The average cost to tear off and replace a roof is $5,700 to $16,000 for a typical 1,800 to 2,500 sq ft asphalt-shingle roof, per HomeGuide’s tear-off and replacement guide (November 7, 2025), and the tear off itself costs $1 to $3 per square foot for shingles and $2 to $5 for slate or tile. Full tear off and reroof pricing climbs past $28,000 on a 3,500 sq ft home with premium shingles or metal, because material, disposal, permit, decking, and install labor stack on top of the tear-off line.
By The Roofing Brief Team. Last reviewed: October 2026.
The short version
- Tear-off labor: $1-$3/sf for asphalt shingles, $2-$5/sf for slate or tile (HomeGuide, Nov 2025). Each extra layer adds labor and disposal.
- Full project range 2026: $9,000 (small ranch, 3-tab) to $28,000+ (3,500 sf home, premium designer or metal).
- 20-yard dumpster: $280-$699 per week. Permit: $100-$500 (HomeGuide, Nov 2025).
- Decking: $50-$100 per 4×8 sheet for spot replacement, or $2-$5/sf for larger areas (HomeGuide).
- Material delta is the biggest swing: 3-tab asphalt $4-$7/sf installed; metal $10-$22/sf; tile $12-$25/sf.
- IRC R908.3.1.1 forces a full tear-off when two or more layers exist, the old roof is water-soaked or deteriorated, or it is slate, clay, cement or asbestos-cement tile.
What the contractor is actually quoting
A tear-off-and-reroof line on a written estimate bundles eight discrete costs. Most homeowners see one number, but the contractor’s job-cost sheet breaks it into tear-off labor, dumpster and disposal, permit fees, decking replacement, drip edge, underlayment, the shingle or metal panel itself, install labor, flashing kits, ridge cap, and ice-and-water shield in the valleys and eaves. When you read a quote, ask which of these are line items and which are buried in a lump-sum “labor and materials” bucket. HomeGuide puts labor at 50% to 60% of total roof replacement cost, so the labor lines deserve the most scrutiny. For a closer look at the line items, the new roof estimate breakdown walks through each component with sample numbers.
Tear-off labor, line by line
Tear-off is priced by the square (100 sq ft) or by the square foot of roof area, not by the footprint of the house. A 2,000 sq ft ranch with a 6/12 pitch has roughly 2,300 sq ft of roof surface once you account for slope and overhangs. Crews charge more per square foot as layer count rises because each layer adds weight, fastener count, and dump-trailer trips, and HomeGuide notes that pitches over 6:12 need more labor and extra safety precautions.
| Tear-off scope | Labor cost per sq ft | 2,300 sf roof example | Source |
|---|---|---|---|
| Single layer asphalt (3-tab or architectural) | $1-$3 | $2,300-$6,900 | HomeGuide, Nov 2025 |
| Two or more layers asphalt | Above the single-layer rate; get the per-layer adder in writing | Quote-specific | HomeGuide notes higher cost, no separate figure |
| Tile or slate tear-off | $2-$5 | $4,600-$11,500 | HomeGuide, Nov 2025 |
| Metal tear-off | $1-$3 | $2,300-$6,900 | HomeGuide, Nov 2025 |
| Wood shakes or flat roof | $1-$2 | $2,300-$4,600 | HomeGuide, Nov 2025 |
Average cost to tear off and replace a roof, by roof size and material
HomeGuide’s November 2025 figures price the whole job, tear-off plus new roof, per square foot of roof surface. Use roof area, not floor area: a 2,000 sq ft footprint at 6/12 pitch has roughly 2,300 sq ft of roof.
