Not all roofs are the same, and many factors go into providing a roof replacement cost estimate for a new roof on your home. Here’s how to calculate a roof replacement cost.

As of May 2024, the average cost for a shingle roof replacement of a 2,200 Sq Ft home in Franklin TN is $18,000.00, and $35,000 for standing seam metal. But there’s more to it than that… Scroll down for additional details on expected costs.

What type of roof are you replacing? Asphalt shingles or metal roofing material? Are you looking for a premium product with higher solar reflectivity to lower energy costs? Do you have any unknown storm damage that may be covered by your homeowners’ insurance? All these factors come into play when it comes to the cost of roof replacement for your Nashville area home, and there are many more variables than just that to determine the average cost of roof replacement. If you’re looking for an exact figure, it’s always best to schedule a free, no-obligation estimate with one of the experts at our local Nashville roofing company to get the exact roof replacement cost figure.

Read more on this page for factors that go into pricing a new roof installation and typical numbers you can expect for roof replacement costs. The current market is extremely volatile and supply chain issues have plagued the asphalt and metal industries, so pricing fluctuates pretty frequently. These are estimated values as of November 2022. We’ll update this page frequently as we see additional pricing changes.

Factors That Determine Roof Replacement Costs In TN

Size of Roof

A main factor in determining roof pricing and cost of replacing a roof is the actual size of the roof. Roof size is the overall roof area typically measured in “squares.”

The definition of a “roof square” is as follows:
1 Square or SQ for short, is equal to a 10ft x 10ft section or 100 square feet.

Tear Off

Roof pricing can vary depending on the number of layers of shingles currently on the existing roof. If there is more than one layer, all layers will need to be torn off and disposed of. The more layers there are, the more it can cost to replace a roof due to the work and disposal that will be required. It’s good to estimate tear off prices around $60 per SQ for single-layer roofs and adding $30 per SQ for each additional layer.

Type of Roofing Material

There are many variables when it comes to roofing material. Options range from Metal, Standing Seam Metal, Asphalt, Wood, Slate, etc. and the prices of all these types vary drastically due to numerous reasons such as lifespan, quality, aesthetic, color, energy efficiency and much more. While a complete 3-tab shingle roof replacement typically runs $425 – $450 per SQ, metal can run upwards of $1,500 – $1,800 per SQ.

Level of Roofing Material

Every roofing material usually has different levels of lifespan and features. For instance, different levels of shingles can have higher solar reflectivity, which equates to a greater home energy saving. However, they also come with a more premium cost to replace a roof. Typically standard architectural shingle level upgrades from a 3-tab shingle range in the $30 – $50 per SQ range. Premium and Luxury shingles can add much more to this upgrade price.

Slope of Roof

Roofs can range in total slope from flat all the way to a dramatic pitch. These steep roofs are much more difficult to install and therefore come with a price premium. Determining roof slope is easy. Roof slope rise is written in inches of rise over feet in rake length. Therefore a 6/12 roof slope rises 6″ every foot of rake.

Typically any roofs steeper than an 8/12 will have additional labor fees associated. Usually in the range of $10 – $15 per SQ and going up as the slope increases.

Similarly, on pitches below 2/12, shingles cannot be installed due to code regulations and a higher priced, low-slope material such as Modified Bitumen roofing (mod-bit), EPDM (rubber), TPO (Vinyl), or metal should be used.

Roof Complexity

Roof complexity typically has to do with the shape and number of ridges and valleys in your roof. Think of a simple roof having four sides. More complex roofs have more valleys, multiple pitches, transitions, etc.

When installing shingles, material will need to be cut and there will be material and labor waste. While an average roof has a 10% waste factor, some more complex roofs can have upwards of 25%, therefore one should budget an additional waste percentage into the total square count of labor and material.

Luckily, companies like EagleView help roofers like us determine the amount of material waste a roof is likely to incur during replacement.

Number of Stories / Roof Height

Higher roofs, or homes with multiple stories can be more difficult and expensive to install due to the requirement for larger ladders and different safety equipment.

When planning a roof replacement project, make sure to budget for the additional labor required on two or more story homes which can range anywhere from $10 – $20 per SQ.

Average Roof Labor & Material Costs in TN

  • Tear Off And Disposal Costs (Recycling): $60 – $75 per SQ
  • Multiple (2 or More) Layer Dump/Disposal Fees: $30 per Layer per SQ
  • Shingle Install Labor: $80 – $100 per SQ
  • Metal Install Labor: $8 – $12 per Sq. Ft.
  • 3 Tab Shingles: $125 – $200 per SQ (Depending on Brand/Features)
  • Standard Architectural Shingles: $200 – $250 per SQ
  • Deluxe Architectural Shingles: $250 – $500 per SQ
  • Luxury Slate-Like or Shake-Like Shingles: $400 + per SQ
  • Light Gauge Exposed Fastener Metal: $4 – $5 per Sq. Ft.
  • Standing Seam Metal: $6 – $8 per Sq. Ft.
  • Copper Metal: $30 – $50 per Sq. Ft.

Summary: Average Roof Replacement Costs For A 2,000 Sq. Ft Home In TN

Roofs are measured in Squares or 10×10 sections. Factors such as type of material, grade of material, slope of roof, roof complexity and height of roof all play in to the final price of a total roof replacement. Overall you can expect around $425 – $500 per square for a 3-tab shingle roof replacement, adding about $50 per square for architectural. Metal is expensive right now, and you can estimate around $1,500 per square to replace a roof with Standing Seam metal and around $3,500 per square for copper roofing.

As of May 2024, for a basic 2000 Sq. Ft home, the average costs of roof replacement across Tennessee are:

Average Shingle Roof Installation Cost: $18,000
Average Standing Seam Metal Roof Installation Cost: $35,000

These costs may be significantly lower if there is storm, hail, or wind damage as in these events, you may only be required to pay as little as $500 depending on your insurance policy.

Schedule A Free Roof Replacement Cost Estimate Today!


Want a roof replacement cost estimate? Schedule a free, no-obligation inspection today!

Many variables come into play when calculating the cost of installing a new roof. Always know that homeowners insurance may cover many of the roofing costs if you have storm damage. Our experienced roof consultants will perform a free inspection on your roof checking for damaged components, potential leaks, and give you an overall assessment of your roof’s condition free-of-charge! The inspection takes less than an hour and we’ll have an estimate prepared within a day.

Fill out the form and one of our consultants will reach out to schedule a time and date that works well for you.