Sources: This Old House, shingle roof cost (updated March 12, 2026) and Fixr, asphalt shingle roof cost (updated January 21, 2026). National figures, not quotes from us.
Asphalt roof replacement cost runs about $3.44 to $12 per square foot installed in 2026, according to This Old House, and Fixr puts the typical full job at $8,000 to $16,000 with a national average near $12,000. Where your roof lands depends on its size, the shingle grade, the pitch, and what is found under the old shingles. In Southwest Florida, wind rating and permitting add their own line items. This guide walks through the national numbers, how to estimate your own roof, and what goes into a quote from us.
If you already know the roof is near the end, our roof replacement page explains how a full tear-off runs from permit to Certificate of Completion. This page is about the money.
In this guide
- How much does an asphalt roof replacement cost?
- Cost by shingle grade
- How to estimate your roof replacement cost
- What pushes a shingle replacement quote up
- What Florida adds to the bill
- How a new roof can pay some of it back
- What goes into a quote from us
- Roof replacement in Sarasota and Southwest Florida
- Asphalt roof replacement cost questions
How much does an asphalt roof replacement cost?
Nationally, most asphalt shingle replacements on an average home cost between $8,000 and $16,000. The two sources below measure it differently, and the gap between them is worth understanding before you compare quotes.
| Figure | This Old House | Fixr |
|---|---|---|
| Per square foot, installed | $3.44–$12 | $3–$16 depending on grade |
| Typical full replacement | $6,885–$23,993 (2,000 sq ft home) | $8,000–$16,000 ($12,000 average) |
| Labor share | about 60 percent | about 50 to 60 percent |
| Tear-off of the old roof | $1–$5 per sq ft | usually included, or $50–$150 per square |
Sources: This Old House (updated March 12, 2026; builder-grade materials, medium labor costs, low-sloped roofs); Fixr (updated January 21, 2026).
This Old House prices a simple, low-slope roof with builder-grade materials. Fixr’s wider range covers everything from basic 3-tab to luxury shingles. Neither one includes the wind-rating and code work a Florida re-roof carries, which is why local quotes often sit in the upper half.
Cost by shingle grade
The shingle itself is less than half the bill, but the grade still moves the total and decides how long the roof lasts.
| Grade | Installed cost per sq ft | Typical life |
|---|---|---|
| 3-tab | $3–$5 | 15–20 years |
| Architectural (dimensional) | $4–$8 | 25–30 years |
| Luxury (designer) | $6.50–$16 | 30 years or more |
Source: Fixr, asphalt shingle roof cost (updated January 21, 2026).
Architectural is the grade most Southwest Florida homes end up with. We install architectural shingles from Owens Corning, GAF, TAMKO and CertainTeed, and we would put a realistic life of twenty to thirty years on them in this climate.
Algae-resistant and impact-resistant grades cost more. Whether impact-resistant pays back depends on your own carrier’s discount, so it is worth checking against your policy rather than buying by default. Our shingle roofing page covers the grades in more detail.
How to estimate your roof replacement cost
You can get a rough number before anyone climbs a ladder. Roofers price by the square, which is 100 square feet of roof surface. Your roof is bigger than your floor plan because of the pitch and the overhangs.
- Start with the home’s footprint. Use the area under the roof, including the garage and covered lanai if they share it.
- Allow for the pitch. This Old House uses a 1.12 multiplier to turn a home’s square footage into roof area. A steeper roof needs a bigger one.
- Multiply by a per-square-foot range. Use the grade you want from the table above.
| Home footprint | Roof area (x 1.12) | Architectural at $4–$8 / sq ft |
|---|---|---|
| 1,500 sq ft | 1,680 sq ft (about 17 squares) | $6,720–$13,440 |
| 2,000 sq ft | 2,240 sq ft (about 22 squares) | $8,960–$17,920 |
| 2,500 sq ft | 2,800 sq ft (28 squares) | $11,200–$22,400 |
| 3,000 sq ft | 3,360 sq ft (about 34 squares) | $13,440–$26,880 |
Our arithmetic, using the This Old House pitch multiplier and Fixr’s architectural range. A rough national estimate, not a quote.
Treat the result as a budget, not a price. An online roof replacement cost calculator does the same arithmetic. What it cannot see is the deck, the code work and the details on your roof.
What pushes a shingle replacement quote up
Two quotes for the same house can be thousands apart. Most of the gap comes from the items below, so check each quote for them.
- Pitch and height. Steeper and taller roofs need more safety gear and more labor hours. Both sources list pitch as a main cost driver.
