The national average to replace a roof on a 1,200-square-foot house is between $6,648 and $21,354, depending on the number of floors in your home, your location, and your roofing material. If your home is 1,200 square feet, you can expect to pay an average of about $8,389 for a new roof, but evaluating materials and other factors listed within this article can help you get a more precise cost estimate for your roof replacement.
Get Your Roofing Project Quote Today
Compare quotes from local pros
Roof Replacement Costs by Story
The number of floors in your home impacts the cost you’ll pay for your roof. The more stories you have in your home, the lower the size of your roof. Contractors don’t price by your home’s interior square footage but by the actual roofing area they’ll need to cover. Two-story homes typically have more compact roof footprints relative to their living space, resulting in lower material requirements and costs. This difference becomes particularly significant when selecting premium roofing materials, where the price per square foot is higher.
To put this into context, a one-story home at 1,200 square feet will have about 1,517 square feet of roof area vs. a two-story home, which has generally half that amount. Only about 10% of homes at 1,200 square feet have two stories, so if your home is about this size, everything is probably on one floor. Still, we broke down the average you can expect to spend for both one-story and two-story homes at 1,200 square feet in the table below.
| Stories | Est. Roof Square Footage | Average Cost | Cost Range |
|---|---|---|---|
| 1 | 1,517 | $8,809 | $6,771–$22,424 |
| 2 | 793 | $4,605 | $3,539–$11,722 |
Roof Replacement Costs by Material
Your choice of roofing material is a major decision that affects both the immediate costs and long-term value of your 1,200-square-foot home. Asphalt shingles dominate the market due to their balance of affordability and reasonable performance, making them the default choice for budget-conscious homeowners.
Metal roofing represents a middle-tier investment that delivers exceptional durability and lower maintenance requirements over its extended lifespan. Wood shakes provide natural beauty but require more maintenance in exchange for their aesthetic appeal. Clay and slate options represent premium investments that dramatically enhance curb appeal while potentially outlasting several generations of homeownership. The material you select should align with your budget constraints, architectural style, climate considerations, and how long you plan to remain in your home.
| Material | Commonality in Homes | Estimated Cost for a 1,200-Square-Foot Home |
|---|---|---|
| Asphalt | 75% | $6,448 |
| Metal | 11% | $12,656 |
| Wood | 7% | $15,723 |
| Clay | 3% | $21,248 |
| Slate | 1% | $21,354 |
Roof Replacement Costs by Region
While researching roofing costs, we found that geographic location significantly influences what you’ll pay for a new roof on your 1,200-square-foot home. Regional pricing variations stem from differences in labor costs, local building codes, material availability, and climate-specific installation requirements.
Northeastern states typically command higher prices due to stricter codes, higher labor rates, and seasonal limitations that compress the roofing season. Southern regions often benefit from more competitive pricing due to year-round installation opportunities and lower overhead costs for contractors. Midwestern pricing reflects a middle ground, balancing moderate labor costs with seasonal work limitations. Western states show considerable variation, with coastal areas generally commanding premium rates while inland regions may offer more competitive pricing. Understanding these regional factors helps explain why quotes in your area differ from national averages.
| Region | Cost |
|---|---|
| Northeast | $8,666 |
| South | $8,492 |
| Midwest | $8,645 |
| West | $8,258 |
How Does a Roof Replacement Cost Vary by Home Square Footage?
Based on our math, we’ve found that the cost of a roof replacement increases by about $674 per 100 square feet of living space in a one-story home and $366 per 100 square feet in a two-story home. For every 100 square feet of home, you’ll see roughly an increase of 120 square feet of roof in a one-story home and 60 square feet in a two-story home. This depends on your pitch angle and eaves.
For this example, we assumed a pitch angle of 6/12 and eaves sticking out 1 foot from the home. These calculations help explain why your neighbor with a slightly larger or smaller home might receive a notably different roofing quote. Roof complexity further influences these scaling factors—homes with multiple dormers, complex intersections, or varied pitches require more materials and labor than simpler designs with the same square footage.
The table below outlines how the cost of your new roof will change based on your square footage.
| Square Footage | Estimated Cost |
|---|---|
| 1,000 | $7,251 |
| 1,100 | $7,925 |
| 1,200 | $8,389 |
| 1,300 | $9,045 |
| 1,400 | $9,213 |
FAQs
What factors most affect my roof replacement cost?
The cost of replacing your roof is primarily influenced by several factors. First, your home’s size and roof complexity determine the amount of materials needed and labor required, with larger or more intricate roofs costing more. Second, your chosen roofing material impacts price, ranging from economical asphalt shingles to premium slate tiles. Roof accessibility affects labor costs— homes with steep pitches, multiple stories, or difficult access points may incur higher pricing for roof replacement due to increased installation time and safety requirements.
The removal of existing materials adds to the cost, especially if there are multiple layers or if there’s underlying damage. Finally, regional factors like local labor rates, building codes, and material transportation costs create significant geographic price variations even for identical roofing projects.
How can I extend my new roof’s lifespan?
Implementing a few maintenance practices can help maximize your roof’s service life. Make sure to schedule professional inspections annually and after major storms, and keep gutters clean to prevent water backup and ice dams. Trim overhanging branches that could damage roofing materials, address moss or algae growth promptly with appropriate treatments, and ensure proper attic ventilation to prevent moisture buildup. If you notice damaged shingles, replace them immediately, and clear debris that can trap moisture against roofing materials.
These simple preventative measures help you avoid premature deterioration and extend your roof’s functional lifespan, regardless of the roofing material you choose.
Should I repair or replace my aging roof?
When deciding between repair and replacement for your aging roof, consider these guidelines: If your roof is relatively young (less than 15 years for asphalt) with isolated damage, repairs are typically more cost-effective. However, replacement often makes more sense when your roof approaches the end of its expected lifespan, shows widespread deterioration, has undergone multiple previous repairs, or has significant underlying structural issues.
For middle-aged roofs, get a professional assessment that weighs repair costs against the remaining useful life. Sometimes, partial replacement of a severely damaged section might provide a middle-ground solution that addresses immediate concerns while postponing full replacement for a few more years.
How We Calculated Our Roof Replacement Cost Estimates
The cost to replace a roof varies based on a few key factors: the home’s square footage, number of stories, roof pitch, type of roofing material, and pricing in your area.
For each home size, we used calculator.net to calculate a total roof area, using a 6/12 roof pitch with one-foot eave overhangs. The calculation includes a weighted average of one-story versus two-story homes across the United States.
We converted the roof area measurement into “squares” (the roofing industry’s standard unit, with one square covering 100 square feet) to align with how materials are sold and priced. Then we sourced material costs directly from RSMeans data from Gordian®, the industry’s leading construction pricing database used by professional contractors nationwide.
For state averages, we used clark.com to find the median home size in each state. While these figures provide an estimate for budgeting purposes, actual prices vary based on region, specific property characteristics, location, and current market conditions. For the most accurate pricing, we recommend requesting quotes from at least two reputable roofing companies in your area.