How Much Does It Cost to Reroof a 2200 Square Foot House?
Introduction
Considering reroofing a 2200 square foot house can be a substantial investment for homeowners. Different materials, existing roof conditions, and multiple layers all play a crucial role in determining the final cost. This article will break down the factors and provide a general estimate for various scenarios.
Materials and Cost
The type of material used is a significant determinant of the cost. Tiles are generally more expensive than shingles. However, there are alternative options like a polyester fabric seamless roof system that can be cheaper for flat roofs. The choice of material also impacts the overall aesthetic and durability of the roof.
Roof Condition and Existing Layers
When considering existing layers on the roof, the number of layers and the condition of the sheeting can significantly impact labor and material costs. Removing multiple layers increases labor costs, and replacing the sheeting can be expensive.
Assumption for Single Layer
Assuming a single layer of shingles with no additional sheeting required, a credible estimate for a 2200 square foot house, including an attached garage, would likely range between $12,000 to $15,000 depending on the type of shingle chosen by the customer. This estimate covers both the main house and the attached garage.
Understanding Roof Square Footage
It's important to note that the shingle amount is calculated based on roof square footage, not the total house square footage. A 2300 square foot house can be configured in various ways, from a simple flat roof to a L-shaped structure with multiple pitches and dormers.
Seeking Multiple Bids
It's advisable to call contractors for bids rather than relying solely on the lowest price. Ensure that the contractors have active business licenses and comprehensive insurance. A reputable contractor can provide a more accurate quote and ensure the quality of the work.
Reference Case Study
Case Study Overview: In May 2023, we had our asphalt shingle roof replaced with Certainteed’s best asphalt shingle on a 3600 square foot, 2.5-story house. The house had a 45-degree slope, six gables, and 28 facets, including peaks, valleys, and intersections, leading to a complex structure.
Virtual Removal and Assembly: The project included the removal of prior shingles, both single and double layers, depending on the area. It also involved the replacement of all lead flashing on two chimneys for added safety. Up to six sheets of plywood sheathing were installed at no additional cost, though we only needed approximately four sheets replaced on the front porch. Two dumpsters were used for landscape protection, and we obtained a building permit due to the height of the roof (40 feet).
Timeline and Workforce: The project took two and a half days to complete. The first day saw 11 workers removing the old shingles, followed by four workers sporadically over the remaining days. The total cost for the roofing project was $36,000, a price point we found to be justified given the quality of the work.
Conclusion: The price of reroofing can vary widely depending on the materials, condition of the roof, and the specific details of the structure. Therefore, consulting with reputable contractors and obtaining multiple bids are essential steps in determining the final cost.