Roofing structures of 12 square or less are common in the United States as more and more people go for smaller homes to pay less in mortgage payouts and skimp on utilities. Overall, a one-story residential building with a 1,200-sq-ft roof costs 35% - 40% less than a 2-story house of 2.500 sq. ft., reducing upfront investment and further financial strain on a family. So if you're restrained by budget or plot size or don't need much living space, going for a smaller house might be a great solution, especially considering lower spending on building and maintenance.
This article aims to help you estimate the ballpark cost of replacing a 1200-sq-ft roof. As the estimated sum may drastically vary by roof design and complexity, as well as material and add-ons, we highlight each factor so you can make custom calculations fitting your project.
The national average cost to tear off and replace a roof of 1,200 sq. ft.
If you are about to replace your 1,200-square-foot roof, you should expect to spend $7.000 - $14.500 for the project, including material and labor. A notable gap in pricing results from differences in materials quality and installation complexity. Plus, the design of the current roof matters a lot. The more penetrations and add-ons the house top has, the more budget you will have to allocate to labor. Depending on the location and level of proficiency, a roofer may charge you $3.6 - $6.00 per square foot. In rare instances, the cost may go as high as $8 per square foot or $90 per hour. That is why it is always better to check with local roofing contractors to get actual quotes for your project.
The cost to replace a roof of 1,200 square feet ranges from $5.40 to $12.00 per square foot. You can expect to pay the lowest price for gable roofs covered with 3-tab shingles, while the roofing projects that involve mounting clay or slate tiles on a mansard or Dutch gable roof are in the high segment. Consider the average price of the selected roofing material before making up your budget. Sometimes it makes sense to opt for synthetic materials that substitute their budget-blowing originals. They can give you the same quality and visual appeal while being moderately priced.
And finally, make sure to add the cost of dismantling the roof to the estimate. Generally, this service costs from $1 to $5 per square foot or $1.300 to $5.700 for a 1,200-square-foot roof.
Type of cost
Average cost range
Average price range (total)
$7.000 - $14.500
Average price range (per sq. ft.)
$5.40 - $12.00 per sq. ft.
Labor cost (per sq. ft.)
$3.6 - $6 per sq. ft.
The average cost of a new roof (1200 sq. ft.) by the material type
The cost of a roof replacement project varies greatly depending on the choice of material, as different roofing options have unique advantages and disadvantages in terms of durability, energy efficiency, and aesthetics. Whether installing a new roof or replacing an old one, the best bet is to consult a professional about the material that can fit your style and longevity requirements while not coming at all costs. Please note that the roofing you saw in the home improvement catalog or on your neighbor's facility may turn into a nightmare for your home exterior and roof structure. That is why professional advice is a must to ensure you don't pour your money down the drain.
Here are some average 1,200-sq-ft roof replacement costs based on different material types:
Asphalt shingles. As the most common, affordable, and easy-to-install roofing material, asphalt roofing costs from $1.300 to $3.190 for a 1,200-square-foot roof, including material and labor.
Metal roofing. Depending on the alloy, the metal roofing cost for a 1,200-square-foot roof may range from $6.000 to $22.000. Copper and zinc are the costliest to install, stone-coated steel and tin come to the average segment, and stainless steel and aluminum are the most affordable in terms of material and labor.
Wood shingles and shakes. A 1,200-sq-ft roof made from wood shingles or shakes can cost between $10.600 and $16.400, depending on the wood type and quality. Red cedar and maple top the wooden roofing options by cost, while pine and white cedar can be installed for as low as $3 - $6 per square foot.
Clay (concrete) roofing. Known for their durability and energy efficiency, clay or concrete tiles can cost between $12.000 and $24.000 for a 1,200-sq-ft roof. The cost of clay roofing hinges on the quality of tiles, with higher-end ones generally being more durable, less porous, and more consistent in color.
Slate tiles. As a high-end natural roofing material, slate tiles can cost anywhere from $18.000 to $60.000 or more for a 1,200 sq-ft-roof, depending on the slate's origin, quality, thickness, and color. You should expect to spend extra for Vermont and Welsh premium slate options, considered among the finest quality roofing materials worldwide.
How much does it cost to replace a roof on a 1200-square-foot house by material type?
Services to factor in the overall 1200-square-foot house roof cost
When planning to replace your roof, there are several additional services to factor in the overall cost. The common ones include roof inspection, old roofing replacement, decking installation, and others.
Here is a brief description of the add-ons that might need in the course of the 1,200-square-foot roof replacement, along with their national average cost:
Roof inspection. Hiring an expert to inspect the roof before installing a new roofing material on it helps to identify problem areas, assess the structure's integrity, and determine the necessity of repairs. The cost of professional inspection hinges on the county, yet most homeowners pay around $225 for this mandatory pre-installation service.
Getting permits. Most roof replacement and installation jobs require special licenses issued by the local municipality to ensure that home updates align with building codes. Permission fees range from $100 to $500, depending on the project's extent and region.
Roof tear-off. This service involves dismantling old roofing materials and elements beyond repair, like shingles, underlayment, and flashing. This allows preparing the surface for the new roofing system. The national average cost for a tear-off ranges from $1 to $5 per square foot.
Venting installation. Proper roof ventilation helps regulate temperature and moisture levels in the attic, preventing issues like ice dams and mold. The cost of installing roof vents averages $300 - $600, depending on the region and complexity of the job.
Roof decking. If the roof decking or sheathing is damaged or deteriorated, it may need to be replaced or repaired prior to installing the new roofing materials. Generally, roofers charge $2.50 - $7.50 per square foot for decking services.
Sealing. Depending on the roofing material and regional climate, roofers may insist on additional waterproofing of the replaced roof using a sealant. Sealing services cost as little as $0.75 - $1.50 per square foot but drastically prolong the roof's service life.
Flashing. This crucial component of a roofing system directs water away from vulnerable areas like roof valleys, chimneys, skylights, and vents. If it's broken or loosened, the chances are you will have to deal with leaks. Installing or replacing roof flashing can cost between $250 and $500, depending on the specific areas and materials used.
Additional roofing services affecting the 1200-sq-ft roof cost
The average cost
$225 - $300
$100 - $500
$1 - $5 per sq. ft.
$300 - $600
$2.50 - $7.50 per sq. ft.
$0.75 - $1.50 per sq. ft.
$250 - $500
What is the average number of shingles required for a 1,200-sq-ft roof?
A square of shingles covers approximately 100 sq. ft. of roof area. When calculating the needed shingle squares, it's essential to consider additional factors like roof pitch and complexity. Generally, you will need around 12 shingle squares to cover a 1,200-sq-ft roof. It is always recommended to purchase extra shingles (usually about 10% more) to account for waste and possible repairs in the future.
How many bundles of shingles are typically needed to cover a 1,200-square-foot roof?
To cover a 1,200-square-foot roof, you would typically need around 36 to 48 bundles of shingles, as each bundle usually covers approximately 33.3 square feet. However, the estimation can be affected by roof pitch, complexity, and the specific shingles used.
What are the most suitable roofing materials for a 1,200-square-foot pitched roof in a region with heavy snowfall?
The best roofing material one can install on a pitched roof of 1,200 square feet in a snowy region is standing seam metal. It can efficiently shed snow and ice, preventing potential damage.