The roofing cost report 2026 compiles primary-source pricing data for residential (see our residential roof material picks by home type) and commercial roofing across the United States and assembles a single reference document for homeowners, contractors, suppliers, insurance adjusters, and journalists. It pulls from the Bureau of Labor Statistics, the U.S. Census Bureau, manufacturer price-increase letters circulated through distributors in Q1 and Q2 2026, the Verisk 2026 U.S. Roof Report, the National Roofing Contractors Association Q1 2026 Reroofing Market Index, and code-level data from California’s Title 24 update and the Florida HVHZ rule set. The headline finding: average residential replacement cost has now climbed to roughly $17,631, a 33 percent jump from the 2021-2024 baseline, even as the underlying number of insurance claims fell nearly 20 percent in the prior year.
Headline findings
- Average U.S. residential roof replacement cost reached $17,631 in the most recent Verisk dataset, up 33 percent versus the 2021-2024 four-year average.
- The BLS Producer Price Index for Asphalt Shingle and Coating Materials Manufacturing (PCU324122324122P) stood at 354.148 in February 2026, with January 2026 at 348.755.
- Six of the seven major asphalt-shingle manufacturers announced two rounds of 2026 price increases: a 4 to 8 percent round in February-April and a follow-up 6 to 9 percent round effective June 1, 2026.
- Construction wages, measured by the Employment Cost Index, rose 3.1 percent year-over-year in Q1 2026, with construction production worker average hourly earnings at $38.73 in April 2026.
- Section 232 tariffs were restructured on April 2, 2026 and effective April 6, 2026, lifting steel and aluminum article duties to 50 percent and pulling finished metal roofing panels into the tariff base.
- The U.S. roofing market reached an estimated $34.66 billion in 2026, growing at a 6.01 percent CAGR through 2031.
- California’s Title 24 cool-roof update, effective January 1, 2026, requires aged solar reflectance of 0.63 and SRI of 75 for most low-slope nonresidential roof replacements covering 50 percent or more of roof area.
- 32 percent of NRCA Q1 2026 survey respondents reported reroofing material volume growth year-over-year, while 36 percent reported declines, signaling a flat to slightly negative volume environment despite rising prices.
Methodology and sources
This report aggregates federal statistical data, manufacturer pricing communications, trade association surveys, insurance carrier benchmarks, and distributor-level pricing for the period January 2025 through June 2026. National baseline costs are anchored on the BLS Producer Price Index series PCU324122324122 (Asphalt (for the full data set, see our the 2026 Shingle Brand Comparison Report) Shingle and Coating Materials Manufacturing), the Occupational Employment and Wage Statistics file for NAICS 238160 (Roofing Contractors), and the U.S. Census Bureau Monthly Construction Spending release. Material installed price ranges are cross-referenced across at least three industry sources per material category and triangulated against contractor-side estimating data. Regional adjustments are anchored on Verisk insurance replacement-cost data, state-level OEWS wage data, and code-specific cost premiums published by state building departments. Limitations: residential reroofing is not broken out as a discrete subcategory in Census Construction Spending; the most recent OEWS national wage detail file remains the May 2024 release, with Q1 2026 ECI providing the wage-trend overlay. Pricing in this report represents typical installed cost ranges; individual project pricing varies with pitch, complexity, tear-off conditions, and metro labor markets.
National roofing cost baseline 2026
The most-cited national average for an asphalt-shingle replacement in 2026 sits in the $9,000 to $18,000 range for a standard single-family home, with the broader national distribution stretching from $7,500 to $30,000 depending on size, material, and complexity, according to roof repair cost data).htm”>Angi’s 2026 roof replacement cost guide. Per-square-foot, installed cost runs $4 to $11 for standard asphalt and $7 on average across mid-range materials. Our internal benchmark, captured in the TRB roof cost per square foot reference, aligns with these ranges across regions.
The Verisk 2026 U.S. Roof Report set the 2025 residential (see our residential roofing guide) replacement-cost average at $17,631 and the residential repair average at $4,699, with the report attributing roughly a third of the price jump to higher labor and material input costs and the balance to scope inflation, code upgrades, and the aging of the U.S. roof stock, according to Verisk’s release as covered by Roofing Contractor magazine. Total replacement cost value across the U.S. roof claim file landed at $23 billion, only modestly below the $24.4 billion four-year prior average even though claim count fell roughly 20 percent. The reading is that fewer roofs are being touched, but each one that is costs materially more to put back.
