Roof Cost for a 2,200 sq ft House (2026 Prices)

Roof cost for a 2,200 sq ft house

Worked out for a 2,200 sq ft one-storey L-shaped house with a 6/12 cut-up (valleys, dormers) roof, with tables for other pitches, storeys and materials.

2,200 sq ft · one-storey L-shaped house · 6/12

$14,000 – $25,500

2,791 sq ft of roof, 33.5 squares to order (20% waste) · installed, incl. tear-off of one layer and a permit

Change the numbers in the roof cost calculator

The working

1. Floor plan2,200 sq ft on one floor, as a 1.5:1 rectangle = 38.3 ft × 57.4 ft2,200 sq ft
2. Add overhangs(38.3 ft + 3) × (57.4 ft + 3), for 1.5 ft eaves on every side2,496 sq ft footprint
3. Roof surface2,496 sq ft footprint × 1.118 (6/12 pitch multiplier)2,791 sq ft
4. Squares to order2,791 ÷ 100 = 27.9 squares, + 20% waste (cut-up (valleys, dormers) roof)33.5 squares
5. Installed2,791 sq ft × $4–$6 per sq ft (architectural asphalt shingles, HomeGuide, Nov 7, 2025)$11,163 – $16,745
6. Tear-off2,791 sq ft × $1–$3 per sq ft to remove one layer (HomeGuide)$2,791 – $8,373
7. PermitFlat fee, set locally (HomeGuide, Fixr)$100 – $500
8. Installed totalSum, rounded to $100 under $10,000 and $500 above$14,000 – $25,500

Prices are published national installed ranges (mostly HomeGuide, updated Nov 7, 2025), the same ones the roof cost calculator uses, for a straightforward re-roof with one old layer torn off. They are not adjusted for your state; the calculator can do that. Decking repairs, access, steep or cut-up roofs and the contractor all move the final price, so get at least two written quotes.

Squares and the materials list come from the same math as the roof calculator, which works them out for your own measurements.

This 2,200 sq ft house at other pitches

Pitch	Roof surface	Squares	Asphalt shingles	Standing-seam metal
3/12	2,573 sq ft	25.7	$13,000 – $23,500	$26,000 – $49,500
4/12	2,631 sq ft	26.3	$13,500 – $24,000	$26,500 – $50,500
6/12 (this house)	2,791 sq ft	27.9	$14,000 – $25,500	$28,000 – $53,500
8/12	3,000 sq ft	30.0	$15,000 – $27,500	$30,000 – $57,500
10/12	3,249 sq ft	32.5	$16,500 – $29,500	$32,500 – $62,000
12/12	3,530 sq ft	35.3	$18,000 – $32,500	$35,500 – $67,500

Published ranges are priced per square foot of roof, so a steeper pitch costs more here only because it has more roof. Many roofers also add a steep-roof charge from about 7/12 or 8/12.

Same 2,200 sq ft, one storey or two (6/12, cut-up (valleys, dormers) roof)

House	Roof footprint	Squares	Asphalt shingles
One storey (this house)	2,496 sq ft	27.9	$14,000 – $25,500
Storey and a half	1,710 sq ft	19.1	$9,700 – $17,500
Two storeys	1,312 sq ft	14.7	$7,400 – $13,500

Where the two wings meet, the roof forms valleys. Valleys need ice and water shield and careful cutting, so waste is about 20% and the job takes longer.

Materials to order (asphalt shingles, cut-up (valleys, dormers) roof)

Material	Quantity	How it is worked out
Shingles	101 bundles	33.49 squares with 20% waste × 3 bundles per square
Synthetic underlayment	4 rolls	3,349 sq ft ÷ 1,000 sq ft per roll
Ice & water shield	3 rolls	3 ft along 122 ft of eaves + 3 ft along 18 ft of valleys, +5% laps
Starter strip	3 bundles	214 ft of eaves and rakes +5% ÷ 100 ft per bundle
Drip edge	23 10 ft pieces	214 ft of eaves and rakes +5% for laps
Hip & ridge cap	3 bundles	61 ft of ridges and hips +5% ÷ 25 ft per bundle

Did hail hit your area? Insurance often covers hail damage. Check hail history for your city, with storm reports back to 1955.

Questions people ask

How many squares is a 2,200 sq ft house roof?

About 27.9 squares for this one-storey L-shaped house at 6/12, or 33.5 to order with 20% waste. The tables show how storeys and pitch change that.

How many bundles of shingles for a 2,200 sq ft house?

About 101 bundles of architectural shingles at three bundles per square, including 20% waste for a cut-up (valleys, dormers) roof.

What would standing-seam metal cost instead?

About $28,000 – $53,500 installed on the same roof, against $14,000 – $25,500 for asphalt, including tear-off of one old layer and a permit.

Why do valleys add to the cost?

Valleys carry the most water, so they get ice and water shield and careful cutting. Here that means 3 rolls of ice and water shield and 20% shingle waste instead of 10%. Published ranges do not price valleys separately, so expect a cut-up roof in the top half of the range.