National asphalt range
$8,000–$16,000
Fixr, 2026 (average $12,000)
Architectural shingles
$4–$8
per sq ft installed, Fixr 2026
Rotted decking
$50–$150
per spot, priced after tear-off
National figures: Fixr (updated January 21, 2026) and This Old House (updated October 7, 2026). The decking price is ours.
The honest answer to “what does a roof replacement cost?” is that the national averages are a starting point, and your roof’s size, pitch and hidden decking decide the rest. Roof replacement cost in West Tennessee runs on the same math as everywhere else: roofers price by the square, add for steepness and accessories, and price rotted wood separately once they can see it. This guide walks through that math with real numbers so you can check any estimate you get against it. If you already know you need a new roof, our roof replacement service page explains how we do the work.
How Much Does It Cost to Replace a Roof?
For a typical asphalt shingle roof, the average price of a roof replacement in the U.S. is about $12,000, and most jobs land between $8,000 and $16,000, according to Fixr’s 2026 cost guide. Metal, larger homes and steep roofs push well past that.
You will also see much bigger “average” numbers. This Old House puts the average new roof at $29,909 for a 2,000-square-foot roof, yet the same guide prices builder-grade asphalt shingles at $5.16 a square foot, about $10,320 for that same roof. So the $29,909 headline is not a shingle price: the same guide’s own asphalt figure is about a third of it. For a shingle roof on a ranch house in Madison County, the asphalt lines are the ones to compare against.
| What is being priced | Figure | Source |
|---|---|---|
| Asphalt shingle roof, whole job | $12,000 average; most $8,000–$16,000 | Fixr |
| Architectural shingles, installed | $4–$8 per sq ft | Fixr |
| Three-tab shingles, installed | $3–$5 per sq ft | Fixr |
| Builder-grade asphalt, 2,000 sq ft roof | $5.16 per sq ft (about $10,320) | This Old House |
| Metal, 2,000 sq ft roof | $19.30 per sq ft (about $38,600) | This Old House |
| Tear-off, when billed separately | $50–$150 per square | Fixr |
| Decking repair, whole job | $150–$1,000 | Fixr |
How Roofers Price a Roof: By the Square
Roofers don’t price by the size of your house. They price by the square, which is 100 square feet of roof surface. Your roof is always bigger than your floor plan, for two reasons: it hangs past the walls at the eaves, and it is sloped, so it covers more area than the flat footprint under it.
The slope is called pitch and is written as rise over 12 inches of run. To turn a flat footprint into roof area, multiply by the pitch factor:
| Pitch | Multiply footprint by | Walkable? |
|---|---|---|
| 4/12 | 1.05 | Yes |
| 6/12 | 1.12 | Yes |
| 8/12 | 1.20 | Yes, with care |
| 10/12 | 1.30 | No, needs roof jacks and harnesses |
| 12/12 | 1.41 | No, needs roof jacks and harnesses |
How much does it cost to replace a roof on a 4,000 square foot house?
It depends on how many stories the house has, because only the footprint gets a roof.
A two-story 4,000-square-foot house has about a 2,000-square-foot footprint. At a 6/12 pitch that is roughly 2,240 square feet of roof, around 22 to 25 squares once you add the overhangs. A one-story 4,000-square-foot house has twice the footprint and roughly twice the roof, closer to 45 to 50 squares.
At the national range for architectural shingles, the first house sits near the middle of the $8,000–$16,000 band, and the second is well above it.
What Goes Into a Quote From Us
A fair roof replacement quote tells you exactly what is fixed and what depends on what the crew finds. Ours are built the same way every time:
- Measured squares and pitch. We can measure most roofs from satellite images and give you a starting price before we ever visit, then confirm it on the roof.
- The full system, not just shingles. We install GAF roofing systems, with shingles that carry algae protection and a limited lifetime warranty.
- Tear-off and cleanup included. We remove the old roof down to the decking and haul it away. We don’t roof over old shingles.
- Accessories confirmed in person. Ridge vents, pipe boots and flashing can’t be counted from a photo, so we check them on the roof before the price is final.
- Decking priced by the spot. Nobody can see rotted wood until the old shingles are off, so we price it separately and show you what we found first.
When you compare quotes from several roofers, line them up on these five points. A low number that leaves out tear-off, accessories or decking usually isn’t low by the time the job is done.
What rotted decking adds
Decking is the plywood or board layer the shingles are nailed to. When water has been getting in for a while, some of it is soft or rotten, and it has to be replaced before new shingles go on.
We charge $50 for a small patch and up to $150 for a full 4x8 sheet, and we show you what we found before we replace it. Fixr puts decking repair at $150 to $1,000 for a whole job, and a roof with a handful of bad spots usually lands at the low end of that. A roof that leaked for years over a whole slope can add much more, which is why we price it per spot instead of guessing a lump sum up front.
Homeowners often ask us for two quotes: one for shingles only and one that includes decking. That is a sensible request, and it is the best way to see what the hidden part of the job could cost.
