A roof is really three costs: the structure that holds it up, the sheathing that forms the deck, and the roofing that keeps water out. In the NAHB 2024 Cost of Constructing a Home survey, roofing averaged $16,732, or 3.9% of construction cost. Roof trusses, where they were priced separately from framing, averaged another $12,903, and sheathing for walls and roof $6,513.[1]
Roofing's share of construction cost has moved around over the years, from 2.9% in the 2022 survey to 3.9% in 2024.[1] This guide explains what goes into a new roof, the design choices that change its price the most, and what to look for in a roofing quote so you are not comparing apples with oranges.
Key takeaways
- NAHB 2024 averages: roofing $16,732 (3.9%), trusses $12,903 (3.0%), sheathing $6,513 (1.5%) of construction cost.
- Roof area, pitch, complexity and material drive the price more than anything else.
- A simple gable or hip roof costs less than one with many valleys, dormers and changes in pitch.
- Compare quotes on the same scope: underlayment, flashing, ventilation, drip edge, gutters and warranty.
What goes into a new roof
| NAHB 2024 line item | Average cost | Share of construction cost |
|---|---|---|
| Framing (including roof) | $49,763 | 11.6% |
| Trusses (if not included above) | $12,903 | 3.0% |
| Sheathing (if not included above) | $6,513 | 1.5% |
| Roofing | $16,732 | 3.9% |
The roof on a typical new house is built up in layers:
- Structure. Factory-built trusses or site-built rafters set the shape and carry the load. Trusses usually go up faster and are common on production homes.
- Sheathing. Panels nailed over the structure form the roof deck.
- Underlayment. A water-resistant layer over the deck, with extra protection in valleys and at eaves where your climate or code calls for it.
- Flashing and drip edge. Metal at edges, valleys, walls, chimneys and penetrations to direct water away.
- Roof covering. Shingles, metal, tile or another material.
- Ventilation. Intake at the eaves and exhaust at the ridge or high on the roof, if the attic is vented.
- Gutters and downspouts, sometimes priced by a separate trade.
What drives roofing cost
- Roof area. Not the same as floor area. Overhangs, porch roofs and steeper pitches all add roof surface. A one-story house has much more roof per square foot of floor than a two-story house.
- Pitch. Steeper roofs have more area and need more safety equipment and slower work.
- Complexity. Every valley, hip, dormer, skylight and wall intersection adds cutting, flashing and labor.
- Material. Asphalt shingles are the common baseline. Metal, tile and slate cost more to buy and install, and heavy materials can require stronger framing.
- Climate and code. High-wind, wildfire and snow-load areas can require specific products, fastening patterns, underlayment or structure.
- Access. Tight lots, tall walls and distance from the road add time for loading materials.
Simple roofs save twice
A simple roof shape reduces both the framing and the roofing bill, and it has fewer places to leak. If you want visual interest, consider adding it with a porch, materials or color rather than extra roof lines.
Choosing a roofing material
Asphalt shingles
The most familiar option on US houses. Architectural or laminated shingles cost more than basic three-tab shingles but are thicker and often carry longer warranties.
Metal
Standing-seam panels or metal shingles. Usually more expensive to install, but long-lasting, light and good at shedding snow. Choose an installer who does metal regularly; details at ridges, valleys and penetrations matter.
Tile and slate
Concrete or clay tile and natural slate are heavy, durable and distinctive. The weight may require a stronger roof structure, which adds to the framing cost.
Low-slope roofing
Porches, additions and modern designs may have low-slope sections that need membrane roofing rather than shingles. Mixing systems adds transitions and detailing.
Whatever you choose, ask about the product warranty, the installer's workmanship warranty, and what the manufacturer requires for the warranty to be valid.
Color is a practical choice as well as a visual one. Lighter roofs reflect more sunlight, which can help in hot climates, while HOA rules may limit the colors you can use. Look at full-size samples on site, in daylight, next to your siding choice, and check the HOA rules before you order. Changing the roofing product after it has been delivered usually means restocking fees and a delay to dry-in.
How to compare roofing quotes
If your builder subcontracts the roof, you may only see one number. If you are pricing it yourself, or checking a builder's allowance, ask each roofer to include:
- The roof area they measured, in squares, and the waste factor.
