The average cost to tear off and replace a roof runs about $3 to $7 per square foot installed, or roughly $9,000 to $22,000 for a typical single-family home in 2026. Inside that total, the tear-off itself (stripping the old covering and hauling it away) is a distinct line item that usually costs $1.00 to $2.50 per square foot, or about $1,500 to $3,000 on a 2,000 square foot roof. What you pay depends on how many old layers come off, whether the wood decking underneath needs work, the roofing material going back on, and local disposal and permit fees.
This guide separates the tear-off portion from the full replacement price so you can read a bid line by line, and it covers the code and layer conditions that make a tear-off mandatory rather than optional. For a broader look at total project pricing across every material, see our roofing cost per square breakdowns.
What does the tear-off itself cost?
The tear-off portion, meaning removal and disposal of the old roof only, typically costs $1.00 to $1.75 per square foot for a single layer of asphalt shingles and $1.50 to $2.50 per square foot for two layers, according to 2026 contractor pricing data. On a per-square basis (one roofing square equals 100 square feet), that works out to roughly $100 to $150 per square. Heavier materials such as slate or tile cost more to remove because of weight and disposal volume.
| Tear-off scope (removal + disposal only) | Typical 2026 cost |
|---|---|
| Single-layer asphalt strip | $1.00 to $1.75 per sq ft |
| Two-layer asphalt strip | $1.50 to $2.50 per sq ft |
| Per roofing square (100 sq ft) | About $100 to $150 |
| Slate or tile removal (heavier) | $2 to $5 per sq ft |
| Typical 2,000 sq ft home, strip + haul | $1,500 to $3,000 |
Most contractors do not itemize tear-off on the final invoice because it is bundled into a single per-square installed price. Asking for it as a separate line helps you compare bids, especially when one roof has two old layers and disposal costs jump.
Full tear-off and replace cost by material
Tearing off and replacing an asphalt shingle roof costs about $3 to $6 per square foot installed, while premium materials such as metal, tile, and slate run higher. For a typical home, most asphalt shingle replacements land between $9,000 and $16,000, though one 2026 dataset put the national average for a 30-square asphalt roof near $31,871 once decking, flashing, vents, and steep or complex roofs are factored in. Material choice is the single largest swing in the total.
| Material (tear-off + replace) | Installed per sq ft | Typical project range |
|---|---|---|
| 3-tab asphalt shingles | $3 to $5 | $5,700 to $12,000 |
| Architectural asphalt shingles | $4 to $6 | $9,000 to $16,000 |
| Metal (steel standing seam and panels) | $5 to $16 | Varies by metal |
| Wood or cedar shake | About $25 | Higher end |
| Clay or concrete tile | $7 to $25 | $10,500 to $62,500 |
| Natural slate | $25 to $30 | Highest tier |
These are national ranges and can move up or down depending on your region, roof pitch, and how much of the deck needs repair. Labor often accounts for a large share of the total, so steep, cut-up, or hard-to-reach roofs cost more even with the same material. If your current roof is nearing the end of its service life, our roof lifespan by material reference helps you time the replacement.
Tear-off cost drivers: what actually moves the price
The tear-off line moves mainly with the number of old layers, the condition of the wood decking underneath, roof size and pitch, and local disposal and permit fees. Each of these is separate from the price of the new roofing material, so two homes with identical square footage can see very different tear-off costs.
| Driver | Effect on cost |
|---|---|
| Number of existing layers | A second layer adds roughly 50% to strip time and produces 6 to 8 tons of debris versus 3 to 5 tons for one layer |
| Decking (plywood/OSB) replacement | $75 to $100 per 4×8 sheet; on 15 to 25 year old roofs, 3% to 12% of the deck often needs replacing, adding about $300 to $600 |
| Dumpster and disposal | 10-yard container $220 to $580 per week; 20-yard $280 to $699 per week |
| Roof pitch and steepness | Steeper roofs need more fall protection and slow the crew, raising labor |
| Accessibility and complexity | Hips, valleys, skylights, and chimneys add cutting and flashing work |
| Permit | $100 to $500 in most municipalities for a replacement that includes tear-off |
Hidden decking costs surface only after the strip
You cannot see rotted or delaminated decking until the old covering is off, so decking replacement is often a change order rather than a line in the original bid. A common practice is to agree on a per-sheet rate in advance (commonly $75 to $100 per 4×8 sheet) so the price is set if the crew finds soft wood. Whether your deck is plywood or OSB affects both durability and replacement cost, which our OSB vs plywood roof decking guide compares in detail.