What Makes a Roof Replacement Cost More
Most of the price is materials and labor for the squares. These are the things that move it up or down:
- Size. Every extra square is more shingles, more underlayment and more labor. This is the biggest single factor.
- Pitch. Steep roofs take longer, need roof jacks and safety gear, and waste more material on cuts.
- Complexity. Dormers, valleys, skylights and chimneys each need flashing and hand work. A simple gable roof costs less per square than a cut-up one.
- Tear-off. Removing the old roof and hauling it to the dump is part of the job. A second old layer underneath means more labor and more disposal.
- Decking. Rotted wood found during tear-off, priced per spot.
- Accessories. Ridge vents, pipe boots, drip edge and flashing. Small items, but a roof has a lot of them.
- Shingle grade. Architectural shingles cost more than three-tab. Class 4 impact-rated shingles cost more again, and are worth it in parts of West Tennessee that see hail most springs.
Is It Cheaper to Replace a Roof With Shingles or Metal?
Shingles, by a wide margin up front. This Old House prices builder-grade asphalt at $5.16 a square foot and metal at $19.30, so a metal roof costs close to four times as much to install. Metal lasts longer, sheds debris and stands up well to wind, which can make the math work over decades if you plan to stay in the house. For most Jackson homes, architectural asphalt shingles are the sensible starting point, and we cover the trade-offs between materials on our roof replacement page.
What Is the Cheapest Way to Replace a Roof?
The cheapest option is a roof-over: new shingles nailed on top of the old ones. It skips tear-off and disposal, and building codes generally allow one new layer over a single existing one (International Residential Code, Section R908). We don’t do roof-overs. You can’t inspect or fix decking you can’t see, and the new shingles inherit every soft spot underneath.
The ways to spend less that we do recommend:
- Repair if the damage is limited. If the problem is one area and the rest of the roof is sound, a roof repair is the cheaper answer, and we will tell you so.
- Check your insurance after a storm. If hail or wind damaged the roof, your policy may cover the replacement. Age and wear are not covered.
- Plan the timing. Replacing before a small leak turns into rotted decking keeps the per-spot decking line short.
How Long Does a Roof Replacement Take?
Most residential replacements in Jackson take us 2 to 3 days, so a 1,500-square-foot house usually falls in that window. Steep pitches, complex rooflines, lots of decking repair or ventilation upgrades can add time. We don’t start a full replacement with severe weather in the forecast, and we don’t leave a home exposed overnight during an active storm period.
Roof Replacement Cost Estimators: How Far to Trust Them
Online roof replacement cost calculators do roughly what our satellite measurement does: they estimate roof area from your address or square footage and multiply by a price per square. That gives you a fair approximate cost of roof replacement. What none of them can see is pitch from the ground, the number of vents and pipe boots, a second layer under the shingles, or soft decking. Use an online estimate to check that a quote is in the right range, not as the price.
When to Call for Roof Replacement in Jackson
Call when you are patching the same spot more than once, when leaks show up in more than one room, or when the shingles on your south-facing slope look bare. Late summer and early fall are the best time to schedule, ahead of winter freeze-thaw and before the April storm season. We serve homeowners across Jackson, Milan, Humboldt, Medina, Trenton and Dyersburg. The inspection is free, and you get a written estimate that shows which parts are fixed and which depend on what we find.
Ready for a number on your own roof? See our roof replacement service in Jackson, TN, or request a free inspection below.
Frequently Asked Questions
Does a roof replacement quote include decking?
Usually not as a fixed number, because nobody can see the decking until the old shingles come off. We quote the roof itself, then price any rotted decking by the spot: $50 for a small patch, up to $150 for a full 4x8 sheet. You see what we found before we replace it.
How often should an asphalt roof be replaced?
There is no fixed date. Architectural shingles carry longer warranties than older three-tab shingles, but West Tennessee heat, humidity and spring hail wear them faster on south-facing slopes. Roofs in their early twenties that have been patched more than once are where we most often find replacement makes more sense than another repair.
What are five signs a roof needs to be replaced?
Widespread granule loss, leaks in more than one place after heavy rain, shingles that are curling, cupping or cracking, soft or sagging spots in the deck, and the same area needing repair again and again. One of these can be a repair. Several together usually mean the roof system is at the end of its life.
Will homeowners insurance pay for a roof replacement?
If the roof was damaged by a covered event like hail or wind, insurance often pays for the replacement, the tarping to stop further damage, and interior damage from the leak. Wear and age are not covered. We document the damage with photos and measurements and can meet your adjuster on site, and we will tell you honestly whether the damage is worth filing before you call your insurer.
Can I get a roof replacement estimate without anyone coming out?
You can get a starting number. We can measure most roofs from satellite images and give a minimum price, which is how most online roof replacement cost estimators work too. The final price needs someone on the roof to check vents, pipe boots, flashing and how the decking feels underfoot.