Use wall area, not floor area
This calculator asks for exterior wall area. Work from each wall’s width and height, then follow the quote’s treatment of openings and waste. The home’s living area is a different measurement.
Home › Siding
Siding replacementSiding replacement cost calculator
Siding is priced by the square foot of wall, not of floor, and the two are not close. Getting that number right is most of the work in checking a quote.
Reviewed 25 October 2026 · Written by Mantu Kumar
See the illustrated project guide
Written and maintained by Mantu Kumar
Evidence review4 August 2026
Calculation rulesRead the methodology
Quality standardEditorial policy
2026 planning ranges
- 1Tear-off & disposal of old cladding
- 2Rotten sheathing, by the sheet
- 3House wrap with taped seams
- 4Window & door flashing tape
- 5Vinyl or fiber cement
- 6Corners, J-channel, soffit trim
- 7Stories + corners
- 8Rigid foam under siding
- 9Matching after a storm
Typical whole house: Mid-range about $9 per sq ft of wall, near $17,200 at the published midpoint.
Siding replacement cost estimate
No email · nothing sentDiagram, part by part
Siding replacement: every numbered part explained
The siding replacement drawing above has 9 numbered parts, from Tear-off & disposal of old cladding to Matching on an insurance claim. Each card below frames one of them, and after you run the calculator it shows what that part adds to your estimate.
1 Tear-off & disposal of old cladding
The old cladding is stripped and hauled away, along with any old felt or wrap. Removal is a real labor line, heavier for wood or fiber cement than for vinyl.
What moves it: Wall area, layers and the old material.
On the quote: Ask how many layers are on the house and whether disposal and permit are included.
2 Rotten sheathing, by the sheet
Sheathing is the plywood or OSB behind the siding. Water damage only shows once the siding is off, so it is priced by the sheet.
What moves it: How much wall has been wet and for how long.
On the quote: Get the per-sheet price in writing and ask for photos of replaced sheets.
3 House wrap with taped seams
Part of the wrap line
House wrap is the water-resistive barrier behind the siding. Taped seams and laps that run shingle-style shed water that gets past the cladding.
What moves it: Wall area and the product used.
On the quote: Check that seams are taped and laps run shingle-style.
4 Window & door flashing tape
Part of the wrap line
Windows and doors need flashing tape and sill pans so water cannot get behind the trim. This is where most siding leaks start.
What moves it: The number of windows and doors.
On the quote: Ask how each window opening is flashed.
5 Siding material
Vinyl $3–$12 · fiber cement $6–$15 per sq ft
The siding itself, priced by area. Vinyl is the cheapest; fiber cement and engineered wood cost more but handle impact and fire better, and natural wood needs the most upkeep.
What moves it: Wall area, material and product line.
On the quote: Compare by squares with waste and the same product line.
6 Corners, J-channel, soffit trim
Outside corners, J-channel, soffit and window trim finish the edges. Trim is where an installation looks finished or cheap.
What moves it: House shape, number of openings and trim style.
On the quote: Check what trim profile and color are included.
7 Stories and house shape
Taller and complex cost more
Two- and three-story walls need staging or lifts, and houses with many corners, gables and dormers take more cutting and trim. Both raise labor per square.
What moves it: Stories, gables, dormers and corners.
On the quote: Ask whether staging or lift rental is in the price.
8 Rigid foam insulation
Optional upgrade
A layer of rigid foam over the sheathing before new siding raises wall insulation and cuts thermal bridging through studs. Windows and doors then need extension jambs.
What moves it: Foam thickness and the number of openings.
On the quote: Ask how window and door trim will be extended for the thicker wall.
9 Matching on an insurance claim
Depends on your state
If storm damage hits one wall, faded siding may not match new panels. Some states and policies require the insurer to replace enough siding for a reasonable match.
What moves it: Your state, policy and whether the product is still made.
On the quote: Photograph walls seen together and ask the adjuster how matching is handled.
A closer look at your project
Price the exterior wall, including its edges
The broad wall surface is easy to notice. Corners, windows and the condition underneath help define what a siding quote actually covers.
