What is the cost of a 2,000 square foot roof for your house?
A 2,000 square foot roof is a pretty standard size across the States and many websites and online information sources use this as a base reference to provide average roof costs and information for the homeowner. In America, the cost of a 2,000 square foot roof ranges from $8,000-$15,000 but it can be significantly more if you are opting for a real upgrade, are adding dormers or skylights or you have a roof in very bad repair that needs a new frame.
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Perhaps you already have three layers of shingles and you are going to have significant tear down costs? Whatever your individual situation is, remember that most figures quoted in this article are an average for a 2,000 square foot roof - and there are lots of specifics to take into account that can really alter the cost for better or worse.
Let’s help you find the most accurate pricing so you can cost a 2,000 square foot roof for your house and be reasonably confident that your roofer is not going to knock that figure right out of the park.
Table of average costs of a 2000 sq ft roof
If you can calculate the number of roof squares then you can start to look at the cost of materials; roofing materials will take up around 60% of the overall spend but this is one area when you can really change up (or down) the final estimate. A roof that is 2,000 square feet will have 20 roof squares.
|Materials and Labor||Cost per roof square|
|Asphalt Shingles||$100 - $480|
|Metal roof covering||$100 - $1,500|
|Tiles and Slates||$4,000-$8,000|
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2000 square foot roof cost factors explained
These costs are based on asphalt shingles
Across the States, asphalt shingles are about the most popular roof covering as they offer a huge range of styles and types to suit almost every house, with budget shingles right through to designer products plus they really last the course. The price point is affordable at the outset and they will see you through a good fifteen years on average, perfect for the homeowner who doesn’t want to stay in their property for the long-term and wants a sensible product with a good looking finish that will attract buyers when he comes to sell.
Choice of roofing material tends to be based on the following factors:-
- Cost first and foremost
- Aesthetics, how it will look and what suits the property
- Curb appeal for point of sale
If you live in an area which is vulnerable to severe weather events or you plan to stay in your property for the rest of your life, then this will significantly impact on your choice of roofing material. But, usually at the end of the day, it all comes down to budget.
Pricing up the cost of a 2,000 square foot roof on your house
It makes sense to measure the overall area of the roof and then research the cost of roofing materials but you might just find when you get to the depot that prices are given in roof squares.
A roof square is a measurement used by roofers to calculate the amount of material you will need for your roof and each roof square measures at 100 square feet. Your 2,000 square foot roof equates to 20 roof squares. Using roof squares makes it easier to calculate and compare the cost of different roofing materials but just remember two key points:-
- A roofing square is the amount of material needed to cover 100 square feet, not quite the same thing when you take into account wastage or a complex design
- The price quoted at the roofing depot will not include labor
What are the biggest influencers on roof cost?
There are lots of things which influence the cost of a new roof, some of these you can change and some you can’t. Here are the things you can’t change on the cost of a 2,000 foot square roof on your house:-
- Location – your zip code can have a big impact on the cost of materials and labor, expect to pay more in cities than rural areas but sometimes, very remote areas can also see price hikes due to transportation costs
- Roof size – this is a given unless you are opting to structurally change your property with an extension or a new roof design
- Roof codes – roof codes refer to all the regulations that surround the safety and construction of buildings and they can vary from state to state. If you have an old house with an old roof then you may find you have to upgrade and make some substantial changes to bring the new roof into line with the latest roof code in your area – your roofing contractor will be able to tell you more
- Condition – you are stuck with this unless you are buying, in which case it pays to have a roofer inspect the property and advise you on the state of the roof – the one thing you can’t really see for yourself. A roof in bad condition could be a bargaining tool on the purchase price. However, looking after your roof and keeping it in good condition will certainly increase its lifespan
It is possible to play around with a quote and make some changes that can dent the price or rack it up, here are some things you can change on a new roof cost:-
- Design or complexity – if you are going for a new design or converting loft space to add accommodation then you could have a free hand when it comes to planning gables, dormer windows and skylights…subject to building permits of course. The more complex the roof, the more the materials will cost and the longer it will take to construct – simple is economic
- Roofing materials – this is one of the biggest influencers on the overall roof cost. Use special offers and discounts to drive down costs, think about green options as some states and cities provide grants for homeowners who make sustainable choices
- Access – if access to your house is difficult then make a big effort to improve it before work starts as this will make an impact on labor costs as the whole project will simply take less time. If a lorry can come alongside then the roofing material can be taken straight onto the roof without needing to be manually brought up from the ground. It also makes it easier when the old roof is torn down as a lorry can be parked beneath to take away the dump material
- Labor – unless you have a simple and low roof and are particularly handy around the house with a buddy to help you out, then doing it yourself is probably not an option. Some people do strip the old roof off to save money but this is harder than it looks and you could end up damaging the frame
Reducing the cost of your new roof
The only way to slice a lump off a roofing quote that comes in way over budget is to either change the roofing materials – this might or might not also reduce the labor – or change the design which for some people, is not always an option.
Funding a 2000 sqft roof
Most people use savings or borrowed money to cover the cost of a new roof; depending on the size of the roof and the size of the bill, this can either work out as reasonably affordable or way out of reach.
