How much does it cost to replace a roof on a 3000-square-foot house in 2023?

According to the US Census, around 19% of new homes built in 2022 had 3,000 square feet or more. Larger families that require more living space go for big or middle-sized houses with two stories and hipped or gable roofs. Thanks to the abundance of space, these roofs often come with add-ons like dormers, skylights, ventilation systems, etc. Pitched roofs look attractive on homes over 3.000 square feet, adding to their sale value. 

However, there is another side of the coin, as roofs of this size require a heavy up-front investment. The national average cost of a new roof on a 3,000-sq-ft house ranges from $16.500 to $31.000, with the high-end price reaching up to $90.000. Roofers charge extra for working on roofs of 2 to 3-story homes, considering the increased difficulty of maneuvering materials and equipment at higher elevations. Generally, you can expect to spend around $14.000 for labor alone to put a new roof on a 3,000-square-foot house. This a ballpark cost that might vary depending on the scope of work (the design and strctural complexity of the roof), the selected material (roofing weight and maintenance requirements), roof accessibility (the number of stories of the house and roof slope), and location (local labor rates). 

The cost to replace a 3,000-sq-ft roof by roofing type

The cost of a 3,000-square-foot roof can vary significantly depending on the roofing material chosen. Along with labor cost, it is a key cost-formation factor determining the total project estimate. 

Here are the most sought-after roofing materials and their average costs to roof a 3000-sq-ft house, including material and labor. 

Asphalt shingles

Three-tab and architectural asphalt shingles remain the #1 choice for American homeowners. They are simple to install and don't require a considerable upfront investment. And their relatively short service life is compensated by their distinctive appearance and low maintenance. Generally, three-tab shingle roofs cost between $7.250 - $13.000 to install, and their more quality counterparts made of architectural shingles cost $9.350 - $16.800 to install. 

Metal roofing

Depending on the metal and finish used, the cost of this roofing solution varies from as low as $15.000 to as high as $47.000 for a roof of 3,000 square feet. Homeowners on a tight budget generally go for standing seam and corrugated steel panels that cost around $4 - $6.50 per square foot. The mid-level metals fitting multiple roof designs and climate conditions are aluminum and stone-coated steel. They cost from $5 to $13 per square foot. Zinc and copper are considered high-end metal roofs, estimated at $14 - $25 per square foot. 

Tile roofing

Tile roofs come in many styles and materials, from low-cost concrete tiles to mid-segment synthetic and terra cotta tiles to highly-priced slate roofing. Generally, the cost to replace the roof on a 3,000-sq-ft house ranges from $25.000 to $65.000, with most homeowners spending around $32.000, including material and labor. Remember that most tile roofing options are heavyweight, which adds to the transportation and installation cost. Plus, you might need to reinforce your roof, which costs around $3 to $5 per square foot or $9.000 to $15.000 in total.

Wood shakes and shingles

The wood roofing cost generally differs in style, thickness, and the type of material used. Taper-sawn wood shingles are the most affordable wood roofing option, typically made from cedar. They are machine-cut, resulting in a uniform thickness and appearance. The cost to roof a 3000-sq-ft house with taper-sawn wood ranges from $14.250 to $24.250. The higher-grade roofing represents hand-split wood shakes and premium shingles that cost $6 to $15 per square foot or $21.450 - $50.000 in total. 

Slate roofing

This naturally durable premium roofing option varies in color, size, and thickness, resulting in cost fluctuation. Slate is known for its long lifespan and resistance to harsh weather conditions. Architectural-grade tiles are the most durable and expensive of the available slate options. You should expect to spend $15 - $30 per square foot for this roofing or $48.000 - $76.000 to cover your 3,000-square-foot roof. However, if you want to get the appearance of natural slate at a lower cost, you may go for synthetic slate tiles that cost $20.000 - $36.000 for a roof of 3,000 square feet. 

Here is an overview of the 3000-sq-ft roof replacement cost by roofing material:

Please note that the mentioned cost ranges are approximate and may differ greatly depending on your location and specific needs. Leave your request with us to get personalized estimates from at least four vetted contractors in your area. It won't take you a dime while bring tremendous value in searching for the best roofing replacement professionals near you. 

Additional factors to consider in estimating the cost of a new roof of a 3,000-sq-ft house

When estimating the cost of a new roof, several factors that impact the overall expense come into play. In addition to the base cost of materials and labor, you should also consider factors like location, roof complexity and accessibility, local building codes, and potential damage repairs. Plus, it would be best to discuss with your roofer the add-ons you might want to integrate during installation. By taking all these factors into account, you can gain a more accurate understanding of the realistic cost of your new roof.

Here are the additional considerations to take estimating the 3000-sq-ft roof replacement cost:

• Number of stories in a home

The number of stories in a home can significantly impact the roof replacement cost, primarily due to the increased complexity and safety concerns associated with working on taller structures. Higher roofs require more specialized equipment, such as scaffolding or boom lifts, which can increase the overall labor costs. 

• Roof slope

The high incline of your roof can impact the cost of replacing it. Pitched roofs pose heightened risks for contractors, resulting in higher labor expenses due to the challenging installation process. Roofs with steeper angles require additional materials like underlayment to guarantee adequate coverage.

• Roof design complexity

The cost to replace a roof on a 3000-sq-ft house also hinges on the structural complexity of the top and the number of extra features it possesses, including dormers, valleys, and gables. Complex roof designs require more precise measurements, cutting, and fitting of materials, leading to longer installation times and a higher cost for a project. 

• Roof accessibility

The ease of access to your roof plays a crucial role in determining the labor cost of your roof replacement project. Roofs that are hard to reach or have limited access require roofers to use specialized equipment like cranes or hoists to safely deliver materials to the job site. This additional equipment, coupled with the increased effort and time needed for adequate installation, contributes to an overall rise in labor costs. 

• Getting permits

A roofing project of the replacement scale requires permits in almost all US states. You can get building permits yourself by applying to the local municipality. Another way to go is to ask your roofer to get them for you. Anyway, you should expect to spend $250 - $550 on building permits. 

• Roof inspection

Professional inspections are mandatory for a roof's optimal performance and longevity. On top of that, they come before any roof replacement or installation project, as roofers must adequately assess the current roof condition before proceeding to the job. A full-fledged roof inspection costs around $320 or $50 per hour.