The national average cost to replace a roof on a 3,400-square-foot house is about $12,505. However, costs can range between $9,612 and $631,832, depending on factors such as material choice, home configuration, and location. Below, we’ll discuss all the cost considerations that go into a roof replacement so you can organize your roofing budget and make the right choices when getting a new roof for your 3,400-square-foot home.
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Roof Replacement Costs by Story
The number of stories in your home affects your roof replacement costs by determining how much covering the roof area requires. Two-story construction stacks living space vertically rather than spreading it horizontally, reducing roof area by nearly half. This means that a one-story, 3,400-square-foot home requires about 4,135 square feet of roofing, while a two-story home needs only 2,113 square feet of coverage.
According to our data, 98% of 3,400-square-foot homes have two stories. This means most homeowners will benefit from lower material and labor costs associated with smaller roof areas. The reduced coverage translates directly into savings on materials, shorter installation times, and lower labor expenses. The table below shows the price range you should expect to pay based on the stories in your home.
| Stories | Est. Roof Square Footage | Average Cost | Cost Range |
|---|---|---|---|
| 1 | 4,135 | $24,011 | $18,456–$61,123 |
| 2 | 2,113 | $12,270 | $9,431–$31,234 |
Roof Replacement Costs by Material
Your roofing material choice is the biggest factor contributing to your total project cost. Each material offers different performance, appearance, and price points, which you should consider when budgeting for a roof replacement.
Asphalt shingles dominate the market, covering 75% of American homes thanks to their affordability and reliability. About 11% of homeowners opt for metal roofing, which works best in severe weather areas or for those prioritizing longevity. Premium materials like wood shakes, clay tiles, and slate serve specialized markets, thanks to their high levels of durability and distinctive aesthetic appeal, but they’re expensive.
Each material has unique maintenance needs, energy efficiency, and aesthetics that should factor into your decision alongside cost. Understanding these trade-offs helps you balance immediate budget constraints with long-term goals for protection and value. The table below outlines estimated costs for each major roofing material on a 3,400-square-foot home.
| Material | Commonality in Homes | Estimated Cost for a 3,400-Square-Foot Home |
|---|---|---|
| Asphalt | 75% | $9,612 |
| Metal | 11% | $18,866 |
| Wood | 7% | $23,439 |
| Clay | 3% | $31,674 |
| Slate | 1% | $31,832 |
Roof Replacement Costs by Region
Where you live within the country can represent up to thousands of dollars in difference for identical projects. Our research shows these disparities stem from labor rates, material transportation costs, building codes, seasonal demand, and market competition.
The Northeast typically has the highest costs due to higher wages, stricter codes, and specialized winter requirements. Southern markets often offer competitive pricing from year-round construction seasons and lower labor costs, though hurricane requirements can offset savings. Midwestern pricing falls in the middle, influenced by seasonal limitations and extreme weather material needs. Western markets show a wide variation, with premium urban areas commanding high prices while rural regions offer competitive rates. The table below shows average costs by major U.S. regions for a 3,400-square-foot home.
| Region | Cost |
|---|---|
| Northeast | $12,918 |
| South | $12,659 |
| Midwest | $12,888 |
| West | $12,310 |
How Does Roof Replacement Cost Vary by Home Square Footage?
The relationship between square footage and roof replacement costs isn’t perfectly linear due to roof complexity, architectural features, and penetrations requiring specialized work. Larger homes benefit from economies of scale on fixed costs like permits and setup. However, they may also have premium materials or complex designs that increase costs.
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. These scaling factors apply to typical construction with standard pitches, but unique features can impact calculations.
The table below outlines how roof replacement costs change based on your home’s square footage.
| Square Footage | Estimated Cost |
|---|---|
| 3,200 | $11,794 |
| 3,300 | $12,150 |
| 3,400 | $12,505 |
| 3,500 | $12,860 |
| 3,600 | $13,215 |
FAQs
How long will roofing installation take?
A roof replacement on a 3,400-square-foot home typically takes 4–8 days, though several factors can impact this timeline. Weather is the biggest variable, as rain, high winds, or extreme temperatures can halt work for safety and quality reasons. Your roof’s complexity matters too, with simple designs installing faster than those with multiple dormers, valleys, or steep pitches requiring specialized work. Material choice affects speed, with asphalt shingles being quickest to install while slate, tiles, or metal take longer due to weight and precision requirements. Your contractor’s crew size and experience influence timing, as does your existing roof’s condition, because discovering structural problems during tear-off can add days for repairs and inspections.
What’s the typical lifespan of a roof?
Your roof’s lifespan depends on material choice and local climate. Asphalt shingles last 20–30 years, with architectural varieties outlasting basic 3-tab options. Metal roofing can protect your home for 40–70 years or more, making it a strong, long-term investment despite higher upfront costs.
Wood shakes and shingles typically last 20–30 years with proper maintenance, though this varies with climate and care. Clay and concrete tiles are among the most durable options, often lasting 50–100 years. Natural slate has the best longevity, protecting homes for 100+ years. However, things like proper installation, adequate ventilation, regular maintenance, local weather patterns, and environmental conditions like coastal salt air or extreme temperatures can play a part in your roof’s lifespan.
How do I know when it’s time to replace my roof?
Age is the clearest indicator that you need a roof replacement. If your asphalt roof is approaching 20 years or you’re having multiple annual repairs, replacement often makes more sense. Visible damage includes widespread missing or damaged shingles, extensive granule loss creating bald spots, or failed flashing around chimneys and vents. Interior signs include water stains on ceilings or walls, daylight visible through roof boards, damp insulation, or sagging rooflines. Other indicators include higher energy bills, granules in gutters showing shingle deterioration, extensive moss growth, and frequent leaks.
Should I replace my roof myself or hire a professional?
You should definitely opt for professional installation and should never attempt a roof replacement as a DIY job. Roofing involves serious fall hazards, heavy materials, and specialized safety equipment that most homeowners don’t have. Proper installation requires extensive knowledge of building codes, flashing techniques, ventilation requirements, and weatherproofing methods.
Professional roofers carry insurance and provide warranties protecting you from liability and defective work, while DIY attempts void material warranties and can create insurance issues. Specialized roofing tools represent a substantial investment that doesn’t make sense for just one project. Most importantly, improper installation can cause immediate leaks, structural damage, and premature failure, costing far more than professional installation in the long run.
How We Get Our Roofing Cost Data
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.