- Decking. Rotted or soft plywood has to be replaced before new shingles go on. Fixr puts decking repair at $150 to $1,000.
- Underlayment. Basic felt is often the default. A better synthetic or self-adhered underlayment costs more and matters more here, where wind-driven rain gets under anything loose.
- Flashing and details. Chimneys, skylights, valleys, dormers and wall transitions. This Old House puts flashing work at $200 to $500.
- Permits. Fixr puts permit fees at $100 to $500. A quote with no permit line is a warning, not a saving.
What Florida adds to the bill
A Florida re-roof is not a national-average job. Three things add cost here, and all three protect the house.
- Wind-rated shingles. County codes here require shingles that meet the ASTM D3161 Class F wind rating for re-roofing, and every shingle has to carry Florida Product Approval. That rules out the cheapest products some national averages are built on.
- Code work on the deck. A replacement is when the secondary water barrier, the deck fastening and the roof-to-wall connections are brought up to what the code and the wind mitigation form look for, where they apply to your home.
- Permitting and inspections. Re-roofing needs a permit, which only a Florida DBPR-licensed contractor can pull. Unpermitted roofing can void your homeowners insurance and complicate a future sale, so it is never a place to save.
How a new roof can pay some of it back
In Florida, a new roof changes more than the roof. Florida Statutes section 627.0629 requires residential property insurers to include actuarially reasonable discounts or credits for homes with construction features shown to reduce windstorm losses, including roof covering performance, roof strength and roof-to-wall strength. Source: Florida Statutes s. 627.0629 (2026 edition).
To claim those credits, a licensed wind mitigation inspector completes the state form after the roof is finished. We do not fill out that form ourselves. We document the roof so the inspection has what it needs, and we recommend booking it straight after the final sign-off.
Roof age matters to insurers too. Our guide to the insurance roof inspection explains Florida’s roof age law and what Citizens asks for.
What goes into a quote from us
We do not publish a price per square, because the deck and the details decide too much of it. Here is what our quote is built on, starting with a free roof inspection and a photo report you keep either way.
- Measured roof area and pitch, not an estimate from the floor plan.
- The shingle line and grade, from four manufacturers, with the wind rating your county requires.
- Complete tear-off and disposal. Soft or water-damaged decking found once the roof is open is repaired as part of the job, not raised as a change order.
- Underlayment and wind mitigation details specified and documented where they apply.
- Permit, inspections and Certificate of Completion, filed, attended and closed out by us.
- Photographs before, during and after, which carriers and buyers’ inspectors increasingly ask for.
If a repair would buy you five more years, the report says that instead.
Roof replacement in Sarasota and Southwest Florida
Mike runs our northern jobs out of Sarasota and Troy runs the southern ones out of Estero. We replace roofs across the region, including Sarasota, Bradenton, Venice, North Port, Cape Coral, Fort Myers and Naples. Permitting changes from one town to the next, and we file with the right jurisdiction for your address.
Ready for a real number? Our roof replacement service starts with a free inspection, so you know whether you need a new roof before you price one.
Asphalt roof replacement cost questions
How much does it cost to replace an asphalt shingle roof?
Nationally, Fixr puts a typical asphalt shingle replacement at $8,000 to $16,000, with an average near $12,000. This Old House gives $3.44 to $12 per square foot installed. In Southwest Florida, wind-rated shingles, deck and code work, and permitting tend to push quotes toward the upper half of those ranges.
How do I calculate my roof replacement cost?
Multiply your home's footprint by about 1.12 to allow for pitch, the multiplier This Old House uses, then multiply that roof area by a per-square-foot range for the shingle grade you want. A 2,000 square foot home works out to about 2,240 square feet of roof, or roughly $8,960 to $17,920 for architectural shingles at national prices.
Are architectural shingles worth the extra cost?
For most Florida homes, yes. Fixr puts architectural shingles at $4 to $8 per square foot against $3 to $5 for 3-tab, with a typical life of 25 to 30 years against 15 to 20. They also come in the wind ratings Florida re-roofing requires.
Does a new roof lower my homeowners insurance in Florida?
It can. Florida Statutes section 627.0629 requires residential insurers to offer actuarially reasonable discounts or credits for construction features that reduce windstorm losses, including roof covering and roof-to-wall strength. A licensed wind mitigation inspector documents those features after the roof is finished.
Is tear-off included in a roof replacement quote?
It should be, and it is in ours. This Old House puts removal at $1 to $5 per square foot when it is priced separately, and Fixr at $50 to $150 per square. Check that any quote you compare includes tear-off, disposal and decking repairs found once the roof is open.