Going to your real estate lender for a further advance is a good way to cover the costs although it will bump up the mortgage payments. However, spread over the rest of the remaining mortgage term, this could be quite affordable. Some roofing companies link up with finance organisations and you can arrange funding through them – always look carefully at the rates though. It is easy to let the lure of funding persuade you into using a roofing contractor you don’t perhaps want to or end up signing with a finance company which is charging over the odds where you could have perhaps secured a better rate elsewhere.
Roof Grants are available from both federal and state government organizations but tend to target homes in more immediate need of repair with low-income or elderly occupants or alternatively, reward homeowners making sustainable and eco-friendly choices. All grants are tested for the eligibility of applicants, and many come with conditions attached including returning the funds if you sell the property within a certain timeframe. Grants also tend to have a cap so won’t cover perhaps even half the cost of a new roof as they are not calculated on a percentage basis - they are usually a fixed sum, and some grants only cover repairs and not renewal. Your roofing contractor should know what is available in your area as a decent grant can act as an inducement to sign up for the work so most roofers promote them.
Always keep some wriggle room of 10%-15%, there is bound to be something you have forgotten or an unexpected issue which could bump up the cost. Bad weather can delay works impacting on the labor cost or the roofer might uncover something that couldn’t be seen on inspection like rotten timbers.
These are not so much hidden costs, just things you won’t immediately think about when pricing up your roof job and some of these won’t appear on your roofer’s estimate
- Scaffold hire
- Dump fees for waste material
- Professional fees for an architect or surveyor
- Building permit charges
- Replacing rainwater goods so soffits, guttering, new flashing around skylights or chimneys
With so much focus on climate change, it is hardly surprising that there are plenty or sustainable roofing options around. Sustainability impacts in two ways, firstly, the process used to manufacture the roofing product and secondly, the ability for the roofing material to improve the insulation in your home, benefiting your energy costs as well as the environment. Another factor to consider is that some states and cities offer green grants for homeowners and businesses to encourage them to choose sustainable options and choose effectively what is called a green roof. It’s worth looking into as it can be a win for the householder as well as the planet.
Finding the right roofer
Always get several quotes – three is the average – and each quote should have come out of a thorough roof inspection, both externally and internally. If you are working within a fixed budget then the more detailed the quote, the easier it will be to see where you can shave costs. A decent roofing company will work with you to bring your project within budget if at all possible and will also be thorough when it comes to compliance with the roofing code in your area, obtaining any building permits and supplying warranties and guarantees for labor and materials when the work is complete.
Ask friends, family members or work colleagues for a recommendation, that is the best place to start. Social media or trader platforms are an alternative search route but you may not know the people putting out names on social media so this does not count as a personal recommendation.
If possible, ask to talk to previous customers so you can check out that reviews are genuine and authentic and even go and look at work in your neighbourhood.
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Frequently Asked Questions
What is the financial uplift of a new 2,000 square foot roof on my house?
Most homeowners console themselves when looking at the cost of a new roof with the advantages it will give them, these include a watertight and weatherproof home, reduced energy bills and increased curb appeal when it comes to sale time. A new roof is also one of the home improvements which can uplift the value of your home, this is called ROI or Return on Investment. A new roof offers a short term ROI in that it increases the aesthetic appearance of your home which is particularly important if you want to sell. Longer term ROI tends to focus on the absence of repair bills and energy costs savings. The ROI is increased if you are able to keep your roofing costs to a minimum relative to the improvement they make to your property.
What is the most important factor when choosing new roofing materials?
Roofing materials need to be fit for purpose so they must be watertight and weatherproof for your particular climatic conditions. States that suffer from adverse weather events obviously need roofing materials positioned around this but did you know that humidity can take its toll on roof shingles, not just high winds and heavy rain? Durability is really important. Aesthetics also come in pretty high on a homeowner’s list – the roofing material needs to look nice on the style of the house and fit in with the houses around it.
Will I have any warranties or guarantees with my new roof?
Roofing materials come with their own specific warranties, this will include shingles or tiles and roof underlayment but they must be fitted in accordance with the manufacturer’s instructions for the warranty to be valid. Your roofing contractor should also offer you a guarantee for the work carried out. This should all be discussed before you accept the quote and instruct someone to go ahead. Warranties are also important when you come to sell the house and your buyer will want to see them, they are a selling point so make sure you have everything in writing.
How do I know if I need a new roof?
Most people are prompted either by what the roof looks like or a continuous stream of repair bills – or both. Regular roof inspections, at least annually, can keep an eye on the condition of the roof which may not be visible from street level and alert you to problems which could become serious if left. Whatever the age of your roof, it will pay you back to take good care of it. Sometimes, if you are faced with a large repair bill, it can be better to put the money towards the cost of a new roof; let your roofing contractor advise you, old roofs can only be patched so often, eventually they will fail.
How long does a roof usually last?
Most roofs with shingles last on average fifteen years, some roofs may last a lot longer if they are using tile, slate or metal as a covering. Much depends on your location as areas prone to damaging winds or freak weather events are clearly going to have properties with a shorter roof lifespan than somewhere settled and temperate. Choosing roof materials which fit with your location is really important to minimise the impact of weathering, and always buying the best you can afford are the key determinants of roof longevity. Looking after your roof comes a close third.