Roofing Cost to Cover a 1700 Sq Ft Home
The cost to roof a 1700 sq ft home in the United States varies widely based on roof type, pitch, roofing waste, and regional labor rates. This guide breaks down typical price ranges, practical considerations, and steps to get accurate estimates. By understanding material choices, installation complexities, and additional charges, homeowners can plan a budget and avoid surprises during project planning.
Factors That Influence The Cost
Several elements determine the total price of a roof replacement for a 1700 sq ft house. Roof slope or pitch affects labor efficiency and material needs. A steeper roof generally increases labor time and safety requirements. The roof’s complexity, including dormers, chimneys, and multiple valleys, raises both material waste and installation costs. Local labor rates, disposal fees, and permit costs vary by region. Finally, the choice of roofing material, underlayment quality, and warranty influence the upfront and long term value of the project.
Key cost drivers to consider: roof size in square feet, pitch, complexity, deck condition, underlayment, venting, flashing, and removal of old roofing. A precise quote typically accounts for waste factor and site accessibility. Budget for temporary protection if weather interrupts work, and for potential structural repairs discovered during removal.
Material Options And Their Price Ranges
Material choice is the single largest determinant of cost. Below are common options for a 1700 sq ft roof, with installed price ranges per square (100 sq ft), which translates to total project costs. Keep in mind that a 1700 sq ft footprint often translates to 16.7 squares of roofing, but waste and overhangs can push the bill higher.
- Asphalt Shingles – The most common choice for cost efficiency. Typical installed range: $3.50 to $6.00 per square foot, or about $5,000 to $10,000 for 1700 sq ft after waste. Laminated shingles may be toward the higher end.
- Architectural/Premium Shingles – A step up in durability and appearance. Installed often $4.50 to $7.50 per square foot, translating to roughly $7,000 to $13,000.
- Metal Roofing – Long lasting and energy efficient. Installed range: $8.00 to $14.00 per square foot, equating to about $13,600 to $22,000.
- Tile (Concrete or Clay) – Durable with distinctive aesthetics but heavier. Installed range: $7.50 to $15.00 per square foot, or roughly $12,800 to $25,000.
- Flat Roof Options (EPDM, TPO) – Common on some modern ranches or additions. Installed range: $6.50 to $12.00 per square foot, about $11,000 to $20,000.
Table: Typical installed price ranges for a 1700 sq ft roof (in the United States, before permits and disposal).
| Material | Price Per Sq Ft | Estimated Total (1700 Sq Ft) |
|---|---|---|
| Asphalt Shingles | $3.50 – $6.00 | $5,950 – $10,200 |
| Architectural Shingles | $4.50 – $7.50 | $7,650 – $12,750 |
| Metal Roofing | $8.00 – $14.00 | $13,600 – $23,800 |
| Tile (Concrete/Clay) | $7.50 – $15.00 | $12,750 – $25,500 |
| Flat Roof (EPDM/TPO) | $6.50 – $12.00 | $11,050 – $20,400 |
Labor And Installation Details
Labor costs vary by region and roof complexity. In many markets, labor accounts for about 40% to 60% of the project total. Factors impacting labor include crew size, safety gear, roof pitch, removal of existing material, and the time required to install underlayment, flashing, and vents. Roof deck inspection and possible replacement add to labor hours and cost. A well trained crew minimizes mistakes that could lead to leaks or warranty issues later.
Typical labor considerations include removal of old shingles, disposal fees, ladder access, and staging. For steeper roofs or complex structures, expect higher labor costs. Consider whether the project requires building permits and inspections, which add administrative time and fees. Proper ventilation and attic insulation prep during roofing can affect long term energy efficiency and indoor comfort.
Additional Costs To Budget
Several supplementary expenses can influence the final number. Permit fees vary by jurisdiction, typically a few hundred to over a thousand dollars. Roof decking repairs or replacements, if needed, add to both material and labor costs. Flashing around chimneys, skylights, and vents requires careful work and can raise the price. Upgrades such as architectural details, ice dam protection in cold climates, or waterproof membrane systems also shift the budget. Don’t overlook waste disposal, tarp protection, and debris cleanup, which can be material line items on the invoice.
Warranty and workmanship protection often affect price. A longer labor warranty or more comprehensive manufacturer warranty can add to upfront costs but may reduce future risk. Consider energy efficiency improvements, such as radiant barrier installation or upgraded insulation, which can provide long term savings but add initial cost.
Steps To Get An Accurate Estimate
To obtain reliable estimates for a 1700 sq ft roof, homeowners should prepare ahead. Start with detailed measurements and photos of the roof, note any visible damage, and decide on preferred materials. Request at least three written bids from licensed contractors who are familiar with local code requirements and permits. Ask for itemized quotes that include removal, disposal, decking, underlayment, flashing, venting, and flashing around penetrations. Confirm permit requirements and expected start dates, along with anticipated project duration.
When reviewing bids, compare more than price. Consider the contractor’s reputation, references, and proof of insurance. Check online reviews for reliability and consistency. Ensure they provide a clear warranty on workmanship and materials. A thorough contract should detail payment milestones, cleanup expectations, and a contingency plan for weather delays.
Frequently Asked Questions
Q: How long does a typical roof replacement take on a 1700 sq ft home? A: Most projects take 1 to 3 days for installation, depending on roof complexity, weather, and crew size. Permitting and inspections may extend total project duration by a few days.
Q: What is the best value for a 1700 sq ft roof? A: Asphalt shingles balance cost and durability for many homes. For better longevity and energy efficiency, metal or composite options can offer long term savings despite higher upfront costs.
Q: Can I install a roof myself to save money? A: DIY roofing is risky and is often not advised due to safety, code compliance, and warranty concerns. Professional installation ensures proper installation and warranty eligibility.