What does a roof cost for a 2,800 sq ft house?
Short answer. A 2,800 sq ft two story house usually has about 17 to 19 squares of roof before the garage, which often keeps it in the $8,000 to $16,000 range, while a one story home this size can push into the large range of about $15,000 to $25,000. Steep front gables and tall walls, common on newer North Georgia homes, can raise either one toward $20,000 or more.
The newer subdivision factor
Many 2,800 sq ft homes built in the last 25 years around metro Atlanta and North Georgia share a look: a two story box with steep front gables, a lower pitch rear roof, and an attached two or three car garage. That design changes the cost in specific ways.
- Steep front planes at 10/12 or 12/12 need harnesses and roof jacks and slow the crew.
- Two story eaves add high roof labor and safety setup.
- A three car garage can add 8 or more squares by itself.
- Roof to wall joints where the garage roof meets the second story wall need step flashing and kickout flashing.
Questions to ask on a roof this size
- What is the measured square count, garage included?
- How much of the roof is steep, and how is that priced?
- Will the crew replace step flashing along the second story walls or reuse it?
- Is the job one day or two, and how is the roof protected overnight?
Insurance funded jobs
If hail or wind triggered the project, the insurance estimate should include steep and high roof charges when they apply. If they are missing, a roofer can ask the carrier to add them. See roof supplements explained.
For the measuring method, see how roofers measure a roof, and for wall flashing details, roof flashing explained.