A roof replacement on an Ellicott City home typically runs about $25,200 for the average 3,580-square-foot roof, with most jobs between $22,500 and $29,500. Smaller roofs cost less and bigger ones cost more, so the real answer depends on how many square feet of roof you have. Here are the numbers by size, and what moves them.
The short version
- Architectural asphalt shingles, the full system, typically run $6.00 to $9.00 per square foot installed.
- A roof of 1,000 square feet runs $7,500 to $9,500, and one of 5,000 square feet runs $30,000 to $40,000.
- Cost is figured on your roof’s area, which is bigger than your floor plan.
- Rotted decking, a second layer of old shingles and a steep pitch are the usual extras.
- The inspection that measures your roof is free, and it turns an average into your number.
What does a roof replacement cost by roof size?
A full asphalt shingle roof typically runs $7,500 to $9,500 at 1,000 square feet and $46,000 to $62,000 at 8,000. The table below uses architectural shingles and the full system: tear-off, underlayment, new flashing, vents and cleanup.
| Roof size | Squares | Typical full replacement |
|---|---|---|
| 1,000 sq ft | 10 | $7,500 to $9,500 |
| 1,500 sq ft | 15 | $10,500 to $13,500 |
| 2,000 sq ft | 20 | $13,500 to $17,500 |
| 2,500 sq ft | 25 | $16,500 to $21,500 |
| 3,000 sq ft | 30 | $19,500 to $25,500 |
| 3,500 sq ft | 35 | $22,500 to $29,500 |
| 4,000 sq ft | 40 | $25,000 to $33,000 |
| 5,000 sq ft | 50 | $30,000 to $40,000 |
| 6,000 sq ft | 60 | $35,000 to $47,500 |
| 8,000 sq ft | 80 | $46,000 to $62,000 |
A “square” is the roofer’s unit: 100 square feet of roof. Below about 10 squares, the cost of getting a crew and a dumpster to the house takes over, so the smallest jobs typically start around $5,500 to $7,000 no matter how little roof there is.
Is my roof the same size as my house?
No. Your roof is almost always bigger than the floor plan under it, because of the slope and the overhang at the eaves. One national guide works it out for a one-story house: 1,400 square feet of floor (opens in a new tab) comes to roughly 1,755 square feet of roof, assuming a 6/12 pitch and a one-foot overhang.
That is why the table above is by roof area. Dormers, a second story and a steeper pitch all add more. We measure the squares and the pitch on our free inspection, so nobody has to guess from your floor plan.
What is in the price, and what is not?
The price covers the whole roof system, not just shingles. Our replacements include tear-off of up to two layers, the dumpster and haul-away, synthetic underlayment, ice-and-water shield at code minimum, new drip edge and starter strip, new flashing, ridge vent or box vents, permits and the final inspection (passed through at cost), and a magnetic nail sweep.
These are the lines that usually sit outside it:
- Decking. Rotted boards found after tear-off cost $70 to $150 per 4x8 sheet installed.
- Gutters and guards. Taking them off and putting them back, or fixing damage from the tear-off, is separate.
- Fascia, soffit and trim. Rotted wood is time-and-materials or left out.
- Skylights. They are quoted separately at $800 to $2,000+ each, and we strongly recommend doing them during a reroof.
- Inside repairs. Drywall, paint and insulation are never included.
- Solar panels. A different company takes them off and puts them back, typically $2,000 to $5,000.
Ask any bid you get for the same list. A low number often just means a line is missing.
What makes a replacement cost more?
A steep pitch, a cut-up roof shape and poor access push the price up, and so do a second layer of old shingles and a lot of bad decking. Skylights, chimneys, solar panels and peak-season demand add to it too.
On the other side, a simple gable or hip roof, a single story, good access, a standard shingle and an off-season booking all bring the price down. A large, simple roof also costs less per square foot than a small, complicated one.
A second layer is worth a closer look. Most building codes do not allow more than two roof coverings (opens in a new tab) on a building, so a roof that already has two has to come all the way off. If yours has two layers, the second tear-off adds a per-square charge.
What surprises show up after the old roof comes off?
The usual ones are rotted decking, framing problems and chimney masonry, and each one adds to the bill. We can see most of this from an inspection, but decking is hidden until the shingles are off.
This is also the best argument for a full tear-off over a new layer on top. Tear-off gives the crew the chance to inspect the roof deck (opens in a new tab), repair damage and fix how it is attached to the house. Here is what we see most:
- Framing trouble. A sagging ridge or undersized rafters need an engineer’s letter at $600 to $1,500, then a permit change. That adds $3,000 to $15,000+ and days to weeks.
- Low-slope sections. Anything under a 2/12 pitch can’t take shingles legally. It needs a membrane or standing seam, usually at a $2,500 to $5,000 minimum.
- Crumbling chimney brick. Repointing, a new crown or a rebuild runs $800 to $6,000, done by a masonry company.
- Old roofing from before 1980. It can contain asbestos, and removal is $3 to $8 per square foot.
Is a roof replacement priced the same everywhere?
No. National guides give a wide spread, and one puts new asphalt shingles at $3.44 to $12 per square foot (opens in a new tab), with tear-off adding $1 to $5 per square foot (opens in a new tab) of old material. The same guide says the biggest drivers are roof size, material and how complicated the roof is.
Our figures are narrower because they are for the Ellicott City area, and they are typical ranges, not a quote. They also run higher on the low end than a national average, because they include new flashing and the full system. A cheaper bid that reuses old flashing will look better on paper and cost you more later.
Does the shingle brand change the price much?
Less than the crew does. The brand is the part people shop for, but water gets in at flashing, valleys, pipes and edges, and those are labor details. The warranty number is a defect warranty on the shingle, not a promise of how long the roof lasts. In Maryland, asphalt shingles realistically last 18 to 25 years.
Other materials change the price a lot. Standing seam metal runs two to two and a half times asphalt, cedar shake two to three times, and natural slate three to five times.
How long does it take, and how do I pay for it?
Most 25 to 40 square roofs go on in a day, but the whole project from signature to final inspection typically takes two to six weeks. Permits take a few days to two weeks in Howard County, and peak season can add four to eight weeks of waiting. The day-by-day breakdown is in how long a replacement takes.
If the total is the worry, you can look at payment options before you decide on anything.
Common questions
How much does a roof replacement cost for a 2,000 square foot house?
A 2,000 square foot roof typically runs $13,500 to $17,500 for a full asphalt system. But a 2,000 square foot house has more roof than that, because of the slope and overhang. Have the roof measured before you trust any figure.
Is a roof replacement cheaper in the off-season?
Often, yes. Off-season booking is one of the things that brings the price down, and peak season is one of the things that pushes it up. The catch is weather: shingles need more than 40°F to seal, and a rain forecast stops a tear-off.
Should I repair instead of replace?
If the roof can still be fixed, a repair costs a fraction of a new roof, and we would rather fix it than replace it. The inspection tells you which one yours is. Our repair or replace article walks through the decision.
Do I pay for the inspection?
No. Our inspection is free, with a written report, photos, the measured square count and the pitch, and no obligation to book anything.
What to do next
Get the roof measured, and get the number for your house instead of an average. Our roof installation page covers what a replacement includes, and the free roof inspection is the first step.
