What’s in these numbers

Each total is a typical one-story house with a plain gable roof, measured the way the roofing calculator measures it: 12 inch overhangs, a 6/12 pitch, and 10% over the roof for cuts and laps. Priced the way a contractor’s estimate is priced:

  • The old shingles torn off and hauled away, down to the deck.
  • Synthetic underlayment over the deck. The code calls for underlayment under metal roof panels (IRC R905.10.5).
  • Ribbed steel panels, 26 gauge, fastened with screws through the panels.
  • Metal trim on the eaves and gable ends, metal ridge cap, and closure strips at the eaves and the ridge.
  • Three pipe jack flashings made for metal roofs.
  • Overhead and profit: 20%, the standard markup on a contractor’s estimate.
  • Sales tax on the materials, at the state’s average rate.

Not in them: standing-seam panels, replacing rotten decking, ice barrier, vents, chimney and wall flashing, snow guards, and permits.

Per square foot of roof

The figure in the box is per square foot of house. The roof itself is bigger than the house: the 1,800 sq ft house’s roof is about 2,220 square feet on the slope, overhangs included. By the roof’s own surface, that’s $10.50 to $17.25 a square foot.

Metal or shingles

The same houses, priced the same way:

House Architectural shingles Steel panels
1,200 sq ft $8,200 to $12,100 $16,300 to $26,000
1,800 sq ft $11,800 to $17,400 $23,500 to $37,750
2,500 sq ft $15,700 to $23,250 $31,500 to $50,500

Totals include the contractor’s overhead and profit (20%) and the state’s average sales tax. The roof replacement cost guide has the shingle roof by state.

What moves the price

  • The panel. Standing-seam panels hide their fasteners under raised seams and are a different system from the ribbed panels priced here. Heavier gauges (24 gauge is thicker than 26) cost more. The guide to types of metal roofing compares the panels and metals.
  • Size, pitch and shape. Hips and valleys need more trim, more flashing and more cutting than a plain gable, and a steep roof is slower to work on.
  • The pitch’s lower limit. Lapped panels without sealant need at least 3/12; with lap sealant, 1/2:12; standing seam, 1/4:12 (IRC R905.10.2).
  • The old roof. Leaving one layer of shingles in place, where the code and the panel maker allow it, saves the tear-off.
  • The decking. Soft or rotten sheathing is replaced by the sheet once the shingles are off.
  • Where you live. Pick your state in the box above.

Working out your own roof

  1. Measure the house and the overhang, and find the pitch. The guide to measuring a roof and the guide to finding a roof’s pitch cover both.
  2. Run the roofing calculator for the roof’s area and edges.
  3. Type the house’s footprint in the box above for the range by footprint.

Common questions

How much does a metal roof cost on a 2,000 square foot house?

For a one-story house with a plain gable roof, about $26,000 to $42,000, by the footprint figure above. On a two-story house of the same floor area, the roof is about half the size.

How much is a metal roof on a 1,500 square foot house?

About $19,500 to $31,500 for a one-story house with a plain gable roof.

Can a metal roof go over shingles?

Often, over one layer. The code allows a new roof over an existing one when it goes on by the roofing maker’s instructions, and a standing-seam system that carries its own load to the framing doesn’t need the old roof taken off (IRC R908.3.1). A new roof isn’t allowed over two layers, or over one that’s wet or deteriorated (IRC R908.3.1.1).

What’s the lowest pitch for a metal roof?

3/12 for lapped panels without sealant, 1/2:12 with lap sealant, and 1/4:12 for standing seam (IRC R905.10.2).

What gauge is a residential metal roof?

Ribbed steel panels for houses come in 29, 26 and 24 gauge; the lower the number, the thicker the steel. The totals here are for 26 gauge.