National installed cost ranges by material, 2026
| Material | Installed cost per sq ft | Typical 2,000 sq ft replacement | Notes |
|---|---|---|---|
| 3-tab asphalt | $4 to $6 | $8,000 to $12,000 | Declining market share; many manufacturers discontinuing |
| Architectural asphalt | $5 to $8 | $10,000 to $16,000 | Now the U.S. baseline residential roof |
| Premium designer asphalt | $8 to $12 | $16,000 to $24,000 | GAF Camelot, OC Berkshire, CertainTeed Presidential |
| Class 4 impact shingle | $8 to $13 | $16,000 to $26,000 | UL 2218 Class 4 rating; insurance premium credits available |
| Exposed-fastener metal | $6 to $10 | $12,000 to $20,000 | R-panel; predominantly Galvalume coil |
| Standing-seam metal (steel/aluminum) | $10 to $18 | $20,000 to $36,000 | Most common premium metal system |
| Concrete tile | $7 to $19 | $14,000 to $38,000 | Florida, Arizona, Southern California |
| Clay tile | $11 to $25 | $22,000 to $50,000 | Spanish, mission, and barrel profiles |
| Synthetic slate / shake | $12 to $20 | $24,000 to $40,000 | DaVinci, Brava, Inspire, CeDur, EcoStar |
| Natural slate | $15 to $30 | $30,000 to $60,000 | S1 grade Vermont, Virginia, Pennsylvania |
| Cedar shake | $10 to $18 | $20,000 to $36,000 | Western red cedar; fire-treated grades higher |
The architectural-asphalt range above is the working national baseline for the U.S. single-family market. Detailed estimating walkthroughs for these material categories are kept in the TRB roof cost estimator guide and the TRB new roof estimate breakdown.
Regional cost adjustments
Regional variation in 2026 is driven primarily by labor cost, code complexity, and tear-off (see our reshingle roof cost) conditions. The Northeast and West Coast carry persistent cost premiums above the national baseline; the Sun Belt is closer to the national baseline but with a Florida HVHZ premium; the Mountain West sits near or slightly below national averages outside of resort markets. State-level mean roofer wages from the BLS OEWS file run from a low near $22 per hour in some Gulf and Mountain states to $34 to $35 per hour in Massachusetts and Illinois, according to the BLS OEWS file for NAICS 238160.
Regional adjustment table
| Region | Typical 2,000 sq ft architectural-asphalt replacement | Adjustment vs national | Primary cost drivers |
|---|---|---|---|
| Northeast (NY, MA, CT, NJ) | $15,000 to $22,000 | +20 to +30% | High labor cost; ice-and-water shield mandate; tear-off complexity |
| Mid-Atlantic (PA, MD, VA) | $11,000 to $16,500 | +5 to +15% | Permit fees; deck repair frequency |
| Sun Belt (TX, GA, NC, SC, TN) | $9,000 to $14,500 | National baseline | High volume; competitive contractor market |
| Florida (non-HVHZ) | $11,500 to $18,000 | +15 to +25% | FBC product-approval; sealed deck; insurance-driven scope |
| Florida HVHZ (Miami-Dade, Broward) | $14,000 to $25,000 | +30 to +50% | Miami-Dade NOA; enhanced fastening; uplift testing |
| Mountain West (CO, UT, ID, MT, WY) | $9,500 to $14,000 | National baseline to +5% | Hail-rated upgrade adoption; resort-town labor premium |
| Pacific Northwest (WA, OR) | $11,000 to $16,500 | +10 to +20% | Steep pitch; multi-layer tear-off; underlayment scope |
| California | $15,000 to $25,000 | +25 to +40% | Title 24 cool-roof; high labor; permit fees |
Massachusetts data illustrates the Northeast premium: a 2,000-square-foot architectural-shingle replacement (see our tear-off and reroof pricing) in the state runs $15,000 to $22,000 with an average near $17,000, according to local contractor pricing aggregated by regional sources. California’s baseline runs higher still, with most homeowners landing near $15,000 for a smaller two-story home, with larger homes pushing the $20,000 to $25,000 band. The Florida HVHZ premium is well-documented: every roof in Miami-Dade and Broward counties must use products carrying a Miami-Dade Notice of Acceptance and follow enhanced fastening schedules, which adds 10 to 25 percent over comparable scope in non-HVHZ Florida counties.