| Roof area (sq ft) | Average cost to tear off and replace | Source |
|---|---|---|
| 1,000 | $3,000-$6,000 | HomeGuide, Nov 2025 |
| 1,500 | $4,500-$9,000 | HomeGuide, Nov 2025 |
| 2,000 | $6,000-$12,000 | HomeGuide, Nov 2025 |
| 2,500 | $7,500-$15,000 | HomeGuide, Nov 2025 |
| 3,000 | $9,000-$18,000 | HomeGuide, Nov 2025 |
| 3,500 | $10,500-$21,000 | HomeGuide, Nov 2025 |
| Material | Tear off and replace, per sq ft | Typical total | Source |
|---|---|---|---|
| 3-tab asphalt | $3-$5 | $5,700-$12,000 | HomeGuide, Nov 2025 |
| Architectural asphalt | $4-$6 | $9,000-$16,000 | HomeGuide, Nov 2025 |
| Asphalt shingle install (national) | $5.09-$6.66 | Calculator-based | HomeWyse, May 2026 |
| Standing seam metal | $9-$16 | $13,500-$40,000 | HomeGuide, Nov 2025 |
| Clay or concrete tile | $7-$25 | $10,500-$62,500 | HomeGuide, Nov 2025 |
| Natural slate | $10-$30 | $22,000-$70,000 | HomeGuide, Nov 2025 |
Published ranges disagree. HomeGuide’s architectural band ($4 to $6 per sq ft) sits below the $5 to $8 installed figure in our 2026 roofing cost report, and the itemized tables on this page use the higher band because they add drip edge, ice and water shield, flashing kits, and decking.
Tear off or overlay: decision table
| If the existing roof… | Then | Rule or cost behind it |
|---|---|---|
| Has two or more layers of any roof covering | Full tear-off to the deck | IRC R908.3.1.1 item 3 bars a recover |
| Is water-soaked or too deteriorated to act as a base | Full tear-off | IRC R908.3.1.1 item 1 |
| Is slate, clay, cement or asbestos-cement tile | Full tear-off | IRC R908.3.1.1 item 2; tile and slate removal $2-$5/sf (HomeGuide) |
| Is one layer of asphalt on a sound, dry deck | Overlay is code-legal; tear-off still lets the crew inspect the deck | Shingle tear-off adds $1-$3/sf (HomeGuide); confirm the local code and the new shingle’s warranty terms |
| Shows soft deck spots when walked | Tear off and budget decking | $50-$100 per sheet spot repair; $2-$5/sf for larger areas (HomeGuide) |
| Is being replaced through a hail or wind claim | Tear-off priced as separate claim line items | Check whether the policy pays RCV or ACV before signing |
Why IRC R908 forces the tear-off conversation
The 2021 International Residential Code section R908.3 caps roof recovers at one additional layer of asphalt shingles over an existing single layer. If the home already has two layers, a third overlay is prohibited and the contractor must strip to the deck. The same section forbids any overlay when the existing roof is water-soaked, has buckled shingles, or sits on a deteriorated substrate. Most jurisdictions in 2026 have adopted the 2021 IRC or a near-identical 2018 version, so a homeowner asking for an overlay over two layers is asking the contractor to violate code. That’s the most common reason a “repair quote” turns into a tear-off quote on inspection day. The reroofing overlay vs tear-off guide weighs when a code-legal recover still makes sense and when stripping to the deck is the only option. If you suspect deck rot is driving the upgrade, the roof deck repair cost guide breaks out per-sheet figures.
Dumpster, disposal, and permit math
HomeGuide prices a 20-yard dumpster for a large roof replacement at $280 to $699 per week, including drop-off, pick-up, and disposal, and a 10-yard container at $220 to $580. Tip fees and asphalt-shingle recycling access shift where a quote lands, and regional gaps track how much tear-off waste each state sends to landfill. Some contractors use dump trailers and bill a flat disposal fee instead. HomeGuide puts roof replacement permits at $100 to $500; ask whether the permit is in the quote or billed separately.
