Roofing and siding are two of the largest exterior expenses a homeowner faces. Prices vary a lot by region, material, roof shape, and the condition of what is underneath, so a single national average can be misleading. This guide explains how each job is priced, how to estimate quantities, and what to look for in quotes. It deliberately avoids fixed dollar figures; use it to structure your own estimates, then confirm with local written bids.
How roofing and siding are priced
Contractors usually price from a few pieces:
- Materials: shingles, underlayment, flashing, vents; siding panels, house wrap, trim, fasteners.
- Labor: tear-off, installation, cleanup. Often the largest share.
- Access and safety: steep roofs, multiple stories, and scaffolding raise costs.
- Repairs found during the work: rotted roof decking or sheathing, damaged framing, failed flashing.
- Permits, disposal, and overhead.
Roofing is commonly priced per “square,” which equals 100 square feet of roof surface. Siding is often priced per square foot or per square of wall area.
Measuring: floor area vs. roof and wall area
A common mistake is using the house’s floor area as the roof or wall area.
- Roof area is larger than floor area because of pitch and overhangs. The steeper the slope, the more surface.
- Wall area depends on perimeter and height, minus openings such as windows and doors, plus gables.
So a 2,000 square foot house does not simply need 2,000 square feet of roofing or siding. A rough contractor measurement or satellite measurement report can give a better figure.
Roof cost factors
- Roof size, pitch, and number of facets, valleys, dormers, and chimneys
- Material: asphalt shingles, metal, tile, slate, wood, or other
- Whether old layers must be torn off
- Condition of decking and flashing
- Ventilation, drip edge, and underlayment upgrades
- Accessibility and local labor rates
Siding cost factors
- Wall area and story height
- Material: vinyl, fiber cement, wood, engineered wood, metal, brick or stone veneer, stucco
- Removal of old siding and disposal
- Housewrap, flashing around windows and doors, and trim
- Insulation upgrades, if included
- Rot or water damage behind the siding
Is siding or a roof more expensive?
It depends on the house and materials. For many homes the two can be in a similar range, and either can come out higher based on material choice, roof complexity, and wall area. Compare quotes for your own house rather than relying on a general rule.
Siding a 2,000 sq ft house
Use wall area, not floor area. Approximate it this way:
- Measure the perimeter of the house.
- Multiply by wall height (about 8 to 9 feet per story is typical).
- Add gable areas.
- Subtract windows and doors.
- Multiply by the contractor’s price per square foot of installed siding (obtain this from local bids).
Different layouts of the same floor area give very different wall areas, which is why bids vary.
A roof on a 2,000 sq ft home
Roof area depends on pitch, overhangs, and whether the house is one or two stories (a two-story house has roughly half the footprint per floor). A contractor typically measures from the ground, drone, or report. Multiply the number of squares by the local installed price per square, then add allowances for flashing, vents, tear-off, and decking repair.
A 20x20 roof: a worked example
A flat footprint of 20 ft x 20 ft is 400 square feet, which is 4 squares. A pitched roof of the same footprint has more surface. For example, steeper slopes and overhangs increase the area, so you would add to the 4 squares. Roofing materials usually also include extra for waste and cutting. Small jobs often cost more per square than large ones because minimum charges, tear-off, and setup apply regardless of size. Get a quote for the actual roof.
Doing both at once
Combining projects can help in some cases:
- Shared scaffolding or setup, and one mobilization
- Coordinating flashing where the roof meets the walls
- Avoiding damage to new work by doing the roof first
- Possibly better pricing from a contractor who does both
It also concentrates your spending at one time. Many people do the roof first, then siding, so falling debris does not damage new siding. Ask contractors about sequencing.
What a good quote includes
- Itemized scope: tear-off, materials (brand and product line), underlayment or housewrap, flashing, trim
- Price for decking or sheathing repair, per sheet or per foot
- Disposal and cleanup
- Permits and who handles them
- Warranty terms for materials and workmanship
- Proof of license and insurance as required locally
- Timeline and payment schedule
Be cautious of bids that are very low, require large upfront payments, or lack written details.
Older homes: asbestos and lead
Homes with older roofing, siding, or underlayment may contain asbestos (for example, some cement shingles or siding) or lead paint on trim. Do not break, cut, or sand suspect materials. Have them tested, and hire certified abatement or lead-safe professionals as required in your area. This can add cost and time.
Repair vs. replace
Small leaks or a few damaged pieces might be repairable at far lower cost than full replacement. Replacement becomes more sensible when damage is widespread, the material has reached end of life, or repeated repairs add up. See eave repair cost for roof-edge work, stucco water damage for stucco walls, and how to repair peeling exterior paint if paint is the main concern. Roof work is hazardous, so leave it to licensed professionals unless you have training and fall protection. For what a small flat-roof patch involves, see DIY spray foam roofing.