Average Cost to Tear Off & Replace a Roof on a 2,000-2,200 Sq.Ft. House

We all want to get the best possible deal when it comes to spending our hard-earned money on home remodeling upgrades. 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

How Much Does a New Roof Cost?

A new asphalt shingles roof for a typical 2,000 to 2,200 square foot single-family house can range in price from $9,500 to $18,700 fully installed, including the tear off and disposal of the old roof (up to two layers). The pricing can range greatly depending on the choice of contractor, roof size and difficulty, and local real estate market conditions.

Asphalt Shingles

$8,500
Average Cost
Metal Roof

$15,500
Average Cost
Flat Roof Membrane

$11,500
Average Cost

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Average Price Per Square Foot Across the US, a typical architectural asphalt shingle roof will cost between $4.75 and $6.75 per sq. ft. to install, depending on the brand and type of shingles, and project specifics variables. — This pricing range normally includes all the necessary materials and supplies, tear off and disposal of the old roof (up to two layers), dumpster and disposal fees, site plans and building permits required by the local building departments, professional installation, and a comprehensive contractor’s workmanship warranty.

In the high cost of living areas like San Francisco Bay area, San Jose, Los Angeles, San Diego, Portland, Seattle, Portland, Boston, NYC, the greater Washington DC, and Northern Virginia, homeowners can expect to pay between $5.50 and $8.50 per sq. ft. to replace a roof on a typical 2,000-2,200 square foot house with mid-range architectural shingles like GAF Timberline or OC Duration. — This range does exceed the national average figures 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 surface 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 more complex hip and gable 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 Cost of Replacement on a 2,000-2,200 Square Foot House:

3-Tab Asphalt Shingles: $9,500 to $12,500
30-year Shingles: $10,000 to $18,700
50-year (Thicker) Premium Shingles: $10,500 to $19,500
EPDM Rubber Membrane: $9,500 to $15,500
TPO or PVC Membrane: $11,500 to $20,500
Wood Shingles: $15,500 to $25,500
Steel Shingles: $15,500 to $25,500
Aluminum Shingles: $16,500 to $27,500
Standing Seam: $18,500 to $29,500
Natural Slate: $25,000 to $50,500
Concrete Tiles: $25,000 to $40,500
Clay Tiles: $25,000 to $45,500

Estimated New Roof Costs (2,000 sq.ft.)
Asphalt
Metal
Flat
$8,500
$15,500
$11,500
See what local pros charge

 

* 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 the 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 ridge vent) 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.

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Metal Shingle Roofing Costs & Value in 2022: Materials, Cost, Pros & Cons

Installing a metal shingle roof on a residential home will cost, on average, between $10.50 and $18.50 per sq. ft. In this guide, we’ll explain all the important factors that determine the total cost of a metal shingles, along with pros and cons. We’ll also cover material costs of various metal shingle options and draw some comparisons to other popular roofing materials.

It’s perhaps most important to realize that of the three primary options for metal roofing (the others being Standing Seam at the high-end, and Corrugated and Ribbed Metal Panels at the low-end), metal shingles and tiles are in the middle of the pack in terms of costs.

Understanding Your Options

At first mention, metal shingles sound bland or traditional, or perhaps too risky of an option for an HOA or in an area where metal would clearly be outside the norm (i.e., all your neighbors have asphalt roofs).

Estimated New Roof Costs (2,000 sq.ft.)
Asphalt
Metal
Flat
$8,500
$15,500
$11,500
See what local pros charge

Yet, when researching metal shingles styles and options for residential homes, you might be surprised to pull up some images that look a lot like asphalt shingles. 😉

Why would that be? Because the reality of metal shingles today, is that these are really metal tiles that are intended to mimic just about all other possible roofing styles designed for sloped roofs; slate tiles, ceramic tiles, asphalt shingles, cedar shakes and say redwood shingle are all materials that metal shingles can mimic.

From the curbside view, it would be hard to tell the difference between the metal material and its usual counterparts. That’s how diverse the metal roofing industry has gotten.

Add to this the idea that metal itself can have a pleasing appearance, as is the case with copper, zinc, painted aluminum and steel tiles. Gone are the days when metal shingles would only have a silver/gray, metallic appearance.

Key Fact: There are really two basic types of metal shingles, or metal tiles: G-90 galvanized steel coated with a protective layer of zinc plating, often finished in a factory-applied Kynar 500 paint finish, and the second type finished with stone granules referred to as stone-coated steel tiles.

Did you know? The “G-90” refers to the amount of protective zinc plating, as in .90oz per square foot of steel sheet.

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The Cost of a Standing Seam Metal Roof, Plus Pros & Cons 2022

Standing seam is the premier choice in residential metal roofing. It is also the most expensive; around two or three times the cost of corrugated metal panels and asphalt shingles, and about 10% to 20% more than metal shingles like interlocking steel and aluminum tiles and shakes.

Standing seam offers unbeatable value (through durability, longevity, energy-efficiency, and style) that is hard for any other roofing material to match. Let’s explore this in further detail:

Cost

The current national average cost to install a standing seam metal roof on a typical single-family house can range between $10.50 and $17.50 per square foot or $1,050 and $1,750 per square. This assumes a professional and warrantied installation of G-90 galvanized steel or Galvalume 26-gauge or 24-gauge (better) steel panels finished with the factory applied Kynar 500 paint finish. Aluminum panels finished with Kynar 500 paint are also an option and may cost slightly more than steel.

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