Short answer. A new roof in Los Angeles in 2026 runs $9,000 to $20,000 for asphalt shingle, $25,000 to $60,000 for tile, $8,000 to $18,000 for flat roof, and $30,000 to $70,000 for standing seam metal on a typical 2,000 to 2,500 sq ft home. Tear-off, underlayment, flashing, and ventilation upgrades are included in those ranges.
2026 pricing by material
| Material | Per square ($) | Typical home (22 to 28 squares) | Service life |
|---|---|---|---|
| Asphalt 3-tab shingle | $350 to $550 | $9,000 to $14,000 | 15 to 20 years |
| Asphalt architectural shingle | $450 to $750 | $11,000 to $20,000 | 20 to 30 years |
| Concrete tile | $1,100 to $1,800 | $25,000 to $45,000 | 50 plus years |
| Clay tile | $1,500 to $2,400 | $35,000 to $60,000 | 75 to 100 years |
| TPO flat roof | $450 to $700 | $10,000 to $18,000 (flat home) | 20 to 25 years |
| Modified bitumen | $400 to $650 | $8,000 to $15,000 (flat home) | 15 to 20 years |
| Standing seam metal | $1,200 to $2,200 | $30,000 to $70,000 | 40 to 70 years |
What is included in the price
- Tear-off and disposal of the existing roof.
- Decking repair as needed (limited allowance, full deck replacement is extra).
- Synthetic or felt underlayment per code.
- Ice-and-water shield at valleys and penetrations.
- New flashing at chimneys, skylights, walls, and valleys.
- New ridge vent or attic ventilation per Title 24.
- All roofing material and fasteners.
- Permits and inspections.
- Manufacturer and labor warranty.
What drives cost up
- Steep pitch over 8/12 (15 to 30 percent more).
- Two-story or hillside homes (10 to 25 percent more).
- Complex roof shape with multiple valleys and dormers (10 to 20 percent more).
- Skylights and chimneys requiring custom flashing.
- Significant decking replacement after tear-off.
- Structural reinforcement when switching from shingle to tile.
- Solar panel removal and reinstall.
- Asbestos or lead testing if home built before 1980.
What drives cost down
- Simple gable roof, single story, low pitch.
- Like-for-like replacement (no material change).
- Off-season scheduling (winter for Los Angeles, often).
- Multiple bids on identical scope.
Permits and code
LADBS requires permits for any reroof. Title 24 requires cool roof or attic insulation upgrades in many cases. Class A fire rating is required throughout much of Los Angeles County, especially in fire-prone zones. Verify the contractor pulls the permit on their CSLB license.
For replacement decision criteria, see 10 signs you need a new roof. For tile-specific care, read tile roof maintenance. To verify the contractor, use the CSLB license lookup. For roofing services, see our roofing page.