Decking allowance, the budget killer
A decking allowance is the line that most often blows a reroof budget, because nobody knows how much rotted plywood is hiding under the old shingles until they come off. Contracts often include a small decking allowance, with each additional 4×8 sheet of 7/16″ OSB or 1/2″ CDX plywood billed per sheet; our decking guide puts a single-sheet spot repair at $50 to $100. At that rate, replacing 10% of the deck on a 2,300 sq ft roof (about 7 sheets) adds $350 to $700, and replacing 25% (around 18 sheets) adds $900 to $1,800. HomeGuide’s broader figure for replacing damaged or rotted decking is $2 to $5 per square foot. Ask the contractor for the per-sheet rate before signing, not after they’ve ripped the felt off. Our roof decking replacement cost guide compares OSB and plywood by the sheet.
Material costs by type, installed
The shingle or panel itself drives the biggest spread in tear off and reroof pricing. A 3-tab asphalt job runs $4-$7 per sq ft installed, while a standing-seam metal job clears $10-$22. The architectural shingle middle bucket, which captures the bulk of US replacements, sits at $5-$8 per sq ft installed and matches the $5 to $8 band in our 2026 roofing cost report.
| Material | Installed cost per sq ft | Representative product | Manufacturer warranty |
|---|---|---|---|
| 3-tab asphalt | $4-$7 | GAF Royal Sovereign, CertainTeed XT 25 | 25 years |
| Architectural asphalt | $5-$8 | GAF Timberline HDZ, Owens Corning Duration, CertainTeed Landmark, IKO Cambridge, Tamko Heritage | Limited lifetime (non-prorated period is shorter; see maker terms) |
| Premium designer asphalt | $8-$15 | GAF Grand Sequoia, CertainTeed Presidential, Malarkey Windsor | Lifetime limited |
| Standing-seam metal | $10-$22 | McElroy 138T, Englert Series 1300 | 40-50 years (paint) |
| Concrete or clay tile | $12-$25 | Eagle Capistrano, Boral Saxony, Ludowici Spanish | 50 years to lifetime |
For a national cross-check, HomeWyse’s May 2026 estimate for installing an asphalt shingle roof is $5.09 to $6.66 per square foot, inside the architectural band above. The roof shingles cost installed page covers per-bundle pricing.
Pricing by house size
Total project cost by livable square footage runs from about $9,000 on a 1,200 sq ft home to $30,500 on a 3,500 sq ft home for an architectural-shingle tear-off and reroof, before any premium-material adder. Roof surface area runs 15-30% larger than footprint depending on pitch, dormers, and overhang. The table below assumes a standard 6/12 to 7/12 pitch, one layer of existing asphalt to tear off, and architectural shingle replacement at the $6.50/sf installed midpoint. Our guide to roof cost per square foot covers the same rate for metal, tile and slate.
| House size (heated sf) | Approx roof sf | Tear-off + reroof (architectural) | Add for premium designer | Add for standing-seam metal |
|---|---|---|---|---|
| 1,200 sf | 1,400 | $9,000-$11,500 | +$3,000-$8,000 | +$6,000-$15,000 |
| 1,800 sf | 2,100 | $12,500-$16,000 | +$4,500-$11,000 | +$9,000-$22,000 |
| 2,400 sf | 2,800 | $16,500-$21,000 | +$6,000-$14,500 | +$12,000-$28,000 |
| 3,000 sf | 3,500 | $20,500-$26,000 | +$7,500-$18,000 | +$15,000-$36,000 |
| 3,500 sf | 4,100 | $24,000-$30,500 | +$9,000-$21,000 | +$18,000-$42,000 |
For homeowners measuring their own roof to sanity-check a quote, the how big is a roofing square primer covers the 100 sq ft unit contractors use, and the roof shingles calculator tool converts pitch and footprint into bundle counts. For a broader view of replacement pricing, the cost to roof a house guide and the roof replacement cost calculator cross-check the same numbers by size and material.
