Cost to replace a 2,000 square foot roof, by roofing type
Roofers price by the square, and one square is 100 square feet, so a 2,000 square foot roof is 20 squares. The table multiplies 20 squares by the low and high installed cost of each roofing. The last column adds tearing off the old roof at $100 to $500 per square, which is $2,000 to $10,000 on this roof.
| Roofing | Per square foot | Per square | 20 squares, no tear-off | With tear-off |
|---|---|---|---|---|
| Asphalt shingles | $4 to $12 | $400 to $1,200 | $8,000 to $24,000 | $10,000 to $34,000 |
| Standing seam metal | $4 to $30 | $400 to $3,000 | $8,000 to $60,000 | $10,000 to $70,000 |
| Wood shingles | $7 to $15 | $700 to $1,500 | $14,000 to $30,000 | $16,000 to $40,000 |
| Clay shingles | $12 to $25 | $1,200 to $2,500 | $24,000 to $50,000 | $26,000 to $60,000 |
| Slate | $12 to $25 | $1,200 to $2,500 | $24,000 to $50,000 | $26,000 to $60,000 |
These are HomeAdvisor's national ranges for materials and installation together, not prices for your area. On 20 squares, every $100 a roofer adds or takes off per square moves the total by $2,000. The starting prices come from the store listings and cost guides under Sources, last checked in October 2026. Prices vary by region and season, so change any price to match your store or your quote.
What moves the price on a 2,000 square foot roof
Labor is the biggest part of the bill. HomeAdvisor says it is about 60 percent of a new shingle roof, at $1.50 to $4 per square foot, and that roofs steeper than 6 in 12, high roofs, chimneys and skylights all add to it. On a 2,000 square foot roof, the difference between $1.50 and $4 of labor is $5,000.
Next to what most people pay
HomeAdvisor says most homeowners spend $6,138 to $13,994 on a new shingle roof, $10,066 on average. Spread over 2,000 square feet, the average of $10,066 works out to $5.03 per square foot, all in. That sits in the lower half of the $4 to $12 the guide gives for the roof alone, before the $1 to $5 for a tear-off.
It also says labor is about 60 percent of a new shingle roof, at $1.50 to $4.00 per square foot, which is $3,000 to $8,000 on 20 squares. Booking in peak construction season can add 15 to 30 percent; on the middle of this roof's asphalt estimate, $22,000, that is $3,300 to $6,600.
Planning a 2,000 square foot roof
When two quotes are far apart, ask each roofer to split labor from materials. The shingles cost about the same whoever buys them, so most of the gap is in the labor, the tear-off and what each quote leaves out.
How the 2,000 square foot estimate is worked out
- Squares = 2,000 ÷ 100 = 20
- New asphalt shingle roof = 20 × $400 = $8,000 at the low end, and 20 × $1,200 = $24,000 at the high end
- Tear-off = 20 × $100 = $2,000 at the low end, and 20 × $500 = $10,000 at the high end
- Estimate = $8,000 + $2,000 = $10,000 at the low end, and $24,000 + $10,000 = $34,000 at the high end
If a quote already includes the tear-off, choose No tear-off in the calculator above so it is not counted twice.
Shingles for a 2,000 square foot roof, materials only
Doing it yourself, the shingles and felt cost about $3,179: 66 bundles of architectural shingles at $44.99 and 6 rolls of #15 felt at $34.99, with 10 percent waste, at McCoy's Building Supply prices checked in October 2026.
| 2,000 square foot roof in asphalt shingles | Cost |
|---|---|
| Shingles and felt, materials only | About $3,179 |
| Installed by a roofer, no tear-off | $8,000 to $24,000 |
| Installed by a roofer, with tear-off | $10,000 to $34,000 |
The gap of $4,821 to $20,821 is the roofer's labor and costs, plus the nails, drip edge, flashing, vents, ridge cap, delivery and tax the materials figure leaves out. The 2,000 square foot shingle order has the full list.
Is your roof really 2,000 square feet?
The most common mistake in a roof estimate is using the floor area as the roof area. This table works back from a 2,000 square foot roof to the house under it, 4 feet long for every 3 wide with 12 inch overhangs.
| Roof pitch | Pitch multiplier | Flat area covered | House that fits | Floor area |
|---|---|---|---|---|
| 4 in 12 | 1.054 | 1,897 sq ft | 48 by 36 ft | 1,728 sq ft |
| 6 in 12 | 1.118 | 1,789 sq ft | 46 by 35 ft | 1,610 sq ft |
| 8 in 12 | 1.202 | 1,664 sq ft | 45 by 34 ft | 1,530 sq ft |
| 10 in 12 | 1.302 | 1,536 sq ft | 43 by 32 ft | 1,376 sq ft |
| 12 in 12 | 1.414 | 1,414 sq ft | 41 by 31 ft | 1,271 sq ft |
At 6 in 12, a 2,000 square foot roof sits over a house of about 46 by 35 feet, with 1,610 square feet of floor. Going the other way, a one-story house with 2,000 square feet of floor has about 2,443 square feet of roof at the same pitch and overhangs. In asphalt shingles with a tear-off, that roof is about $12,200 to $41,500, close to the figures for a 2,500 square foot roof.
A two-story house with 2,000 square feet of floor space has about 1,000 on each level, so its roof is about 1,265 square feet, close to a 1,200 square foot roof. A garage or porch adds its own roof area; the roof area calculator measures yours.
Before you sign
A medium-sized roof like this usually takes a crew two to three days, by HomeAdvisor's figures. If a quote plans one day, ask how big the crew is; if it plans a week, ask why.
Other roof sizes
In asphalt shingles with a tear-off, a 1,800 square foot roof is $9,000 to $30,600 and a 2,200 square foot roof is $11,000 to $37,400.
1,000 sq ft1,200 sq ft1,500 sq ft1,800 sq ft2,200 sq ft2,500 sq ft3,000 sq ft3,500 sq ft4,000 sq ft
Common questions
How much does it cost to replace a 2,000 square foot roof?
About $10,000 to $34,000 with asphalt shingles and a tear-off, or $8,000 to $24,000 without, by HomeAdvisor's national figures. Quotes from roofers in your area are the only firm number.
How much does a 2,000 square foot metal roof cost?
For standing seam metal, about $8,000 to $60,000 before tear-off, at HomeAdvisor's $4 to $30 per square foot installed. The range is wide because it covers metals from steel and aluminum up to zinc and copper.
How much does it cost to tear off a 2,000 square foot roof?
About $2,000 to $10,000, at HomeAdvisor's $1 to $5 per square foot for removing and hauling away the old roofing. Some quotes already include it.
How much of a 2,000 square foot roof replacement is labor?
About 60 percent, by HomeAdvisor's figures, at $1.50 to $4 per square foot. On 2,000 square feet that is $3,000 to $8,000 of labor. Steep or high roofs cost more to work on.
How long does a 2,000 square foot roof replacement take?
Two to three days for a medium-sized shingle roof, by HomeAdvisor's figures, with more for steep roofs and ones with chimneys or skylights.
Is a 2,000 square foot roof the same as a 2,000 square foot house?
No. A one-story house with 2,000 square feet of floor has about 2,443 square feet of roof at 6 in 12 with 12 inch overhangs, and a 2,000 square foot roof fits a one-story house of about 1,610 square feet.
Sources
- HomeAdvisor: shingle roof replacement cost, with removal of the old roof
- HomeAdvisor: standing seam metal roof cost
- McCoy's Building Supply: roof shingle prices
- McCoy's Building Supply: roofing underlayment prices
Facts on this page were last checked against these sources in October 2026.