Material price trends 2025-2026
The 2025-to-2026 price arc divides cleanly into two phases. Phase one ran from late 2024 through Q1 2026 and was characterized by moderate single-digit input-cost inflation. Phase two began with the April 2026 tariff restructuring and accelerated through the June 1, 2026 round of manufacturer increases.
Asphalt shingles
The BLS Producer Price Index for Asphalt Shingle and Coating Materials Manufacturing (industry NAICS 324122) printed at 354.148 in February 2026 against a 1984 base of 100, with January 2026 at 348.755 and December 2025 at 355.620, according to the FRED PPI series PCU324122324122. The series has tracked roughly 5 to 8 percent annual upward through the first half of 2026.
At the manufacturer-letter level, six of the seven major U.S. asphalt-shingle producers issued two distinct rounds of 2026 price increases. The first round, distributed in February 2026 and effective between late March and mid-April, was summarized by RoofSmart’s aggregation of distributor (see our shingle supply house pricing 2026) letters as follows: CertainTeed up to 8 percent on roofing products; GAF 5 to 8 percent on residential roofing; Owens Corning 5 to 8 percent on shingles and accessories; Atlas Roofing 5 to 8 percent on shingles, underlayment, and ventilation; Malarkey up to 8 percent; and TAMKO 4 to 5 percent on residential roofing and waterproofing. A second round followed in May 2026 and took effect June 1, 2026, with GAF announcing 6 to 9 percent on shingles and roofing accessories including Timbersteel, MasterFlow, and FT Synthetic, and Owens Corning announcing 6 to 9 percent on shingles and roofing accessories, per distributor letters circulated by Mueller Roofing Distributors. IKO issued a price increase effective June 1, 2026 with percentage 6-9% (per IKO June 2026 letter).
The cumulative effect on landed bundle pricing has been roughly 10 to 16 percent year-over-year for architectural shingles entering Q2 2026, after compounding the two rounds. Our detailed bundle-pricing tracker is maintained at the TRB shingle bundle prices 2026 reference.
Metal roofing
Metal roofing carried the most direct tariff exposure in 2026. The April 2, 2026 proclamation restructured Section 232 duties on imports of aluminum, steel, and copper, with the April 2, 2026 proclamation taking effect April 6, 2026 with a follow-up June 1, 2026 proclamation effective June 8, 2026 (50% steel and aluminum; through December 31, 2027), according to White and Case’s published trade alert. The headline rate moved to 50 percent on aluminum and steel articles, including finished steel coils and aluminum sheet, with 25 percent applied to copper articles and to select aluminum or steel derivatives that are substantially made of these metals. Coverage was expanded to include several finished products that had previously fallen outside the duty base, among them finished steel roofing panels and aluminum trim components.
Galvalume coil, the dominant raw material for U.S. exposed-fastener metal roofing, traded in the $1.50 to $2.50 per square foot range entering 2026, with the upper bound widening through Q2 2026 as the tariff structure took effect. Standing-seam systems, which use heavier-gauge coil and additional engineered components, saw installed pricing migrate from a $9 to $14 per square foot working range at the start of 2025 to a $10 to $18 per square foot range by mid-2026, with copper standing-seam projects pushing $20 to $40 per square foot installed. Detailed pricing context lives in the TRB standing-seam metal roof cost guide and the TRB metal roof cost reference.
Tile, slate, and shake
Concrete tile in 2026 ran $7 to $19 per square foot installed; clay tile ran $11 to $25 per square foot installed with Spanish, mission, and barrel profiles in the middle of the range. Synthetic slate and shake from DaVinci, Brava, and similar composite producers ran $12 to $20 per square foot installed, with material-only pricing of $3 to $12 per square foot. Natural slate ran $15 to $30 per square foot installed for S1-grade material from Vermont, Virginia, and Pennsylvania quarries. Cedar shake ran $10 to $18 per square foot installed for Number 1 Blue Label material from Pacific Northwest mills.
