When you’re considering a roof replacement, it’s important to know what the average roof replacement costs are, which is why we’ve compiled this list of important factors to consider. In this article, you will learn about the cost of a roof replacement based on the size and type of roof, as well as other factors that affect the cost.
How Much Does a Roof Replacement Cost?
It depends on the size and complexity of your home. There are a variety of factors that can cause the price of your roof replacement to fluctuate, including your home’s location, the overall complexity and size of your roof, and the roof system and roofing materials you decide to install. A few questions to consider:
- What size is your roof?
- How steep is your roof?
- Is the edge of your home easily accessible?
- What type of material do you want?
- Do you have wood damage or rot under the roofing material?
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How Much Does it Cost to Replace a Roof on a 2,200 Square Foot House
Below is a chart that displays the average roof replacement cost per square foot. Even for a 2,200-square-foot home, the roof size can vary depending on factors like the number of stories, the roof pitch, and any architectural features such as bump-outs or overhangs. To accurately determine your roof’s size, it’s best to physically measure it.
Square Foot vs. Roofing Square?
Also, a “22 square roof” in roofing terminology is 2,200 square feet of roof. Because a common way roofers measure and calculate for a roof replacement is to measure and refer to the roof in “squares,” which is a 10 by 10-foot area,. So if you have a 2,200-square-foot roof, that means you have a 22 square roof.
Average Cost to Replace a Roof
| Roof Size | Simple Asphalt Roof Cost | Complex Asphalt Roof Cost |
| 1,800 sq. ft. | $8,100 | $14,400 |
| 2,200 sq. ft. | $9,900 | $17,600 |
| 2,500 sq. ft. | $11,250 | $20,000 |
| 2,800 sq. ft. | $12,600 | $22,400 |
| 3,000 sq. ft. | $13,500 | $24,000 |
Prices above do not take into account all the unforeseen factors, such as wood damage, that could be discovered after the roof is removed. Or unique factors, such as homes that have a lot of skylights. Wood rot can affect the cost of a roof, but this type of damage is typically only found in homes that have not been well maintained, so hopefully you won’t have that problem.
Easiest Way to Estimate Costs
The easiest way to estimate roof costs is to look at averages. According to a report by Remodeling magazine, a “mid-range” 3,000-square-foot roof with skylights and a vented ridge cost $20,600 based on national average prices in the United States.
Again, that price can vary dramatically depending on a variety of factors, so let’s take a further look at specifics. Roofing materials can be pricey, particularly when you’re dealing with a complex roof system, but keep in mind that labor plays a major role in overall roof replacement costs as well, often accounting for 40 to 50% of the overall price.
New Roof Cost
The examples below are based on a 2,500-square-foot roof. Simple Roof Cost vs. Complex Roof Costs refers to the difficulty of the roof replacement in regards to pitch, features on the roof, and ease of access around the property.
| Residential Roofing Material | Simple Roof Cost | Complex Roof Cost |
| Basic asphalt shingles (Three-Tab) | $11,250 | $15,000 |
| Architectural/premium asphalt shingles | $11,250 | $21,250 |
| Corrugated metal | $13,750 | $30,000 |
| Flat roofing materials (rubber, PVC, etc.) | $15,000 | $20,000 |
| Cedar shingles or shakes | $20,000 | $37,500 |
| Steel shingles | $20,000 | $32,500 |
| Aluminum shingles | $21,250 | $35,000 |
| Solar roof | $25,000 | $75,000 |
| Standing seam metal panels | $25,000 | $45,000 |
| Concrete tiles | $27,500 | $50,000 |
| Clay tiles | $30,000 | $62,500 |
| Slate tiles | $30,000 | $55,000 |
Factors That Affect Roof Replacement Costs
We’ve mentioned different factors that affect the cost of a roof replacement, so let’s dive deeper into what exactly is influencing the cost. Obviously, the size of your roof and the type of material you’ve chosen to use are the primary driving factors that affect cost, but what else?Roof Shape and Complexity
If your roof is more complex than a simple up-and-over pitch, this can affect the price of a new roof. Complexities in your roof system such as walls, valleys, chimneys, flat roof sections, dormers, and more can all add to the time, labor, and materials of the job. The most critical parts of the roof are the details regarding flashing, and all of these items require special care when flashing.Access Around the House
While this is a less common problem, it still needs to be considered as a factor that may increase your roof replacement costs. If a driveway is far away from the edge of the roof, meaning that the roofers can’t throw the old roof debris off the edge and into the dumpster, it will require more labor and time to carry the trash to the dumpster. An uneven yard, for example, a home on a steep hill, can also add a layer of complexity for setting up any needed ladders or scaffolding. Trees and shrubbery around the home also play a factor.Roof Pitch
Most homes will have a pitch between 4/12 and 7/12, meaning that for every 12 inches of horizontal run, the roof rises by 4 or 7 inches. When a roof is below a 4/12 pitch, it requires special materials. On the other hand, roofs that exceed 7/12 are so steep that they slow down the replacement process and require different material handling. Steeper roofs require material to be removed in smaller portions, among other safety procedures.Labor and Material
It’s well known that labor and material costs make up the largest part of the total. The choice between a shingle roof and a standing seam metal roof can significantly affect material costs since metal roofs last longer and come with greater warranties. Additionally, some roofing materials or complex roofs require special technical skills, which can also impact labor costs. For instance, certain metal roof systems require the material to be fabricated on-site, while shingles are pre-made and delivered to your home.Unforeseen Damage
It’s unfortunate that sometimes the wood under the roof is damaged by leaks, age, or moisture in the attic. While a well-maintained roof shouldn’t need much wood replacement, a roof that has had leaks in the past will likely need a few sheets of plywood replaced. Inspecting the roof from inside the attic before quoting a roof replacement is crucial. However, it’s not always possible to see all areas, and even with an attic inspection, you can only view portions of the wood. It’s only when the entire roof is removed that the wood can be accurately inspected for damage. The last thing you want is a new roof on damaged wood.
