A 2,000 sq ft house is the closest thing to a “standard” home in the LA roofing market, it’s the size contractors quote most, and the size our example figures across this site are built on. For the single-story version with an attached two-car garage: expect $24,000–$35,300 for asphalt shingles, $38,100–$77,600 for Spanish tile, and $49,400–$73,400 for standing-seam metal.
Every material at this size
| Material | Typical range |
|---|---|
| Asphalt shingles | $24,000–$35,300 |
| Tile reset (existing tile roofs) | $26,800–$39,500 |
| Flat / torch down | $24,700–$36,300 |
| TPO membrane | $32,400–$48,000 |
| Spanish tile | $38,100–$77,600 |
| Flat concrete tile | $43,700–$103,000 |
| Standing-seam metal | $49,400–$73,400 |
| Slate | $55,000–$81,800 |
Flat-system rows assume a low-slope roof, the usual case for those materials. Estimates vary by roof size, pitch, and material grade, the ranges above are for a normally pitched, normally complicated roof, priced at LA-area rates rather than the national averages most calculators lean on.
Same house, two stories: a very different bill
Stack those identical 2,000 sq ft of living space into a two-story home and the roof shrinks dramatically, the same rooms sit on half the footprint. The shingle range drops to about $14,800–$21,400, versus $24,000–$35,300 for the single-story version. Story count is the most underrated variable in roof pricing, and it’s why two neighbors with “the same size house” get wildly different bids. We dig deeper into that effect in the 2,500 sq ft guide.
What can move your bid beyond these ranges
The ranges above price a clean, standard re-roof. Three things can move a real bid past them, and none are visible from the curb:
- Deck condition, rot or damaged sheathing found at tear-off, priced per sheet of replacement plywood.
- Existing layers, a second old layer means required tear-off of both, adding labor and dump fees.
- Roof furniture, skylights, chimneys, satellite mounts, and solar arrays each add flashing or remove-and-reset work.
A trustworthy bid handles these with stated unit prices rather than a vague allowance, so surprises are priced before they’re found.
Picking a lane at this size
At 2,000 sq ft, the spread between the cheapest and most expensive roof is large enough to shape your household budget: $24,000–$35,300 in shingles versus $43,700–$103,000 in top-grade flat concrete tile. If you’re weighing that ladder, the shingle guide covers the value end, the tile guide covers both tile families (and the reset option for existing tile roofs), and the metal guide makes the long-ownership case.
Smaller home? See the 1,500 sq ft numbers. Bigger? The 3,000 sq ft guide covers why large-roof bids spread wider. And the full LA overview puts all sizes and materials in one place.
Figures on this page are informational estimates based on regional pricing data and automated roof measurements. They are not quotes or bids. Actual pricing requires an on-site inspection by a licensed contractor.