Commercial single-ply membrane
TPO installed pricing ran $7 to $12 per square foot in 2026 across standard 60-mil mechanically attached systems, with thicker membrane, fully adhered systems, and above-deck insulation pushing pricing higher. EPDM ran $5 to $9 per square foot for ballasted 45-mil systems and $9 to $14 per square foot for fully adhered 90-mil systems with above-deck polyiso. PVC ran $9 to $14 per square foot installed and remains the premium single-ply choice for restaurants, grease-laden environments, and chemical exposure. TRB’s commercial pricing guide is maintained at TRB TPO roof installation cost and TRB commercial roof replacement cost.
What drives the 2026 cost picture
Labor wage growth
Construction wages decelerated but remained the largest single component of installed-cost inflation in 2026. The BLS Employment Cost Index for wages and salaries in private-industry construction grew 3.1 percent year-over-year in Q1 2026, according to the BLS Q1 2026 ECI news release. Average hourly earnings for production and nonsupervisory workers in construction reached $38.73 per hour in April 2026 (preliminary), with total employer compensation in construction averaging $50.93 per hour worked in Q4 2025. At the occupation-specific level, BLS OEWS data places the U.S. roofer mean hourly wage near $26.85 and median near $24.05 in the most recent national release, with state means running from below $20 per hour in lower-cost markets to roughly $34.80 per hour in Massachusetts, $33.71 in Illinois, $33.25 in Connecticut, and $33.17 in California, per the BLS Roofer Occupational Outlook Handbook entry.
Tariff pass-through
The April 6, 2026 effective date of the original Section 232 proclamation (with a follow-up June 1, 2026 proclamation effective June 8, 2026) forced distributor catalog rewrites on virtually every metal roofing SKU in the channel. Steel and aluminum standing-seam coil, panel-formed inventory, and engineered accessories all saw cost-of-goods step increases in the 12 to 25 percent range, with portions partially absorbed through manufacturer margin compression and the balance passed through to installed pricing. The earlier April 2026 manufacturer round, which preceded the tariff effective date, has been characterized by trade press as a pre-positioning move ahead of the duty rebase.
Manufacturer price increases
The double-round pattern in 2026 (Q1 round of 4 to 8 percent, Q2 round of 6 to 9 percent effective June 1) is unusual relative to the typical single-round January announcement cycle and reflects feedstock cost volatility tied to petroleum-based asphalt, fiberglass mat, and accessory components such as Gibraltar trim and flashing. Gibraltar specifically announced 10 to 13 percent on aluminum trim and flashing, roughly 5 percent on steel trim and flashing, and roughly 15 percent on imported products. The cumulative shingle pass-through to the channel sits at roughly 12 to 16 percent year-over-year entering Q2 2026.
Regional permit and code costs
Permit fees range from $150 in low-cost markets to $1,000 or more in jurisdictions that price-by-valuation. Florida HVHZ enhanced fastening, sealed-deck underlayment, and product-approval requirements layer 10 to 25 percent onto comparable scope in non-HVHZ counties. California’s Title 24 update, effective January 1, 2026, requires aged solar reflectance of 0.63 and SRI of 75 for most low-slope nonresidential roof replacements covering 50 percent or more of roof area in a 12-month period, and pushes cool-roof shingle scope into residential replacements, adding roughly $500 to $1,500 to a typical residential job according to guidance published for SoCal property managers. New ice-and-water shield mandates in several Northeast jurisdictions added scope at the eaves, valleys, and penetrations.
By project type: 2026 installed cost ranges
The matrix below holds material constant and varies house size, then varies material at a fixed 2,500-square-foot benchmark, capturing the practical price spread homeowners are quoted in 2026.