Worked example: 2,300 sf roof, single-layer tear-off, architectural shingles
The full math for an illustrative estimate on a 1,950 sq ft Atlanta-area ranch, built from mid-range unit prices, with a 7/12 pitch (2,300 sq ft of roof surface). One existing layer of 25-year 3-tab to strip. GAF Timberline HDZ replacement in Pewter Gray.
| Line item | Spec | Cost |
|---|---|---|
| Tear-off labor | 2,300 sf @ $2.10/sf | $4,830 |
| Dumpster and disposal | 20-yard roll-off, asphalt recycle | $575 |
| Permit | Residential reroof permit (county fee schedules differ) | $185 |
| Decking replacement | 4 sheets 7/16″ OSB @ $72 | $288 |
| Drip edge | 180 lf @ $2.40/lf installed | $432 |
| Synthetic underlayment | 23 squares @ $32/square | $736 |
| Ice and water shield | Eaves and valleys, 4 rolls @ $115 | $460 |
| GAF Timberline HDZ shingles | 76 bundles @ $48 | $3,648 |
| Install labor | 23 squares @ $185/square | $4,255 |
| Step and counter flashing | Chimney + 2 walls | $385 |
| Ridge cap (TimberTex) | 3 bundles @ $72 | $216 |
| Pipe boots and vents | 3 boots + 2 box vents | $210 |
| Cleanup and magnet sweep | Included | $0 |
| Project total | $16,220 |
That’s $7.05 per sq ft of roof area, inside the $5 to $8 architectural band in our 2026 cost report. Sensitivity: every $0.50 per sq ft change in the tear-off rate moves this 2,300 sq ft job by $1,150, and every $25 per square change in install labor moves it by $575. For comparison shopping across multiple bidders, the roof repair quotes comparison framework helps normalize quotes from different contractors.
What pushes a quote out of band
Five factors blow up an otherwise normal reroof quote. Multiple existing layers, which add removal labor and disposal weight per square. Steep pitch: HomeGuide flags pitches over 6:12 for extra labor and safety precautions, and crews need harnesses and roof jacks. Complex geometry with hip rolls, valleys, dormers, skylights, and turret roofs. Hidden deck rot found after strip-off (the decking allowance only covers the first few sheets). And tear-off of slate or tile, which HomeGuide prices at $2 to $5 per sq ft against $1 to $3 for shingles because of weight. Rooftop solar is a separate line item on top of these; see our guide to solar panel removal before a reroof.
Repair versus full replacement: when each makes sense
A roof with 15-20% damage, intact decking, and 10+ years of expected life remaining is a repair candidate. A roof with two layers, granule loss across more than 30% of the field, or evidence of deck moisture is a tear-off candidate. The threshold most contractors apply: if repair quotes hit 30% of the cost of full replacement and the roof is past mid-life, recommend full replacement. The how much to repair a roof guide outlines the breakpoint analysis, and signs you need a new roof covers the visual indicators an adjuster or contractor looks for.
Insurance and storm-claim pricing
When the tear-off is paid through a homeowner’s claim, the contractor and adjuster usually price it in Xactimate, Verisk’s claims-estimating software, where tear-off, haul-off, and each layer are separate line items priced by ZIP code. Ask for the line items, not a lump sum. Confirm whether your policy pays Replacement Cost Value (RCV) or Actual Cash Value (ACV) before signing a contract, because ACV deducts depreciation for the roof’s age.
Public adjusters charge a percentage of the claim, and some states cap it. Florida Statute 626.854(11)(b) caps fees at 10% for claims from a governor-declared emergency made within a year of the declaration and 20% otherwise, and Texas Insurance Code 4102.104 caps them at 10% of the settlement. The contractor’s supplement filing, where the roofer requests additional payment after discovering hidden damage during tear-off, is the most contested phase of the claim. Common supplements include underlayment upgrade to synthetic, ice-and-water shield expansion to meet 2021 IRC requirements, and decking replacement beyond the visual estimate. Document everything with date-stamped photos at the strip-off stage.
