Most roof replacements land between $4 and $11 per square foot installed, which works out to roughly $8,000 to $18,000 on a typical home. Angi's 2026 data puts the national average near $9,500, with the usual range running from about $5,900 to $13,200. By material, architectural shingles cost around $5 to $9 per square foot, metal $8 to $16, tile $10 to $20, and slate $12 to $28. Premium materials on a steep, complex roof can push past $40,000.

Repair if the damage is localised and the roof still has years of life left — a few missing shingles or worn flashing is an easy fix. Replace if the roof is near the end of its lifespan or the problems are widespread. The rule of thumb most roofers use: if the repair quote reaches 50% or more of a full replacement, you're better off replacing. The National Roofing Contractors Association makes the same point about leaks — a leak often traces back to loose flashing or one damaged section, not a failed roof.

Roofers price by the roof's surface area, not your home's floor space. Because of pitch and overhangs, a roof is usually 10 to 30% larger than the footprint, so a 2,000 sq ft home often has a 2,200 to 2,600 sq ft roof. Roofing is measured in "squares," where one square equals 100 square feet — so a 2,200 sq ft roof is 22 squares. If a quote is priced per square, multiply it out yourself and check it against the per-square-foot math.

A complete quote covers tear-off and disposal, underlayment, ice and water shield in the valleys and eaves, drip edge, flashing, ventilation, the roofing material itself, permits, and cleanup with a magnet sweep for nails. Two things often sit outside the base price: decking replacement, since nobody knows what's under there until the old roof comes off, and permit fees. Ask for a per-sheet price on decking in writing so you're not negotiating from a ladder mid-job.

Most asphalt shingle roofs on an average home are torn off and replaced in one to three days. Bigger homes, steep or complex roofs, and premium materials like tile or slate take longer — sometimes a week or more. Weather is the wild card; rain can pause the job partway through, so good crews dry-in the deck and tarp any open sections before they leave for the day.

Sometimes, and it costs roughly $2.50 to $5 per square foot — a real saving over a full tear-off. Most building codes cap you at two total layers of asphalt shingles, and the existing roof has to be flat, dry and structurally sound. The catch is that nobody inspects the decking underneath, the second layer traps heat and shortens the new roof's life, and the eventual tear-off costs more because there's twice as much to remove. If you plan to stay long-term, tear-off is usually the better spend.

Slate is the champion, often lasting 75 to 100-plus years, followed by tile at 50-plus and metal at 40 to 70 years. Composite and synthetic shingles land around 40 to 50. Standard asphalt shingles last about 20 to 30 years, which is why they're the budget pick. The trade-off is upfront cost, so the right choice depends on how long you plan to stay. In hot climates, a reflective "cool roof" is also worth pricing — the US Department of Energy has guidance on which products qualify.

Twice a year, spring and fall, plus after any major storm. That's the NRCA's recommendation, and their reasoning is that most roof problems get discovered only after a leak or serious damage shows up inside. A biannual look catches cracked or missing shingles, loose seams, deteriorated flashing, and granules piling up in the gutters. Indoors, cracked paint, discoloured drywall and peeling wallpaper are the tells. NRCA also advises staying on the ladder rather than walking the roof yourself.

Usually only when the damage comes from a sudden covered event like a storm, hail, or a fallen tree. Insurance typically won't pay for a roof that simply wore out from age or neglect. Check whether your policy pays replacement cost or actual cash value — actual cash value deducts depreciation, which on a 15-year-old roof can be most of the cheque. Document damage with dated photos, file promptly, and get an inspection; many roofers assess storm damage for free and will meet the adjuster on site.

Most roof leak repairs run $400 to $1,200, but the real cost depends on finding the source. A simple flashing fix sits at the low end, while leaks around chimneys, skylights, or roof valleys cost more because they're harder to access and seal. The sooner you address a leak, the cheaper it stays — once water reaches the decking you're adding $2 to $5 per square foot for sheathing, plus drywall and insulation inside.

Late winter and early spring, generally. Summer and early fall are peak season, crews are booked, and prices hold firm. Book in the slow months and you'll often get a better rate and a faster start date. Two caveats: shingles need reasonable temperatures to seal properly, so deep-winter installs in cold climates aren't ideal, and after a big local hail or wind event every roofer in the area gets busy no matter the season.