By house size, architectural asphalt shingle baseline
| Conditioned floor area | Typical roof area | Low-cost market | National average | High-cost market |
|---|---|---|---|---|
| 1,500 sq ft single-story | 1,800 sq ft | $8,500 to $10,500 | $10,500 to $13,500 | $13,500 to $18,000 |
| 2,500 sq ft two-story | 1,750 sq ft | $8,000 to $10,500 | $11,000 to $14,500 | $14,500 to $19,500 |
| 3,500 sq ft two-story | 2,400 sq ft | $11,500 to $14,500 | $14,500 to $19,500 | $19,500 to $27,500 |
| 3,500 sq ft single-story | 4,000 sq ft | $18,000 to $24,000 | $24,000 to $32,000 | $32,000 to $44,000 |
By material, 2,500 sq ft two-story benchmark (1,750 sq ft of roof)
| Material | Low end | Typical | High end |
|---|---|---|---|
| Architectural asphalt | $8,800 | $12,250 | $17,500 |
| Class 4 impact shingle | $14,000 | $18,000 | $22,750 |
| Premium designer asphalt | $14,000 | $17,500 | $21,000 |
| Standing-seam metal | $17,500 | $24,500 | $31,500 |
| Concrete tile | $12,250 | $22,750 | $33,250 |
| Clay tile | $19,250 | $31,500 | $43,750 |
| Synthetic slate | $21,000 | $28,000 | $35,000 |
| Natural slate | $26,250 | $39,375 | $52,500 |
| Cedar shake | $17,500 | $24,500 | $31,500 |
The benchmark is sensitive to pitch, complexity, and tear-off conditions. The above ranges assume a simple gable or hip configuration with single-layer tear-off and standard deck condition. Multi-layer tear-off, decking replacement, and steep-pitch surcharges add $1 to $4 per square foot in most markets. Our deeper tear-off pricing detail lives at TRB tear-off roof cost.
Insurance carrier replacement-cost benchmarks
The Verisk 2026 U.S. Roof Report, the most widely referenced insurance carrier benchmark, sets the average residential replacement cost at $17,631 in 2025 (a 33 percent jump from the 2021-2024 four-year average) and the average residential repair at $4,699 (up 25 percent), per Carrier Management’s coverage of the Verisk release. Total U.S. roof claim replacement cost value reached $23 billion in 2025 despite claim count falling roughly 20 percent year-over-year. The dataset documents that in Verisk Risk Analyzer designated hail (for the full data set, see our the 2026 Severe Weather Roof Damage Report) states, 57 percent of residential properties had roofs nine years old or newer, versus 38 percent in non-hail states, signaling much faster replacement cycles in hail-exposed markets.
For the actual cash value versus replacement cost value distinction that drives so many claim disputes, carriers benchmark depreciation against age-condition tables that typically assume a 20 to 25 year useful life for architectural shingles, with annual depreciation of 4 to 5 percent. Class 4 impact-rated shingles attract published premium credits at most major carriers, with the credit structure depending on state filings; full background lives at the TRB Class 4 impact-resistant shingles guide.
Commercial roofing cost data
Commercial roofing cost data in 2026 is dominated by single-ply membrane, which now represents the substantial majority of new commercial installations. Across the U.S. market, TPO ran $7 to $12 per square foot installed for 60-mil mechanically attached systems with above-deck polyiso; EPDM ran $5 to $9 per square foot for 45-mil ballasted systems and $9 to $14 per square foot for fully adhered 90-mil systems; PVC ran $9 to $14 per square foot installed. Modified-bitumen two-ply SBS systems ran $7 to $12 per square foot installed; built-up four-ply ran $9 to $13 per square foot installed but is now a small share of new construction. Standing-seam steel on commercial buildings ran $10 to $18 per square foot installed, with structural standing seam in clear-span industrial applications running materially higher.
For the California commercial market, Title 24’s 2026 update layered cool-roof compliance onto most replacement scopes covering 50 percent or more of roof area within a rolling 12-month period; required aged solar reflectance of 0.63 and SRI of 75 push the substrate selection toward white or highly reflective membrane on low-slope projects, with installed cost typically in the $6 to $12 per square foot range depending on deck condition and insulation. TRB tracks the commercial market more deeply at the TRB commercial roof replacement cost reference and TRB flat roof replacement cost.
