How much does it cost to put a shingle roof on a 2,000 square foot house?

Washington-published figures put a 2,000 square foot architectural shingle roof at $10,900 to $19,000. National cost guides run wider at roughly $8,000 to $22,000, since they blend every shingle grade and every market. Keep in mind the number follows roof surface, not floor area. A steep or cut up 2,000 square foot house can carry 25 squares or more of roof.

How much does it cost to replace a roof on a 1,500 square foot house?

Applying published per square foot rates, a 1,500 square foot roof in dimensional shingles lands around $6,750 to $12,750. A luxury grade such as Presidential Shake TL runs closer to $12,000 to $19,500. Steep pitch, dormers and decking repair push a smaller roof toward the top of its range.

Is $30,000 too much for a roof?

Not always. It sits well above the Washington asphalt average of $16,042. On a simple shingle roof, that figure deserves a line by line look at the scope. On a large steep roof, or on standing-seam metal, it is a normal number. Washington-published figures put a 2,000 square foot standing-seam metal roof at $23,200 to $34,200.

Should a 20 year old roof be replaced?

Age alone does not decide it. National cost guides put asphalt shingle life at about 10 to 20 years. Island shade and moss can shorten that. Curling shingles and bald patches where the granules are gone matter more than the date. Repeat leaks in the same spot usually mean the roof is finished. A roof inspection tells you which way it goes.

What is the 25% rule for roofing?

It is an old code provision, and it no longer applies to a re-roof. It once let projects covering 25 percent or less of a roof skip current code requirements. The national roofing trade association's code guidance says it came out of the model codes in 2003. Today a roof replacement has to meet the code your jurisdiction has adopted. Ask the permit office what applies to your project.

What does a metal roof replacement cost in Washington?

Washington-published figures put a 2,000 square foot standing-seam metal roof at $23,200 to $34,200. A corrugated metal panel roof on the same size runs $14,600 to $21,500. A separate Washington tracker averages metal at $14.10 per square foot. Metal costs more up front and lasts longer. National guides put metal shingles and shakes at 50 to 75 years against 10 to 20 for asphalt.

Is this what Whidbey Roofing and Siding charges?

No. Every figure on this page comes from published market research, not from our price list. We do not quote a roof off a chart. Pitch, decking condition and the shingle line you choose all change the number. Our estimates are free, and we come out to measure and look at the roof before we give you one. Call or text (360) 544-9655.

How Much Does a Roof Replacement Cost in Washington?

Washington-published figures put a typical 2,000 square foot architectural shingle roof at $10,900 to $19,000. A Washington cost tracker updated in September 2026 sets the statewide asphalt shingle average at $16,042. That works out to about $6.83 per square foot, or $683 per roofing square. The average Washington roof in that data runs 2,350 square feet.

Those are market numbers, not our price list. We do not publish prices, because two houses of the same size can land far apart. On Whidbey Island the biggest swings come from roof pitch and shingle grade. What the crew finds under the old shingles moves the number too.

What is the average roof replacement cost in Washington?

Roofers price by the square. One square covers 100 square feet of roof surface, not floor space. A single story house with a simple gable roof might be about 20 squares. A steep two story roof with dormers and valleys carries far more surface than the floor plan shows.

Washington-published figures for a 2,000 square foot architectural shingle roof run $11,900 to $17,500. National cost guides run wider on the same size, roughly $8,000 to $22,000. They average every shingle grade and every market. Both ranges are broad for a reason. A free on-site measure is how a real number gets set, and it is how we price roof replacement work.

How much does a new roof cost by size and shingle grade?

National cost guides price shingles by grade, per square foot installed. Dimensional shingles sit in the architectural band at $4.50 to $8.50 per square foot. CertainTeed calls Landmark and Landmark Pro designer shingles, and both land in that band. Presidential Shake TL is classed as a luxury shingle, and luxury grades run $8 to $13 per square foot.

The table below applies those published per square foot rates to four roof sizes. The size column is roof surface, not house floor area.

Roof surface	Squares	Landmark or Landmark Pro	Presidential Shake TL
1,500 sq ft	15	$6,750 to $12,750	$12,000 to $19,500
2,000 sq ft	20	$9,000 to $17,000	$16,000 to $26,000
2,500 sq ft	25	$11,250 to $21,250	$20,000 to $32,500
3,000 sq ft	30	$13,500 to $25,500	$24,000 to $39,000

The Washington figure for that same 2,000 square foot architectural roof is $11,900 to $17,500. It sits near the top of the dimensional column. Metal is a step up again. Washington-published figures put a 2,000 square foot standing-seam roof at $23,200 to $34,200. Hold that against standing-seam metal roofing when you weigh the two.

What drives the price on Whidbey Island?

Island access is a real line item. Shingles come over the Deception Pass bridge or on the Clinton ferry, and delivery is priced accordingly. A mainland crew adds a ferry crossing to every day of the job. Our crew is based in Langley, so no ferry wait is built into the schedule.

Roof shape moves the price more than most homeowners expect. Steep pitch slows a crew down and adds safety setup. National cost guides show contractors adding roughly $0.50 to $2.00 per square foot once a roof passes an 8:12 pitch. Every dormer, valley and skylight adds flashing work and cut waste.

Then there is what sits under the shingles. Nine wet months, deep shade under big firs and tired flashing leave soft decking on plenty of island roofs. National guides put decking replacement at about $2 to $5 per square foot installed. Soft fascia and trim get opened up at the same time by the crew that does wood rot repair.

The building code also decides when a tear-off is required. A roof comes off down to the deck once it carries two layers. The same applies when the old covering is water-soaked or worn out. Both are common on island roofs that went a few winters too long.

What do Landmark, Landmark Pro and Presidential Shake TL change?

All three carry the same base wind number. CertainTeed lists a 15 year 110 mph wind-resistance warranty on each. An upgrade is available when CertainTeed starter and hip and ridge pieces are used. The Landmark lines upgrade to 160 mph. Presidential Shake TL upgrades to 130 mph.

For local context, Island County publishes a basic wind speed of 97 mph in its design criteria. Bluff lots and waterfront lots take the hardest gusts, so the upgrade path is worth asking about on those sites.

The rest of the difference is warranty length and impact rating. Landmark carries a 25 year StreakFighter algae-resistance warranty and Landmark Pro carries 30 years. Presidential Shake TL is a triple laminate cut to look like hand split shakes. It holds a UL 2218 Class 4 impact rating. The other two are Class 3. All three carry a lifetime limited transferable warranty from CertainTeed. Ask us for the current terms. Colors are easiest to settle on our shingle color page.

Does a re-roof need a permit in Island County?

Yes. The county building department states it plainly: new and replacement roofing projects require a building permit. Applications go through the county’s online Public Portal. Oak Harbor, Coupeville and Langley run permits inside their own city limits.

Fees follow the project valuation. In the $2,000 to $25,000 valuation band, the published fee schedule lists a base of $93.19. Each additional $1,000 of valuation adds $18.84. A 3 percent technology fee goes on top of the total. The county also calls its schedule amounts estimates only. Confirm the current fee with the permit office before you budget it.

What to do next

Published ranges are useful for setting expectations. Your roof still needs a number of its own. Pitch, decking condition, flashing details and the shingle line you pick all move the final figure.

We come out, measure the roof and look at the decking, the flashing and the venting. The estimate is free, and it comes back with the scope and the shingle line written out. Read what a full tear-off and re-roof involves to see how the job runs. Then call or text (360) 544-9655.