Cost Guide · 2026
What a new roof costs on a typical single-family home in Northern Virginia and Maryland, what moves the price, and how asphalt, metal and slate compare.
2026 pricing
The short answer
A full asphalt shingle roof replacement on a typical 2,000 to 2,500 square foot single-family home in Northern Virginia and Maryland costs about $14,000 to $17,500. Across all home sizes, most replacements run $9,000 to $22,000.
Where your home lands comes down to the roof's size, how steep it is, how complicated the roofline is, how many layers come off, and what shape the decking is in. The exact price comes in writing after a free inspection.
Pricing from Impact Roofing & Construction, a licensed contractor in Lorton, VA. Updated November 2026.
What moves the price
Roofs are priced by the square (100 square feet). A compact rambler and a large two-story colonial can be thousands of dollars apart on size alone.
Steep roofs and third-story eaves need more safety setup and slower work. A walkable roof costs less to replace than a steep one of the same size.
Every valley, dormer, chimney, skylight and wall joint adds flashing and labor. A simple gable sits near the low end; a cut-up roof sits higher.
One layer of old shingles comes off faster than two. A second layer adds labor and disposal weight.
Rotted or delaminated plywood found under the old shingles has to be replaced before the new roof goes on. You can't know how much until the tear-off.
Standard architectural shingles cost less than designer, slate-look or impact-resistant lines. It's one of the few cost factors you control.
Where you land
Compare materials
| Material | 2,000–2,500 sq ft home | All home sizes | Lifespan |
|---|---|---|---|
| Architectural asphalt | $14,000–$17,500 | $9,000–$22,000 | 25–30 years |
| Standing seam metal | $40,000–$50,000 | $25,000–$70,000+ | 40–70 years |
| Slate (natural or synthetic) | $48,000–$60,000 | $25,000–$70,000+ | 75–100+ years natural; 50-yr warranty synthetic |
Typical single-family homes in Northern Virginia and Maryland. Exact price comes in writing after a free inspection.
Insurance
If wind, hail or a fallen tree damaged your home, homeowners insurance often pays for the work, and your out-of-pocket cost is typically the deductible. Age and normal wear generally aren't covered. We document storm damage with photos and measurements and work directly with your adjuster.
Repair instead?
If your roof is under about 15 years old and the damage is in one area, a repair usually makes more sense. Most roof repairs run $500 to $2,000.
What's included
When you compare quotes, check that each one covers the same scope. A complete job should include:
Comparing quotes
Make sure every quote names the same manufacturer and product line. A lower price on a cheaper shingle isn't a lower price.
Ask what each replaced sheet of plywood costs. A quote with no decking line can grow after the tear-off.
Reused flashing is a common corner cut and a common source of leaks a few years later. Ask whether it's replaced.
Check for a Virginia Class A or Maryland MHIC license, and ask whether the manufacturer warranty will be registered in your name.
Questions, answered
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Maryland
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No-obligation inspection with a photo report and itemized written estimate within 24 hours. $0-down financing available.