What this means for each audience
For homeowners
Quote shopping in 2026 should anchor on three numbers: the architectural-asphalt national range of $5 to $8 per square foot installed, the regional adjustment band published above, and the manufacturer-level shingle price change captured in the two 2026 rounds. A quote materially above the upper bound of the regional range is either picking up steep-pitch, complexity, or tear-off scope that should be itemized, or it is carrying margin that warrants a competing bid. Quotes materially below the lower bound generally signal corner-cutting on underlayment, starter, ridge, or fastening, or a contractor without proper workers compensation and general liability coverage. Detailed estimating walkthroughs sit at the TRB roofing cost calculator method and TRB average cost to replace roof references.
For contractors
The cost picture in 2026 is one of compressed gross margin if material pass-through is lagged. Contractors carrying 30 to 60 days of bid backlog at pre-June 1 pricing will absorb the second-round manufacturer increase on the back end of those jobs unless escalator language is in place. Labor cost pressure is decelerating but still running 3 percent annual, and metal jobs sold at standing pricing into early Q3 2026 carry meaningful tariff exposure. Recommended actions: bid validity clauses of 14 to 30 days; explicit material-escalation language for metal and PVC; renegotiation of distributor rebate programs in light of the changed list-price baseline.
For suppliers
Distributor-level dynamics in 2026 are defined by the QXO acquisition of Beacon Roofing Supply, which closed at $11 billion and positions the combined entity as a tech-enabled distributor in the $800 billion building products industry, and by Home Depot’s SRS Distribution integration. Channel consolidation continues to pressure smaller independents on rebate programs and freight cost recovery. The two-round manufacturer increase pattern in 2026 has created clear opportunities for inventory positioning, with distributors that loaded ahead of June 1 sitting on roughly 6 to 9 percent margin uplift on existing stock.
Sources cited in this report
- Producer Price Index by Industry: Asphalt Shingle and Coating Materials Manufacturing, PCU324122324122, Federal Reserve Bank of St. Louis FRED database, accessed June 2026.
- Producer Price Indexes May 2026, U.S. Bureau of Labor Statistics news release, accessed June 2026.
- Roofing Contractors, NAICS 238160, OEWS Industry-Specific Occupational Employment and Wage Estimates, U.S. Bureau of Labor Statistics, accessed June 2026.
- Roofers, Occupational Outlook Handbook, U.S. Bureau of Labor Statistics, accessed June 2026.
- Employment Cost Index news release, Q1 2026, U.S. Bureau of Labor Statistics, accessed June 2026.
- Monthly Construction Spending April 2026, U.S. Census Bureau, accessed June 2026.
- Results are in from the latest market index survey for reroofing, National Roofing Contractors Association, April 28, 2026.
- Global roofing material market projected to reach $251.67 billion by 2036, National Roofing Contractors Association, May 26, 2026.
- Roof replacement costs jump as claims decline, Roofing Contractor magazine, coverage of Verisk 2026 U.S. Roof Report, May 2026.
- Roof costs soar even as claims decline, Verisk, Carrier Management, May 29, 2026.
- RoofSmart aggregation of 2026 manufacturer price-increase letters, accessed June 2026.
- Mueller Roofing Distributors vendor news, GAF, Owens Corning, and CertainTeed June 1, 2026 price-increase letters, accessed June 2026.
- United States modifies steel, aluminum, and copper Section 232 tariffs, White and Case LLP, April 2026.
- 2026 Guide to California Title 24 Roofing for SoCal Property Managers, accessed June 2026.
Methodology note
All cost ranges in this report are anchored on at least one federal statistical source or trade-association dataset, and cross-referenced against independent contractor-side and distributor-side pricing data published between January 2025 and June 2026. Where a single carrier or source produced a headline number (the Verisk $17,631 replacement-cost average being the clearest example), that figure is reported with its source rather than blended into a broader average. Regional adjustment percentages reflect the typical spread observed between national average pricing and state or metro pricing in the same time window; individual project pricing can fall outside these bands due to pitch, decking condition, tear-off layer count, and access constraints. The Three Kings target keyword, the BLS PPI baseline, and the Verisk replacement-cost benchmark are the three anchor data points that ground every subsequent claim in this report.