Replacing your roof is a significant home improvement project that requires careful budgeting and planning. The national average for replacing a roof on a 2000-square-foot house is between $7,283 and $24,121, but in general, you can expect to spend an average of about $9,476.
The number of stories in your home significantly affects the roof’s square footage, which can consequently affect the cost. Variables like your choice of roofing material and your geographic location can also impact the final roof replacement price. Read on for help creating a realistic budget for a new roof for your 2,000-square-foot home.
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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. A one-story home spreads the same square footage horizontally, creating nearly twice the roof area as a two-story home with the same living space. Roofing contractors typically price their work by “squares” (100 square feet of roof), so more roof area means more materials and labor.
A one-story home at 2,000 square feet will have approximately 2,469 square feet of roof versus a two-story home, which generally has half that amount. Roughly 70% of homes at 2,000 square feet have two stories, and you can view the table below to see what you should expect to pay based on the stories of your own 2,000-square-foot home.
| Stories | Est. Roof Square Footage | Average Cost | Cost Range |
|---|---|---|---|
| 1 | 2,469 | $14,337 | $11,020–$36,497 |
| 2 | 1,273 | $7,392 | $5,682–$18,817 |
Roof Replacement Costs by Material
When replacing your roof, the material you choose has the most impact on price. Asphalt shingles are the most common option due to their affordability and reasonable durability. Metal roofing costs nearly twice as much as asphalt but offers greater durability and energy efficiency. Wood shingles provide a distinctive natural appearance but require more maintenance and have a shorter lifespan than premium options. Clay and slate represent high-end choices with exceptional durability and curb appeal, but their substantial weight may require additional structural support, and their installation demands specialized expertise, factors that contribute to their premium price points. Your climate, home architecture, and how long you plan to stay in your home all influence which material offers the best value for your specific situation. Roofing materials also come with different warranty periods and environmental impacts, making your choice a multifaceted decision that extends beyond just the initial price tag.
| Material | Commonality in Homes | Estimated Cost for a 2,000-Square-Foot Home |
|---|---|---|
| Asphalt | 75% | $7,283 |
| Metal | 11% | $14,296 |
| Wood | 7% | $17,761 |
| Clay | 3% | $24,001 |
| Slate | 1% | $24,121 |
Roof Replacement Costs by Region
Where you live matters when determining your roof replacement costs. The regional differences in labor rates, material availability, building codes, and climate considerations all contribute to price variations across the country. Contractors in areas with higher costs of living typically charge more for labor, which often accounts for 60% or more of your total roofing cost.
Climate-related requirements, such as enhanced ice barriers in northern states or hurricane strapping in coastal areas, can add to material and installation expenses. Local competition among roofing companies, seasonal demand patterns, and even transportation costs for materials can all influence regional pricing. Understanding these geographic variations helps you establish realistic expectations for your roofing project based on local market conditions.
| Region | Cost |
|---|---|
| Northeast | $9,789 |
| South | $9,592 |
| Midwest | $9,766 |
| West | $9,328 |
The data shows that roof replacement costs are highest in the Northeast, which typically faces more extreme weather conditions requiring additional protective measures and has higher labor costs. The West region has the lowest average cost despite high labor rates in many areas, possibly due to milder weather conditions that permit simpler installation requirements. The South and Midwest fall between these extremes, with differences reflecting regional economic factors and building practices.
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 exercise, we assumed a pitch angle of 6/12 and eaves sticking out 1 foot from the home.
The table below outlines how the cost of your new roof will change based on your square footage.
| Square Footage | Estimated Cost |
|---|---|
| 1,800 | $9,199 |
| 1,900 | $9,685 |
| 2,000 | $9,476 |
| 2,100 | $9,927 |
| 2,200 | $9,615 |
These figures illustrate how roof replacement costs generally increase with home size, though not always in a perfectly linear fashion. Factors like roof complexity, the proportion of homes with different stories at each size point, and material price breaks for larger orders can create some variations in the progression. Remember that these are average costs based on typical roof configurations—your specific roof’s pitch, complexity, and features could result in different pricing.
FAQs
How long will roofing installation take?
Replacing a roof on a 2,000-square-foot home typically takes between 2 and 4 days, depending on several factors. The complexity of your roof design is the most important, as you can complete a simple gable roof much faster than a roof with multiple dormers, valleys, skylights, or chimneys.
Weather conditions during the installation period can cause delays thanks to rain, high winds, or extreme temperatures. The material you choose also affects the timeline. Asphalt shingles don’t take much time to install, while slate, tile, or complex metal roofing systems take longer to place correctly. Most roofing crews consist of 3–5 workers who work systematically across your roof. If your contractor discovers damaged decking or structural issues after removing the old roof, this will extend the project timeline by a day or more to address these problems properly. A reputable contractor should provide you with a detailed timeline before work begins and keep you updated if any unexpected issues arise.
What’s the typical lifespan of a roof?
The lifespan of your roof varies dramatically depending on the material you choose. Asphalt shingles, the most common roofing material in the United States, typically last 15–30 years, with three-tab shingles on the lower end and architectural (dimensional) shingles on the higher end. Metal roofing offers considerably more longevity, with a typical lifespan of 40–70 years: Steel and aluminum roofs generally last 40–60 years, while premium metals like copper can last 100 years or more.
Wood shakes and shingles generally last 20–30 years but require regular maintenance to prevent issues like rot and insect infestation. Clay and concrete tiles are exceptionally durable, often lasting 50–100 years, while slate roofing is the most long-lived option, at between 75 and 150+ years, which helps justify its premium price.
How do I know it’s time to replace my roof?
Several warning signs indicate it’s time to consider replacing your roof; the most obvious is age. If your asphalt shingle roof is approaching or has exceeded 20 years, it’s likely nearing the end of its effective lifespan.
Check for missing, cracked, or curling shingles, a sagging roofline, granules in your gutter, bald spots where granules have worn away, and buckling shingles. Interior signs of roof failure include water stains on ceilings or walls, leaks during rainstorms, or light visible through the roof when you’re in the attic.
Multiple repair issues that emerge simultaneously often signal that a roof is failing systematically rather than in isolated spots. If you’ve experienced severe weather events like major hailstorms, hurricanes, or prolonged extreme temperatures, these can accelerate roof deterioration even if your roof isn’t particularly old. When repair costs start approaching 30% or more of replacement costs, it’s usually more economical to invest in a complete replacement.
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.