Hey there, if you’re thinking about replacing your roof, you’re probably wondering how much it’s actually going to cost. And I get why it’s important to know the price before beginning the work because roofing isn’t exactly cheap.
There’s a lot that you have to consider like the labor cost, material, type of roof you want, and all, to make sure you get the best results.
Now, if you’ve got a 2,200-square-foot house, the cost of replacing your roof is going to depend on things like materials, labor, and where you live.
On average, you can expect to spend anywhere from $9,900 to $17,600, but this number can go up or down depending on a few key factors that we will discuss later in this post.
Our roof does a lot more than just keeping us safe from the weather. It protects our home, keeps the structure in good condition, and also helps maintain energy efficiency. A good roof adds to your home’s value which is great if you ever decide to sell it in the future. So keeping it in good shape is really important.
In this post, I’ll break down exactly what affects the cost and what you need to know before making a decision. Alright then, let’s begin with this post.
Factors on which roof replacement cost depends
The cost of a roof replacement isn’t just about square footage, it depends on a lot of things. You need to decide what material is best for your house and also goes with your budget like asphalt shingles are the most budget-friendly option and metal or tile are a bit on the costly side.
Then, labor is another big factor, plus the prices can change depending on where you live. If the roof is quite unique or complicated, that means more work, which can add to the cost.
Let’s go over the factors one by one so you know exactly how much you can expect to spend around.
Roof size
Roof size is one of the biggest factors when figuring out how much a replacement is going to cost. Roofing is measured in squares, and one square equals 100 square feet. So if your roof is 2,200 square feet, that’s 22 squares.
Now, comes the material costs that you should consider if you don’t want to shake up your budget. If your roof is large or has some complicated design then you have to consider the size and how much material will be needed for it. Depending on how big the roof is, you can choose the material.
For example, if you go for asphalt shingles, they can cost you around $4 and $11 per square foot, while metal roofing is around $5 to $12. And for the tile roofing, that’s more like $7 to $15, and the priciest one is the slate which can cost you anywhere from $10 to $30.
Roofing material
Roofing material plays a huge role in both cost and longevity, so picking the right one is a big deal. Asphalt shingles are the most common, they’re affordable and can cost you around $4 to $11 per square foot. They are also durable and last about 20 to 25 years.
Metal roofing is tougher in comparison to asphalt, it can cost around $5 to $12 per square foot and lasts 40 to 70 years. And tile roofing is a bit more costly roofing material and costs somewhere between $7 to $15, but it can easily last 50 years or more. Now comes the best option which is Slate, it offers excellent durability and it’s quite expensive too, somewhere around $10 to $30.
Personally, I love metal roofing, it holds up in storms, just needs little maintenance from time to time, and looks sharp.
Type of the roof
The type of roof you have can make a big difference in both cost and installation.
If you have flat roofs, then the installation will seem simple, but they need perfect sealing, or you’ll be dealing with leaks nonstop. As for the gable roofs, they are more straightforward, so labor costs stay lower.
The hip roofs are the stronger ones but need more materials, which will add to the material and installation price. And if you have mansard roofs, they are surely very beautiful but they’re a labor-intensive headache.
I’ve seen homeowners shocked by the cost of complex roofs. If your roof has a lot of valleys and slopes, then be ready to pay more, not just for materials but for the professional roof installation too.
Labor cost
Labor costs can vary depending on where you live, the contractor you hire, and how complicated your roof is. A simple tear-off and install on a basic roof, that’s going to be cheaper than a steep one, but for the complex roof, it’s going to need extra hands and safety equipment.
And when you are getting a roof done, always make sure to get three quotes, this way you can compare and choose the service that seems best according to your requirements and budget.
One contractor might charge more for tear-off, another for cleanup. It’s not just about price, though, a cheaper bid doesn’t always mean a better job.
So make sure to check their past projects, ask them questions on how they get the job done, and all. If possible, try to contact their past clients for a better idea on how the service is.
How much does it cost to replace a roof on a 2,200 square foot house?
The cost to replace a roof on a 2,200-square-foot house, can vary depending on factors and what your expectations are.
On average, homeowners spend around $9,511, but the range is huge. I’ve seen jobs as low as $5,867 for basic asphalt shingles and as high as $47,000 for premium materials like metal or slate.
Here’s a rough breakdown of cost per square foot based on the type of roof:
| Roof Type | Cost Per Sq. Ft. |
| Asphalt Shingles | Somewhere between $3 – $5 |
| Metal Roofing | Somewhere between $6 – $12 |
| Tile Roofing | Somewhere between $8 – $25 |
| Slate Roofing | Somewhere between $15 – $30 |
And let’s not forget about the labor that’s going to do the installation work. It typically costs you around $2 to $6 per square foot. So, depending on the materials and complexity of the roofing project, you can expect to spend anywhere from $7,000 to $50,000 in total.
Hidden costs to consider on repairing a 2200 square foot house?
Now let’s discuss the hidden costs nobody warns you about when the process of repairing a roof begins.
First thing is the rotted decking. I can’t tell you how many times we pull up shingles and find wood so bad you could poke a hole through it.
If that happens, you have to spend around $70 to $100 per sheet of plywood to get it fixed, and from my personal experience, I have seen that most houses need this.
Another thing is tearing off the old roof. There are some companies that include it in their price, some don’t, it’s best to ask them about this before closing the deal with the contractor.
Then, we need to make sure to follow the permits and inspections, some cities charge a flat fee, some go by the size of your roof. I’ve seen homeowners pay anywhere from $150 to $500 just for paperwork. It’s best to get these things done before proceeding with the roofing work, or else you will be caught up in these extra expenses.
Also, if you are thinking about upgrading your ventilation or think your attic isn’t getting enough airflow, you might need to change vents or get new exhaust vents, which can add another $300 to $1,500 to the whole overall cost.
And lastly is the worst surprise that any homeowner wishes they don’t have in their home, it’s structural damage. If the framing underneath has issues, that’s a whole different level of repair. Sometimes it’s a quick fix but I’ve also seen jobs where the cost just increases by thousands.
So yeah, always keep extra in the budget because a roof repair is never just a roof repair.
Conclusion
Roof replacement isn’t something you just wake up one day and decide to do. It takes planning things thoroughly and budgeting according to it. And if you don’t think it through, costs can shake up your budget in no time and you will be left with an unfinished roof or more problems.
Always get multiple quotes. I can’t tell you how many times I’ve seen homeowners overpay just because they didn’t compare pricing. And make sure to estimate the breakdown of the details like labor, materials, permits, tear-off, so you know exactly what’s included.
Also, don’t wait until your roof is falling apart. Small maintenance jobs, like sealing vents and checking for loose shingles, can make your roof last years longer. It’s always best to maintain your roof from time to time as it can save you thousands later.
So if a new roof is in your future, take your time, get the prices correctly, and stay ahead of the damage before it gets ahead of you.
