The national average to replace a roof on a 2,200-square-foot home is between $7,390 and $24,476, but you’ll likely pay around $9,615 for a new roof installation. These costs vary significantly based on several key factors, including whether you have a one-story or two-story home, the roofing material you choose, and your geographic location. Understanding cost drivers for roof replacement can help you budget appropriately and make informed decisions for this major home improvement project.
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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 your home has, the smaller your roof will be. Consider this example: A one-story home at 2,200 square feet will have roughly 2,707 square feet of roof, while a two-story home generally has half that amount. Approximately 80% of homes at 2,200 square feet have two stories, so there is a mix between one-story and two-story homes around the United States.
The difference in roof size between a one-story and two-story home directly affects your replacement costs. A one-story 2,200-square-foot home requires more roofing materials because the roof is larger. Two-story homes usually have smaller roofs relative to their living space, as the square footage is stacked rather than spread out. Your roof’s pitch also affects material requirements, with steeper pitches requiring more materials to cover the same ground area. Labor costs also vary by home height, as working on taller structures requires more safety equipment and presents additional challenges for the roofing crew.
| Stories | Est. Roof Square Footage | Average Cost | Cost Range |
|---|---|---|---|
| 1 | 2,707 | $9,615 | $12,082 – $40,015 |
| 2 | 1,393 | $7,390 | $6,217 – $20,591 |
Roof Replacement Costs by Material
Take time and care when choosing your roofing material, because it has a major impact on the overall cost of your roof replacement project. Different materials offer various benefits in terms of durability, aesthetics, and longevity, which directly correlate to their price points. Asphalt shingles remain the most popular choice for American homeowners, accounting for about 75% of all residential roofs due to their affordability and reasonable durability. Metal roofing, while more expensive, offers a much longer lifespan and excellent durability against the elements. Wood shingles provide a natural, rustic appearance but require more maintenance. Premium materials like clay and slate offer exceptional longevity and distinctive appearances, but come with substantially higher costs and may require additional structural support due to their weight.
When selecting a roofing material for your 2,200-square-foot home, consider not just the upfront costs but also the material’s expected lifespan, maintenance requirements, and how it complements your home’s architectural style. A more expensive material may be more economical in the long run if it lasts twice as long as a cheaper alternative. The table below shows estimated costs for different roofing materials for a 2,200-square-foot home.
| Material | Commonality in Homes | Estimated Cost for a 2,200-Square-Foot Home |
|---|---|---|
| Asphalt | 75% | $7,390 |
| Metal | 11% | $14,506 |
| Wood | 7% | $18,022 |
| Clay | 3% | $24,354 |
| Slate | 1% | $24,476 |
Roof Replacement Costs by Region
The cost of your roof replacement varies depending on where you live in the United States. Regional differences in labor rates, local building codes, climate considerations, and material availability all contribute to these price variations. Homes in the Northeast often face higher roofing costs due to stricter building codes related to snow loads and higher overall labor costs. Southern regions may have more competitive pricing due to longer roofing seasons and higher volume of work, though coastal areas might require additional hurricane-resistant features. Midwest homeowners typically see moderate pricing, while Western states often have higher costs due to stringent fire-resistant material requirements in many areas and higher labor rates in major metropolitan areas.
Understanding your region’s specific requirements and cost factors can help you better prepare for your roofing project. Local climate considerations may also influence your material choice—homes in hurricane-prone regions might benefit from impact-resistant options, while homes in wildfire zones should prioritize fire-resistant materials. The table below outlines average roof replacement costs for a 2,200-square-foot home across different regions.
| Region | Cost |
|---|---|
| Northeast | $9,933 |
| South | $9,733 |
| Midwest | $9,909 |
| West | $9,465 |
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 relationship between your home’s square footage and your roof’s square footage isn’t perfectly linear. Factors like roof complexity, number of ridges, valleys, and penetrations (like chimneys and skylights) can all affect the material and labor required beyond just the square footage alone. Larger homes often have more complex roof designs, which can increase costs disproportionately. Understanding how your home’s size affects your roof replacement budget can help you plan more effectively. If your home falls between the square footages listed below, you can estimate your costs by interpolating between the figures provided or contacting local roofing professionals for a more precise quote.
| Square Footage | Estimated Cost |
|---|---|
| 2,000 | $9,476 |
| 2,100 | $9,927 |
| 2,200 | $9,615 |
| 2,300 | $10,032 |
| 2,400 | $10,033 |
FAQs
How long will my roof installation take?
A roof replacement for a 2,200-square-foot home typically takes between one and five days to complete. However, several factors can affect this timeline, such as the complexity of your roof design, weather conditions during installation, and the type of material. Simple asphalt shingle roofs on homes with straightforward designs might be completed in just one or two days, while more complex projects involving slate, tile, or homes with multiple dormers and complex angles can take up to a week.
Most professional roofing companies arrive with a large crew (typically between five and eight workers) to complete the job efficiently. The old roof is usually torn off on the first day, followed by the installation of the new materials. When you get an estimate, ask the roofing contractors to provide you with a specific timeline based on your home’s unique characteristics.
What’s the typical lifespan of a roof?
The lifespan of your roof depends significantly on the material you choose. Asphalt shingles, the most common roofing material, typically last 15–30 years, depending on the quality (3-tab shingles are on the lower end, and architectural shingles last longer). Metal roofing systems offer superior longevity, generally lasting 40–70 years with proper maintenance. Wood shingles and shakes have a moderate lifespan of 20–30 years but require more maintenance to achieve their full potential. Premium materials like clay tiles can last 50–100 years, while slate is the most durable option with a potential lifespan of 75–150+ years.
Local climate conditions, installation quality, maintenance practices, and ventilation affect any roof’s longevity. In areas with extreme weather, such as intense heat, heavy snow loads, or frequent storms, even the most durable materials may have shorter lifespans unless they’re specifically designed for those conditions.
How do I know when it’s time to replace my roof?
Several visual and functional signs indicate it’s time for a roof replacement. First, examine your roof for missing, cracked, or curling shingles, which suggest the materials are reaching the end of their useful life. Other clear indicators are signs of water intrusion in the attic or daylight showing through the roof boards.
If your roof is approaching or has exceeded its expected lifespan (15–30 years for standard asphalt shingles), it’s wise to have it professionally inspected. Recurring leaks, even after repairs, often signal that the entire system is failing. Significant granule loss from asphalt shingles (often visible in gutters) indicates advanced deterioration. A sagging roofline requires immediate attention—it could mean your roof has structural problems. Finally, if your neighbors with similarly aged homes are replacing their roofs, it might be time to consider doing the same, especially if your homes were built around the same time using similar materials.
How We Calculated Our Roof Replacement Cost Estimates
The cost to replace a roof varies based on four primary factors: the home’s square footage, number of stories, roof pitch, and type of roofing material.
For each home size, we applied standard architectural principles to determine the total roof area—a 6/12 roof pitch (rising 6 inches vertically for every 12 inches horizontally) with one-foot eave overhangs. The calculation also incorporates weighted averages reflecting the distribution of one-story versus two-story homes across the United States.
The roof area measurement was converted into “squares” (the roofing industry’s standard unit, with one square covering 100 square feet) to align with how vendors sell and price materials. Material costs were sourced directly from RSMeans data from Gordion®, the industry’s leading construction pricing database used by professional contractors nationwide.
The final cost estimates represent the number of required squares multiplied by the material cost per square. While these figures provide a reference point for budgeting purposes, actual prices may 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.