2021 Average Cost to Tear Off and Replace a Roof on a 2,200 Sq.Ft. House

Updated on December 31st, 2020

We all want to get the best possible deal when it comes to spending our hard-earned money. However, there are some items that fall in the “never bargain shop” category. A new roof ranks high on that list. 😉

GAF asphalt roofing system

What to Expect in Terms of Costs?

A new asphalt shingles roof for a typical 2,200 sq. ft. single-family house can range in price from $9,500 to $16,500 fully installed including tear off and disposal of the old roof (up to two layers). The pricing can range greatly depending on the contractor choice, roof size and difficulty, and local real estate market conditions.

Across the US, a typical architectural asphalt shingle roof will cost between $4.00 and $5.50 per sq. ft. to install, depending on the brand and type of shingle, and project specifics variables. — This pricing range normally includes all the necessary materials, tear off and disposal of the old roof (up to two layers), dumpster and disposal fees, obtaining all the necessary site plans and building permits required by the local building departments, professional installation, and contractor’s workmanship warranty.

In the high cost of living areas like San Francisco Bay area, Los Angeles, San Diego, Portland, Seattle, Boston, NYC, the greater Washington DC, and Northern Virginia, homeowners can expect to pay between $4.50 and $7.50 per sq.ft. to replace a basic roof with mid-range architectural shingles. — This range exceeds the national average due to the disproportionately higher cost of living in expensive coastal cities compared to American heartland.

Note: The actual estimates homeowners receive can vary widely, depending on the location of the property (local real estate market), roof’s overall complexity, and the type of system you choose to install. Quotes can also vary greatly from contractor to contractor in the same area, which is why it’s so important to get several professional estimates.

Roofing Shingles

Did you know? The average house size in America is roughly 2,200 square feet, with older homes usually being smaller in size and measuring between 1,500 Sq.Ft. to 2,000 Sq.Ft., on average. Newer built homes are typically larger in size, measuring between 2,400 Sq.Ft. and 2,600 Sq.Ft., on average.

However, the actual size of the roof can vary depending on how many levels or stories there are, the slope and type of the roof shape, and complexity of its architectural design (think a simple gable roof vs. a complex roof shape with dormers and valleys).

Varying factors that can affect your cost are the brand and type of shingles; the type of underlayment; roof slope; complexity of the job; the company installing the roof, and local real estate values.

Average Total Costs of Common Roof Systems for Homes:

3-Tab Asphalt Shingles: $8,500 to $12,500
30-year Shingles: $9,500 to $16,500
50-year (Thicker) Premium Shingles: $10,000 to $18,500
EPDM Rubber Membrane: $8,000 to $14,500
TPO or PVC Membrane: $10,000 to $16,500
Wood Shingles: $14,000 to $25,500
Steel Shingles: $14,000 to $25,500
Aluminum Shingles: $15,000 to $27,500
Standing Seam: $18,000 to $29,500
Natural Slate: $25,000 to $50,500
Concrete Tiles: $25,000 to $40,500
Clay Tiles: $25,000 to $45,500

* These are approximate total job prices based on the national average. Costs may vary depending on your region and home’s location, the roof’s slope and number of stories, overall complexity of the roof, the number of layers of old shingles to be removed and disposed of, type of roofing underlayment (15 or 30 lbs felt, and/or synthetic underlayment and whether it’s breathable or non-breathable), roof accessories (like snowguards, solar vents or ridgevent) used, and any workmanship warranties or guarantees the contractor offers.

Getting a roof replacement is expensive. Seeing the total price of getting it done properly can cause a justifiable sticker shock. However, when homeowners have a better understanding of where the money is going and how they will save money in the long run, it’s easier to see a quality roof as the investment it truly is.

Continue reading “2021 Average Cost to Tear Off and Replace a Roof on a 2,200 Sq.Ft. House”

Asphalt Shingle Roof Costs: Materials & Installation in 2021

Updated on January 11th, 2021

The biggest bang for your buck. That’s what Asphalt Shingles on a roof can provide to you, the homeowner. It’s not the most durable material. Durability and longevity belong to metal roofing and natural slate.

For the value, though, Asphalt Shingles are hard to beat, especially when viewed through the prism of their low upfront cost and high near-term home improvement ROI.

Did you know? An asphalt shingle roof, such as 30-year architectural shingles, can often be installed for under $12,000 on a small or mid-sized house in the US.

For a relatively modest upfront cost, you can expect to get at least 10 to 15 years of roof protection or longer, depending on the type of shingle you choose.

Pro Tip: Generally speaking, you will get a much better ROI and longer service lifespan by installing architectural shingles as opposed to 3-tab.

That said, on a per sq. ft. basis, you can expect to pay anywhere from $4.00 to $7.50 to install architectural shingles on a typical single-family house in the US.

Coastal and metropolitan areas will cost more than roofs in rural areas. States like South Carolina, parts of Georgia, Louisiana, Oklahoma, and Kansas will have lower costs than New England, Mid-Atlantic, and West Coast States.

As you can see roof pricing is highly regional, because labor costs are insurance costs vary a lot in different parts of the country.

Note: Larger remodeling companies and general contractors will charge up to 30% more to install a new roof than a smaller roofing company. Reason being is that larger companies have some serious overhead costs that get priced into their roofing services.

Continue reading “Asphalt Shingle Roof Costs: Materials & Installation in 2021”