Three parts of the same picture, each tied to a line on a siding estimate. These close-ups are crops of the same AI-generated illustration.
Compare more than the finish
Specify the siding material and profile. Ask whether the proposal includes removing the old cladding, preparing the wall and replacing trim around windows and corners.
Ask about what is underneath
A photograph cannot establish the condition behind cladding. Request a written process for documenting and pricing hidden damage once the old material is removed.
Before comparing totals, ask for these details
- Main wall area
- Measured area, opening deductions and waste basis
- Edges and openings
- Corner boards, window/door trim and transitions
- Preparation
- Removal, wall repairs and disposal allowances
On this page
- 2-story house example
- Working out your wall area
- What quotes leave out
- What insurance covers
- Siding replacement cost by region
- What “Siding material” does to the price
- What “Stories” does to the price
- How age changes the siding replacement claim payout
- Quote checklist: 7 items to verify
- How long the job takes
- Ways to keep the cost down
- Signs siding needs replacing
- Questions
How much does it cost to replace siding on a 2-story house?
The answer depends on exterior wall area, not the home’s floor area. A 2,000 square foot two-story house commonly has about 1,600 to 2,200 square feet of wall after a rough allowance for windows and doors, before adding gables. Material choice then sets the base installed rate, while the second story increases access, staging and labor.
Use the calculator above with Estimate from floor area if wall measurements are unavailable, select two stories, and compare the result with quotes that separately identify tear-off, house wrap or sheathing repair, trim, soffit, fascia, disposal and permit work.
Working out your wall area
Wall area is perimeter multiplied by wall height, less roughly 10 to 15% for windows and doors. A 2,000 square foot two-story house typically has 1,600 to 2,200 square feet of wall — noticeably less than its floor area, which surprises most people.
Gables add area that is easy to forget. Each triangular gable end is roughly half its base times its height, and a house with three or four of them can carry a few hundred extra square feet that never appears in a rough estimate.
| Material | Installed, per sq ft | Expected life |
|---|---|---|
| Vinyl | $3 – $12 | 30 yrs |
| Engineered wood | $5 – $12 | 30 yrs |
| Fiber cement | $6 – $15 | 40 yrs |
| Metal | $6 – $16 | 40 yrs |
| Natural wood | $7 – $18 | 25 yrs |
| Stucco | $8 – $16 | 50 yrs |
| Brick or stone veneer | $12 – $30 | 75 yrs |
What quotes leave out
Trim. Fixr notes trim alone can add $0.50 to $30 per linear foot depending on material. On a house with a lot of windows that is not a rounding error.
House wrap and sheathing. You only find out what is behind the old siding once it is off. Rot around windows and at ground level is common on older houses and is not optional to fix.
Insulation. Rigid foam behind the siding adds cost and pays back in comfort. It is the cheapest time you will ever have to do it, since the walls are already open.
Complexity. Board and batten, diagonal layouts and custom factory colors all add labor or lead time or both. Standard horizontal lap is the cheapest way to buy any material.
What insurance covers
Hail, wind and impact damage are generally covered. Fading, warping, age and ordinary weathering are not. Siding claims run into a specific and frustrating problem more often than other trades: matching.
If a storm damages one elevation and your siding has been discontinued or has faded over fifteen years, replacing that elevation alone leaves an obvious mismatch. Some policies include matching coverage that pays to replace undamaged siding for an uniform appearance. Many do not, and will pay only for the damaged section. It is worth finding out which yours is before you need to.
Siding result summaryWall area and selected material create the base range; tear-off, house wrap, sheathing, flashing, corners, openings, soffit, fascia and paint determine whether two quotes cover the same job. Insurance treatment depends on the cause of damage and the policy’s matching and cosmetic-damage terms.
Worked example: why a 2,000 sq ft house is about $17,200
This page’s published midpoint for a 2,000 sq ft house in mid-range material is about $17,200. Floor area is not what gets sided. The same house commonly has 1,600 to 2,200 sq ft of wall after a rough opening allowance, before gables. $17,200 ÷ about 1,900 sq ft of wall is about $9 per sq ft, which sits inside the $3 – $15 installed band.
