What does a roof cost for a 2,200 sq ft house?
Short answer. A 2,200 sq ft two story house usually has about 13 to 16 squares of roof, while a one story of the same size can have 25 to 30, plus any garage. In North Georgia that typically means the $8,000 to $16,000 range, with large or cut up one story roofs reaching $15,000 or more.
Complexity matters as much as size
Homes around 2,200 square feet are where builders start adding character: front gables, dormers, bump outs, a porch roof, maybe a turret. Each one adds cost beyond its area.
- Valleys need ice and water shield and careful cutting, and they produce more shingle waste.
- Dormers add step flashing on two sides, small cuts, and slow detail work.
- Roof to wall intersections need step flashing and, at the bottom, a kickout flashing to throw water into the gutter instead of behind the siding.
- Multiple levels mean more ladder setups and more safety equipment.
- Hip roofs carry more waste than simple gables because every hip edge is cut.
How to tell if your roof is complex
Count the roof planes you can see from the front and back. A simple gable has two. Many 2,200 sq ft homes have ten or more. Count the valleys too. More planes and valleys mean more labor per square.
Getting comparable bids
Ask each roofer for the measured squares, waste percentage, linear feet of valley and step flashing, and whether kickout flashing is included. Bids for complex roofs vary more than bids for simple ones, so details are the only fair comparison. See roof flashing explained and roof anatomy explained for the terms.