Contractor licensing and what to verify before signing
Before signing a tear off and reroof pricing contract, verify three things: an active state or municipal license, a current certificate of general liability insurance (minimum $1M aggregate is standard), and workers compensation coverage for every employee on your roof. Roofing contractor licensing varies by state. California (CSLB C-39), Florida (CCC certified roofing contractor), Arizona (ROC R-42 residential, C-42 commercial, or CR-42 dual), and Nevada (NSCB C-15a) issue dedicated roofing licenses; Texas has no state roofing license, though some cities require registration. A roofer without workers comp pushes liability for any on-site injury onto your homeowner policy, which carriers will often refuse to cover for unpermitted commercial work. Cross-check the contractor’s manufacturer certification with GAF, Owens Corning, or CertainTeed directly; manufacturer-backed extended warranties generally require a certified installer, so confirm the listing on the maker’s contractor locator before you sign.
Storm demand and timing in 2026
Demand, not the calendar, sets most surcharges: after a regional hail or wind event, crews book out and quotes rise. In Florida, the 10% public-adjuster cap applies to declared-emergency claims for one year after the declaration. For wholesale trends, see our wholesale architectural shingle pricing report, and lock material pricing in the contract.
Frequently asked questions
What is the average cost to tear off and replace a roof?
HomeGuide puts the average cost to tear off and replace a roof at $5,700 to $16,000 for a typical 1,800 to 2,500 sq ft asphalt-shingle roof (November 2025), or $3 to $5 per sq ft for 3-tab and $4 to $6 for architectural shingles. The tear-off alone is $1 to $3 per sq ft for shingles and $2 to $5 for slate or tile.
How much do roofers charge to replace plywood decking?
Our decking guide puts a single 4×8 sheet spot repair at $50 to $100, and HomeGuide lists $2 to $5 per square foot for replacing damaged or rotted decking over larger areas. Ask for the per-sheet rate in writing before tear-off, since rot is only visible once the old roof is off.
Is a tear-off always better than an overlay?
Yes when you’re at the second layer or the deck has any moisture intrusion. IRC R908.3.1.1 prohibits a recover over two or more existing layers. Even when a code-legal overlay is allowed, the recovered roof carries the cumulative weight of two layers (about 4-5 lbs per sq ft) and hides any decking damage. Check the new shingle’s warranty terms for overlays before choosing one.
How long does a tear-off and reroof take?
One to three days for a 2,000-3,000 sq ft single-layer asphalt job with a five-person crew. Two-layer tear-offs add a day. Tile and metal projects run three to five days. Weather delays push timelines, but most contractors will not strip a roof unless the 48-hour forecast is dry.
Can I stay in the house during the reroof?
Yes. Tear-off is loud (think construction-site noise from 7 am to 5 pm) and the driveway is occupied by a dumpster, but the interior remains habitable. Move attic-stored items away from rafters because debris and nails will rain into the attic during the strip.
Does a new roof raise property taxes?
Generally no. A like-for-like reroof is classified as maintenance, not an improvement, in most US assessor jurisdictions. Adding solar, switching to metal from asphalt, or expanding roof area can trigger a reassessment in some California, Texas, and Florida counties. Check with the local assessor before assuming.
What warranty should I expect on the tear-off itself?
Workmanship warranties on the install (which includes tear-off, decking, underlayment, and shingle nailing) run 2-25 years depending on contractor. The shingle manufacturer warranty covers product defects only, not install errors. GAF Master Elite, CertainTeed SELECT ShingleMaster, and Owens Corning Platinum Preferred contractors offer extended workmanship warranties (25-50 years) backed by the manufacturer, not just the local contractor.
Bottom line
HomeGuide’s average cost to tear off and replace a roof is $5,700 to $16,000, and our itemized architectural-shingle estimates run $12,500 to $16,000 for an 1,800 sq ft house. Walk into negotiations knowing the tear-off line ($1 to $3 per sq ft for shingles), the 20-yard dumpster range ($280 to $699 per week), the per-sheet decking rate ($50 to $100), and the installed material spread. Ask for an itemized quote, confirm the decking allowance and per-sheet overage rate, verify the contractor is pulling a permit, and check that the shingle warranty registration is filed in your name after the install.