How Much Does It Cost to Replace a Roof on a 2,200 Sq Ft House?

The answer depends on every stage of the project. Replacing a roof is not one single cost—it is a series of steps, each with its own price tag. Furthermore, expenses vary by material, labor, and region. Most importantly, breaking costs down step by step makes budgeting easier.

In addition, roof replacement costs in 2025 are higher than in previous years due to material inflation and labor demand. Moreover, the complexity of your home design can raise costs significantly. Especially for homeowners planning ahead, knowing where money goes helps prevent financial surprises.

Step 1: Tear-Off & Disposal

The first step is removing old roofing. On average, tear-off and disposal cost $1,500 to $3,500. Furthermore, multiple layers of shingles increase this price. Most importantly, disposal fees must be included, often ranging from $500 to $1,000.

In addition, demolition sometimes reveals hidden problems such as rotten decking. Moreover, these discoveries add unexpected repair costs. Especially for older homes, planning a contingency fund is essential.

Step 2: Decking Repairs

Once old shingles are removed, the decking beneath is inspected. Replacing damaged plywood or boards costs $1,000 to $3,000. Furthermore, water damage or sagging sections often require more work. Most importantly, a stable foundation ensures the new roof lasts.

In addition, some municipalities require upgraded decking to meet modern codes. Moreover, skipping this step risks leaks and structural issues later.

Step 3: Underlayment & Waterproofing

Underlayment adds protection between decking and shingles. Costs average $1,000 to $2,500. Furthermore, many homeowners upgrade to waterproof membranes in high-rain or snow regions.

Most importantly, this step prevents leaks. In addition, ice and water shields in valleys or edges reduce future problems. Moreover, choosing durable underlayment extends roof life.

Step 4: Shingles or Roofing Material

Roofing material makes up the largest portion of cost. For a 2,200 sq ft house:

• Asphalt shingles: $6,500–$10,000
• Metal roofing: $10,000–$16,000
• Tile roofing: $14,000–$25,000
• Slate roofing: $20,000–$35,000

Furthermore, premium materials last longer but require larger upfront investment. Most importantly, asphalt shingles are affordable but have shorter lifespans. In addition, metal, tile, and slate provide energy savings and durability. Moreover, roofing material choice determines long-term ROI.

Step 5: Flashing & Ventilation

Flashing seals vulnerable areas around chimneys, skylights, and vents. Costs range from $500 to $2,000. Furthermore, ventilation systems such as ridge vents or fans cost $500 to $2,000.

Most importantly, proper ventilation prevents moisture buildup. In addition, it extends shingle life. Moreover, energy-efficient ventilation reduces heating and cooling bills.

Step 6: Labor Costs

Labor accounts for $4,000 to $8,000 depending on complexity. Furthermore, steep roofs or complex designs increase hours and safety measures. Most importantly, skilled contractors ensure correct installation, which prevents costly future repairs.

In addition, labor costs rise in metropolitan or high-demand areas. Moreover, hiring certified roofers provides warranty protection that DIY work does not.

Step 7: Permits & Inspections

Permits are required in most regions, costing $300 to $1,000. Furthermore, inspections may add another $200 to $500. Most importantly, permits ensure compliance with building codes.

In addition, skipping permits risks fines and resale issues. Moreover, approved inspections provide peace of mind for buyers if you decide to sell.

Step 8: Cleanup & Finishing Touches

Final cleanup and finishing details add $500 to $1,500. This includes gutter checks, sealing, and debris removal. Furthermore, new drip edges or minor trim adjustments may be required.

Most importantly, these finishing touches ensure a polished, professional result. In addition, proper cleanup prevents leftover nails and debris from causing safety hazards.

Example Step-by-Step Breakdown

For a 2,200 sq ft asphalt shingle roof replacement, costs may look like this:

• Tear-Off & Disposal: $2,500
• Decking Repairs: $1,500
• Underlayment & Waterproofing: $1,800
• Shingles & Installation: $7,800
• Flashing & Ventilation: $1,500
• Labor: $5,000
• Permits & Inspections: $800
• Cleanup & Finishes: $900
• Estimated Total: $21,800

Furthermore, choosing metal roofing could raise the total to $25,000. In addition, tile or slate may exceed $30,000. Most importantly, adding a 10%–15% contingency ensures financial safety.

Regional Price Differences

Roof replacement costs vary nationwide.

• West Coast & Northeast: Higher labor rates and stricter codes. Projects often exceed $22,000.
• Midwest & South: More affordable, with averages closer to $14,000–$18,000.
• Urban vs Rural: Urban areas have higher labor rates, while rural projects face material delivery surcharges.

Furthermore, extreme climates increase costs. In addition, snowy areas require stronger roofs, while coastal areas need storm-resistant materials. Moreover, insurance premiums may influence material selection.

How to Save on Roof Replacement Costs

• Stick with asphalt shingles: Most importantly, they balance cost and durability. Furthermore, modern shingles mimic high-end styles affordably.
• Reuse layout: In addition, avoid unnecessary vent or skylight changes. Moreover, sticking to the same structure saves labor.
• Schedule off-season: Contractors often discount work in early spring or late fall. Furthermore, flexible scheduling may reduce labor costs.
• Bundle upgrades: Most importantly, combine roof replacement with gutter or insulation projects. In addition, this avoids paying for labor twice.
• Request multiple quotes: Moreover, comparing contractors ensures fair pricing and transparency.

ROI: Is It Worth the Investment?

Roof replacements provide strong return on investment. On average, homeowners recoup 60%–70% of costs. Furthermore, homes with new roofs sell faster. In addition, buyers see warranties as valuable.

Most importantly, energy-efficient roofing lowers utility bills. Moreover, durable materials reduce maintenance costs. Especially in 2025, with rising home values, roof replacement remains one of the top improvements for ROI.

Final Thoughts

The answer to how much does it cost to replace a roof on a 2,200 square foot house lies in breaking the project down step by step. Most importantly, every stage—demolition, materials, labor, and inspections—adds to the total. Furthermore, hidden fees such as structural repairs or ventilation upgrades increase costs.

In addition, choosing the right material balances short-term affordability with long-term durability. Moreover, hiring skilled contractors ensures safety, compliance, and warranties. Especially in today’s market, planning with a contingency fund is critical.

If you are preparing for a roof replacement, start by building a step-by-step budget today. Most importantly, plan smart, compare options, and invest in a roof that protects your home for decades.