The working
- 1. Footprint2,400 sq ft house + 1.5 ft overhangs2,709 sq ft
- 2. Roof surface2,709 sq ft footprint × 1.118 (6/12 pitch multiplier)3,029 sq ft
- 3. Squares to order3,029 ÷ 100 = 30.3 squares, + 10% waste (gable roof)33.3 squares
- 4. Installed3,029 sq ft × $9–$16 per sq ft (standing-seam metal, HomeGuide, Nov 7, 2025)$27,259 – $48,460
- 5. Tear-off3,029 sq ft × $1–$3 per sq ft to remove one layer (HomeGuide)$3,029 – $9,086
- 6. PermitFlat fee, set locally (HomeGuide, Fixr)$100 – $500
- 7. Installed totalSum, rounded to $100 under $10,000 and $500 above$30,500 – $58,000
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. To compare standing seam, metal shingles and exposed-fastener panels on your roof, use the metal roof cost calculator.
Metal: installed cost by house size and pitch (one storey)
| House size | 3/12 | 4/12 | 6/12 | 8/12 |
|---|---|---|---|---|
| 1,000 sq ft | $12,500 – $24,000 | $13,000 – $24,500 | $13,500 – $26,000 | $14,500 – $28,000 |
| 1,500 sq ft | $18,000 – $34,500 | $18,500 – $35,500 | $19,500 – $37,500 | $21,000 – $40,500 |
| 2,000 sq ft | $23,500 – $45,000 | $24,000 – $46,000 | $25,500 – $49,000 | $27,500 – $52,500 |
| 2,500 sq ft | $29,000 – $55,500 | $30,000 – $57,000 | $31,500 – $60,500 | $34,000 – $65,000 |
| 3,000 sq ft | $34,500 – $66,000 | $35,500 – $67,500 | $37,500 – $71,500 | $40,500 – $77,000 |
How it compares on the same 2,400 sq ft house
| Material | Per sq ft | Per square | At 6/12 |
|---|---|---|---|
| Architectural asphalt shingles | $4–$6 | $400–$600 | $15,000 – $28,000 |
| 3-tab asphalt shingles | $3–$5 | $300–$500 | $12,000 – $24,500 |
| Standing-seam metal | $9–$16 | $900–$1,600 | $30,500 – $58,000 |
| Metal shingles | $6–$14 | $600–$1,400 | $21,500 – $52,000 |
| Corrugated / exposed-fastener metal | $5–$12 | $500–$1,200 | $18,500 – $46,000 |
| Concrete tile | $7–$19 | $700–$1,900 | $24,500 – $67,000 |
| Clay tile | $8–$25 | $800–$2,500 | $27,500 – $85,500 |
| Natural slate | $10–$30 | $1,000–$3,000 | $33,500 – $100,000 |
| Cedar shakes | $5.50–$13.50 | $550–$1,350 | $20,000 – $50,500 |
| TPO membrane (flat roof) | $4–$10 | $400–$1,000 | $15,000 – $40,000 |
| EPDM rubber (flat roof) | $3.50–$10 | $350–$1,000 | $13,500 – $40,000 |
| Modified bitumen (flat roof) | $4–$7.50 | $400–$750 | $15,000 – $32,500 |
Only materials the 2024 IRC allows at 6/12. Per-foot prices are installed, before tear-off and permit; the last column includes both.
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 much is a metal roof per square?
About $900–$1,600 per square (100 sq ft) installed for standing-seam metal, before tear-off and permit (HomeGuide, Nov 7, 2025).
What does a metal roof cost on a 2,400 sq ft house?
About $30,500 – $58,000 for a one-storey house at 6/12, including removing one old layer and a permit.