What does a roof cost for a 1,200 sq ft house?
Why older homes surprise people
A lot of 1,200 sq ft houses in metro Atlanta and North Georgia are ranches built decades ago. Their roofs have often been replaced once or twice, and sometimes the last roofer went right over the old shingles. Tearing off two layers takes more labor and more dumpster weight.
Plank decking
Older homes may have board sheathing, individual planks with gaps between them, instead of plywood or OSB. Shingle manufacturers expect a solid, smooth deck, and wide gaps, loose knots, or soft boards can void the shingle warranty or let nails miss. The usual fix is new sheathing over or in place of the planks. A good contract states how that is priced before work starts. Our comparison of OSB vs plywood decking explains the sheathing choices.
Other common add-ons on older ranches
- Low slope porch or carport roofs that need a different material than shingles.
- Attic ventilation upgrades, since many older homes have too little exhaust.
- Chimney flashing that was caulked instead of properly counterflashed.
Do not roof over
Laying new shingles over old ones saves money today but hides the deck, traps heat, and shortens the new roof's life. See roofing over existing shingles before you accept that option.