17,810 | 360 | October 2026 |
| Midwest | $8,010 to $17,310 | 411 | October 2026 |
| South | $6,870 to $17,170 | 944 | October 2026 |
| West | $6,870 to $20,600 | 461 | October 2026 |
| United States | $7,050 to $17,590 | 2,176 | October 2026 |
Census American Housing Survey 2023, professional jobs done 2021 to 2023, adjusted to 2026 dollars with CPI-U.
Permit values in cities that pass calibration
| Metro | Region | Middle half of permit values | Permits | Updated |
|---|---|---|---|---|
| Cleveland | Midwest | $7,750 to $14,560 | 4,089 | October 2026 |
| Baltimore | South | $7,940 to $17,050 | 391 | October 2026 |
Declared values on city permits, shown only for cities whose median is within the calibration limit of the survey median for their region. These are permit values, a different measure from the survey figures above.
Questions people ask
How much does a new roof cost?
Nationally, the middle half of homeowners paid $7,050 to $17,590 for a professional roof job, and the typical job came in at $11,740. Your own number depends on the size and pitch of the roof, how many layers come off, and the material. Use the checker with your ZIP to see the range for your region instead of the national one.
Why is my roof quote higher than the typical job?
The survey mixes small and large roofs, simple and steep ones, and shingle and metal. A big or steep roof, a second layer to tear off, or rotten decking can each lift a fair quote above the middle. Ask the contractor to list those items. If none of them apply and the quote is well above $17,590, get a second bid.
Where do these roof numbers come from?
They come from the Census American Housing Survey, which asks homeowners what they paid for work done on their home. We use jobs done by a professional, adjust each one to today's dollars with the consumer price index, and weight them the way the Census Bureau does. The survey counts added roofing as well as replacements, so it is a little broader than a pure tear-off.
Is a cheap roof quote a good deal?
Sometimes. A quote under $7,050 sits below the middle half of what homeowners paid, which can mean an efficient crew or a small, simple roof. It can also mean the quote leaves out tear-off, underlayment, flashing or disposal. Ask for those items in writing before you sign, so the low number does not turn into change orders later.