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Shingles, labour, tear-off, underlayment and permit priced by roof square, with a real range.
Typical US homes at medium pitch, one story, with asphalt shingles.
Tap a preset in the calculator above to load a typical job, then adjust the numbers to match your site.
Starting points: 1,200 sq ft roof · 2,000 sq ft roof · 2,500 sq ft roof · 2,000 sq ft, 2 stories · 2,000 sq ft metal
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Measure the roof, choose a material, then compare quotes on the same pitch and tear-off scope.
A 2,000 sq ft roof in asphalt shingles typically costs about $9,000 nationally, with a range of $6,000 to $12,000 depending on pitch, stories, tear-off and location. Metal and tile roofs run higher per square.
Divide the roof area in square feet by 100. A 2,000 sq ft roof is 20 squares. Roof area is usually 15 to 40 percent larger than floor area because of pitch and overhangs.
Most homes take one to three days: one day for tear-off and decking, one to two days to install. Steep roofs, multiple layers and winter weather add time.
Metal costs roughly two to three times asphalt per square but lasts 40 to 70 years against 20 to 25. If you plan to stay in the house, the lifecycle cost often wins.
Insurance covers damage from a covered event such as hail or wind, usually on an actual cash value basis for older roofs. Normal wear and age is not covered, and most policies require a claim inspection.
Late winter and early spring are slower for roofers in most of the US, which gives you more negotiating room. Avoid storm-chasing season, when demand and prices spike.
Using the calculator defaults, 1,200 sq ft roof gives Roof squares: 12.0 and Typical replacement: $6,284, with a typical range $4,250 to $8,318. Change the waste allowance, material or thickness to match your site.
Using the calculator defaults, 2,000 sq ft metal gives Roof squares: 20.0 and Typical replacement: $22,660, with a typical range $11,430 to $36,130. Change the waste allowance, material or thickness to match your site.