Exterior
Roof Replacement: Cost, Permits & Timeline
Full tear-off and replacement of the roof covering, underlayment and flashing on a single-family home. inspected job in every jurisdiction.
Model reviewed August 2026
Typical cost
$16,400
$9,500 – $32,000
per sq ft of roof area
$5.5 – $14
Permit
Required
$180 – $750
Timeline
1-3 days of work
1-3 days of work, 2-6 weeks including permitting and inspections
Do you need a permit for roof replacement?
Yes
Roof Replacement is permitted and inspected work in essentially every jurisdiction. Typical fees run $180 to $750. A licensed contractor generally has to pull the permit.
What drives the cost
- Roof size in squares (1 square = 100 sq ft) and pitch
- Material: 3-tab shingle, architectural shingle, metal, or tile
- Number of tear-off layers and any decking replacement
- Wind-uplift requirements in your county
- Skylights, valleys, dormers and other penetrations
Permit, inspections and documents
| Permit status | required |
|---|---|
| Typical permit fee | $180 – $750 |
| Licensed contractor required | Usually yes |
| Owner-builder allowed | Yes, on owner-occupied homes |
| Inspections | Dry-in / underlayment, In-progress nailing, Final roof inspection |
| Timeline | 1-3 days of work, 2-6 weeks including permitting and inspections |
| DIY difficulty | 5/5 difficulty |
Documents typically required
- • Signed permit application
- • Contractor license and insurance
- • Roof plan or sketch with square footage
- • Wind uplift and attachment details
Roof Replacement cost by city
Local labor and material pricing applied to the national baseline.
| City | Typical range | vs national |
|---|---|---|
| New York | $17,400 – $58,700 | +84% |
| Los Angeles | $14,300 – $48,300 | +51% |
| Miami | $13,100 – $44,000 | +38% |
| Chicago | $12,800 – $43,100 | +35% |
| Phoenix | $10,000 – $33,800 | +6% |
| Dallas | $9,800 – $33,200 | +4% |
| Houston | $9,900 – $33,400 | +4% |
| Tampa | $10,600 – $35,600 | +11% |
| Denver | $11,300 – $38,200 | +19% |
| Orlando | $10,100 – $33,900 | +6% |
| Atlanta | $9,900 – $33,400 | +4% |
| Fort Lauderdale | $12,500 – $42,000 | +31% |
Roof Replacement across the country
National pricing, state-by-state pricing, and the tools behind both.
Frequently asked questions
How long does a roof replacement take?
Most single-family asphalt shingle roofs are torn off and re-covered in one to three working days. Tile and metal roofs typically take three to seven days. The overall timeline, including permit issuance and final inspection, is usually two to six weeks.
Do I need a permit for roof replacement?
In most jurisdictions this work is permitted and inspected. Requirements are set locally, so confirm the current application and inspection checklist with your building department before work starts.
How long does roof replacement take?
1-3 days of work, 2-6 weeks including permitting and inspections. Permit review and inspection scheduling are usually the largest source of variation.
What changes the price the most?
The largest cost drivers are roof size in squares (1 square = 100 sq ft) and pitch; material: 3-tab shingle, architectural shingle, metal, or tile; number of tear-off layers and any decking replacement.
Sources
Sources & verification
Model vintage August 2026. The links above are the issuing agencies' own pages — we publish them so you can confirm the current rule yourself, not as evidence that each fact on this page was re-checked with them today. Cost figures are modeled estimates based on national baselines adjusted for local labor and material pricing, not quotes. Permit rules change; confirm with the building department before starting work.