- The exact covering product, color and grade.
- Underlayment type and where any ice and water protection goes.
- Flashing material, drip edge and how walls, chimneys and penetrations will be detailed.
- Ventilation products and amounts.
- Gutters and downspouts, if included.
- Clean-up, disposal and magnetic nail sweep.
- How long the price is valid, and whether material price changes can be passed on to you.
- Warranty terms for product and labor.
Then line the quotes up the same way you would whole-house bids; see our guide to comparing builder bids.
Roof decisions to make before framing starts
Most of the roof's cost is set by the drawings, long before a roofer gives you a price. These are the decisions worth settling with your designer early:
- Roof shape and pitch. Gable, hip, shed or a mix. Each change of plane adds a valley or a ridge, and each one is labor and a possible leak point.
- Overhang depth. Deeper overhangs protect walls and windows from rain and summer sun, but they add roof area, soffit and fascia.
- Attic use. Standard trusses leave little usable attic. If you want storage or a future room up there, ask about attic trusses or rafters now; changing later is rarely practical.
- Vented or unvented attic. Where the insulation goes, and whether HVAC equipment and ducts sit inside the conditioned space, affects both roof details and energy costs.
- Penetrations. Every plumbing vent, exhaust fan, flue and skylight is another hole to flash. Ask the designer and trades to group vents where they can.
- Solar. If you might add panels later, think about orientation, an unshaded roof plane and a conduit path from the attic to the electrical panel.
Quality checks during roofing
Roof problems often show up years later, when the warranty paperwork is hard to find and the original crew has moved on. A few checks while the work is going on can prevent most of them. Visit the site before the covering goes on and again when it is finished, and take photos.
- Is the underlayment lapped correctly and free of tears, with extra protection where the plans call for it?
- Is there flashing where the roof meets walls, at chimneys and around every penetration?
- Is the drip edge installed at the eaves and rakes, and do gutters sit below the roof edge?
- Are the intake and exhaust vents both in place and not blocked by insulation in the attic?
- Has debris and loose fasteners been cleaned up around the house?
Keep the product and labor warranty documents with your house records, and note the shingle or panel product and color so a repair can be matched later.
Where the roof fits in the schedule
Getting the house "dried in" quickly protects the framing and lets interior trades start. The usual order is: framing and roof structure, sheathing, underlayment, windows and doors, then roofing and siding. Delays here have a knock-on effect on every trade that follows. Our guide to how long it takes to build a house explains the full sequence.
Weather matters more for roofing than for most stages. Ask the builder how they protect the deck if the roof covering is delayed, and make sure the underlayment is not left exposed longer than its manufacturer allows.
Budgeting the roof
In the calculator, roofing sits in the Exterior Finishes stage, and trusses and sheathing in Framing. Use the NAHB averages to start, then replace them with your quotes. If you choose a heavier or premium material, check with your designer whether the structure needs upgrading too, and add that to the Framing stage.
Remember the roof when you think about house size and shape. A sprawling one-story plan puts a lot of money into roof and foundation; a compact two-story plan puts more into walls and stairs. Our guide to house size and cost per square foot and the framing costs guide cover both.
Plug your house size, land price and quotes into the free calculator. It uses the same NAHB 2024 averages as this guide.
Frequently asked questions
How much does a roof cost on a new house?
In the NAHB 2024 survey, roofing averaged $16,732, or 3.9% of construction cost. Trusses averaged $12,903 where priced separately. Your cost depends on roof area, pitch, complexity and material.
Are trusses cheaper than rafters?
Trusses are usually faster to install and common on production homes. Rafters allow more design freedom and usable attic space. Ask your builder to price both if your design allows either.
What makes a roof more expensive?
Larger area, steeper pitch, more valleys, hips and dormers, premium materials, and high-wind, snow or wildfire code requirements.
Are gutters included in the roofing price?
Not always. Some roofers include them, and some builders use a separate gutter installer. Check each quote.
Sources
Figures last checked October 18, 2026. National averages are a planning guide, not a quote. See our editorial policy and data sources.
