Key numbers
The average U.S. residential roof replacement cost reached $17,631 in 2025, 33% above the prior four-year average (Insurance Journal (reporting Verisk), 2025).
| About 0.02 | Without algae growth, asphalt shingle solar reflectance changes by about 0.02 or less over three years; algae staining in humid climates can cut it by up to 0.06. Source: LBNL / Cool Roof Toolkit (abstract), 2012 |
|---|---|
| Nearly $31 billion | U.S. roof repair and replacement cost value in insurance claims totaled nearly $31 billion in 2024, up nearly 30% since 2022. Source: Insurance Journal (reporting Verisk), 2024 |
| 24% | In 2023, improvement spending on U.S. homes built before 1980 was 24% higher than on homes built since 2010, and maintenance spending was 76% higher. Source: Harvard Joint Center for Housing Studies, 2023 |
A roof costs whatever its materials, labor and code requirements add up to for your house, so the honest answer is a written estimate after someone measures it. What drives that number is predictable: the size of the roof in squares (100 square feet each), the material and product line, how steep and cut-up the roof is, how many old layers come off, how much decking needs replacing, and what the local code requires. For dated price ranges in your city, use the market guides below; this page explains what you are paying for.
Where the money goes
| Line on the estimate | What it is | What makes it bigger |
|---|---|---|
| Roof covering | Shingles, metal panels, tile, plus hip and ridge caps and starter | Premium or impact-resistant lines, heavy materials, waste on cut-up roofs |
| Underlayment and ice barrier | The water-shedding layer under the roof; self-adhering membrane at eaves and valleys | Low-slope sections needing double layers; code-required ice barrier at high elevation |
| Flashing and edge metal | Drip edge, valley metal, step and headwall flashing, pipe jacks | Chimneys, skylights, walls meeting the roof, many penetrations |
| Tear-off and disposal | Removing every old layer to the deck and hauling it away | Two or more layers, heavy tile, steep pitch |
| Decking | Replacing rotted or delaminated sheathing, or covering old plank decking | Old homes with gapped plank boards, long-term leaks |
| Ventilation | Intake and exhaust vents to balance the attic | Attics with no soffit venting |
| Labor | Crew time and supervision | Steep pitch (more safety rigging, slower work), height, access |
| Permit and inspections | The building department’s fee and inspections | Larger jobs; tile and some metal need an extra inspection |
The cost drivers you can control
- Product line. Moving from a standard architectural shingle to an impact-resistant one raises the material line, and may lower your insurance premium. See is a Class 4 shingle worth it.
- Material choice. Metal, tile and slate cost more than asphalt and change other lines too; read switching roof materials on a replacement.
- Timing. After a major hailstorm, demand rises fast. If your roof is not storm-damaged, getting on the schedule outside that rush can help.
- Doing it once. Paying for the right ventilation and flashing now is cheaper than a second visit.
The drivers you cannot control
- Material prices, which follow oil and asphalt costs and freight.
- Code. In the Pikes Peak region, all old layers must come off before new asphalt, and homes above 7,000 feet need an ice barrier. Denver requires a tear-off where two or more layers exist and insulation when an uninsulated deck is exposed.
- The size and shape of your roof.
Cost guides for your city
- Colorado Springs: roof replacement cost, asphalt shingle roof cost, roof repair cost, and why prices have gone up.
- Denver: roof replacement cost in Denver and why Denver homeowners replace their roofs.
- Austin: roof replacement cost in Austin and when an Austin roof should be replaced.
Weighing repair against replacement? Read repair vs replacement cost and how long a roof should last. For what the experience is like once you sign, see a roof replacement from two perspectives.
Get a written price
Integrity Roofing and Painting is veteran-owned, family-run since 1990, an Owens Corning Platinum Preferred contractor, and has 650+ Google reviews. We measure your roof, show you Good, Better and Best options with upfront pricing, and put every line in writing. Financing is available. Call our Colorado Springs office at (719) 488-2800, Denver at (303) 209-0152 or Austin at (512) 610-5897, or book a free Colorado Springs inspection. We reply the same business day.
Sources: Pikes Peak Regional Building Department, Reroofing Guidelines (rev. 03/05/2024); City and County of Denver, Roofing Guide and Checklist (updated 4/11/2024).