Disposal is a real cost, not an afterthought
A standard residential tear-off generates roughly 3 to 5 tons of debris, and two-layer jobs can produce 6 to 8 tons, which is why disposal is priced by weight and container size. Old asphalt shingles are heavy, and landfill tipping fees vary widely by state. Our research on roofing tear-off waste to landfill by state shows how tonnage and diversion rates differ across the country, which is part of why the same tear-off can cost more in one region than another.
Tear-off vs roof-over: when removal is required
A roof-over (also called a recover or overlay) installs new shingles on top of the old ones and skips the tear-off, which can lower the upfront price. However, most jurisdictions cap the number of layers at two. Under Section R908.3.1.1 of the International Residential Code, a roof recover is not permitted where the existing roof already has two or more applications of roof covering, so a third layer requires a full tear-off down to the deck.
Even where an overlay is allowed, a tear-off lets the crew inspect and repair the decking, install fresh underlayment, and reset flashing, which an overlay cannot do. An overlay also adds weight and can shorten the life of the new shingles because they sit on an uneven surface and trap heat. If you are weighing whether to replace at all, our roof coating vs replacement comparison covers the cases where a coating can extend service life instead.
What happens during a tear-off
A tear-off follows a set sequence that determines how long the crew is on site and how much labor the job carries. On a typical 2,000 square foot single-layer asphalt roof, the strip and reroof often finish in one day, while a two-layer strip can take two days.
- Protect the property. Crews tarp landscaping, cover the ground, and stage a dumpster before any shingles come off.
- Strip the covering. Workers remove shingles, underlayment, and old flashing down to the bare deck, usually with tear-off shovels or forks.
- Inspect the deck. With the deck exposed, the crew checks for rot, delamination, and soft spots and replaces damaged sheathing.
- Install underlayment and flashing. New ice-and-water shield, felt or synthetic underlayment, and drip edge go down before shingles.
- Reroof and clean up. The new covering is installed, and the crew runs a magnetic sweep for nails and hauls debris to disposal.
How to estimate your own tear-off and replacement
To ballpark your project, multiply your roof area in squares by the installed per-square-foot rate for your chosen material, then confirm whether the bid includes a tear-off allowance and a per-sheet decking rate. A rough roof area is your home footprint times a pitch multiplier, so a 1,500 square foot footprint with a moderate pitch is often about 1,700 to 2,000 square feet of roof.
Always get the tear-off allowance, decking rate, permit, and disposal spelled out in writing. These four items are where surprise costs live, and a clear bid lets you compare contractors on the same terms rather than on a single bundled number.
Frequently asked questions
How much does it cost just to tear off a roof?
The tear-off portion alone, meaning removal and disposal of the old covering, typically costs $1.00 to $1.75 per square foot for a single layer and $1.50 to $2.50 per square foot for two layers in 2026. On a 2,000 square foot roof that is roughly $1,500 to $3,000. Heavier materials such as slate or tile cost more to strip and haul because of their weight.
Is it cheaper to roof over or tear off?
Roofing over the old shingles is cheaper upfront because it skips removal and disposal, often saving $1,000 to $3,000. However, an overlay hides deck damage, adds weight, and can shorten the life of the new shingles. Most codes also cap a roof at two layers, so if you already have two, a tear-off is required and an overlay is not an option.
How many layers of shingles can you have before you must tear off?
Most jurisdictions allow a maximum of two layers of asphalt shingles. Under Section R908.3.1.1 of the International Residential Code, a roof recover is not permitted where the existing roof already has two or more applications of roof covering. A roof already carrying two layers must be fully torn off to the deck before new shingles go on. Local codes can be stricter, so confirm with your building department.
Does tearing off a roof include replacing the plywood decking?
Not automatically. Tear-off removes the old covering down to the deck, but decking replacement is usually a separate charge because rot and soft spots are only visible after the strip. Contractors often set a per-sheet rate in advance, commonly $75 to $100 per 4×8 sheet, and on a 15 to 25 year old roof about 3% to 12% of the deck may need replacing.
How long does a roof tear-off take?
A single-layer tear-off and reroof on a typical 2,000 square foot home often finishes in one day, while a two-layer strip can take two days because removal takes roughly 50% longer and generates more debris. Steep pitches, complex roofs with many valleys and penetrations, and weather delays can extend the timeline further.
Do I need a permit to tear off and replace my roof?
In most municipalities, yes. A roof replacement that includes a tear-off typically requires a building permit costing $100 to $500, and the work is inspected for code compliance. Requirements vary by jurisdiction, so a licensed contractor usually pulls the permit and schedules inspections as part of the job.
Reviewed by The Roofing Brief Team. Last reviewed July 2026.