Mid-range material, wall area not floor area
Worked example| Floor area, two stories | 2,000 sq ft |
| Wall area after openings, typical | 1,600 – 2,200 sq ft |
| Mid-range, about $9 / sq ft of wall | near $17,200 |
| Vinyl only, $4.50 – $8.20 installed | the cheap end of the band |
| Installed range across materials | $3 – $15 / sq ft of wall |
| Published midpoint | about $17,200 |
A second story adds access and staging on top of the material. Tear-off, house wrap and rotten sheathing are extra lines. Match a quote to wall area, not to the number of bedrooms. Climate shows up as wind rating and moisture behind the cladding, which you will not see until the old siding is off.
Siding replacement cost by region
The calculator's default siding replacement job, repriced for each of its six regions. At the national average it runs $8,684 – $31,764; South / Lower Midwest is the lowest at $7,555 – $27,635, and West Coast metro is the highest at $11,289 – $41,294, a gap of about $8,696 at the midpoint.
| Region | Planning range | Midpoint |
|---|---|---|
| National average | $8,684 – $31,764 | $20,224 |
| South / Lower Midwest | $7,555 – $27,635 | $17,595 |
| Mountain / Plains | $8,249 – $30,176 | $19,212 |
| Mid-Atlantic / Upper Midwest | $9,726 – $35,576 | $22,651 |
| Northeast metro | $10,941 – $40,023 | $25,482 |
| West Coast metro | $11,289 – $41,294 | $26,292 |
What “Siding material” does to the price
Every other input stays at its default and only “Siding material” changes. The cheapest choice, Vinyl, comes to $8,684 – $31,764; the most expensive, Brick or stone veneer, comes to $27,841 – $70,080.
| Choice | Planning range | Midpoint vs default |
|---|---|---|
| Vinyl (default) | $8,684 – $31,764 | — |
| Engineered wood | $12,941 – $31,764 | +$2,128 |
| Fiber cement | $15,069 – $38,150 | +$6,386 |
| Metal | $15,069 – $40,279 | +$7,450 |
| Natural wood | $17,198 – $44,536 | +$10,643 |
| Stucco | $19,327 – $40,279 | +$9,579 |
| Brick or stone veneer | $27,841 – $70,080 | +$28,736 |
What “Stories” does to the price
Every other input stays at its default and only “Stories” changes. The cheapest choice, 1 story, comes to $6,016 – $21,790; the most expensive, 3 or more, comes to $11,124 – $40,995.
| Choice | Planning range | Midpoint vs default |
|---|---|---|
| 1 story | $6,016 – $21,790 | −$6,321 |
| 2 stories (default) | $8,684 – $31,764 | — |
| 3 or more | $11,124 – $40,995 | +$5,836 |
How age changes the siding replacement claim payout
Using the default job, a $2,000 deductible and a 30-year expected life. At 10 years old, about $6,741 is held back as depreciation; a replacement cost policy releases it after the work is finished, while an actual cash value policy keeps it.
| Age | Wear | First check | Held back |
|---|---|---|---|
| 2 years | 7% | $16,876 | $1,348 |
| 5 years | 17% | $14,853 | $3,371 |
| 10 years | 33% | $11,483 | $6,741 |
| 15 years | 50% | $8,112 | $10,112 |
| 20 years | 67% | $4,741 | $13,483 |
| 30 years | 80% | $2,045 | $16,179 |
Quote checklist: 7 items to verify
Siding quotes are easiest to compare by squares with the same product line.
- Area and squares. Wall area with waste.
- Product line. Brand, profile, thickness and color.
- Tear-off. Layers removed and disposal.
- Sheathing allowance. Per-sheet price for rot.
- House wrap and flashing. Taped seams and window flashing.
- Trim. Corners, J-channel, soffit and window trim.
- Permit and warranty. Permit, product and labor warranty.
How long the job takes
| Stage | Typical time | What happens |
|---|---|---|
| Measuring and samples | 1 – 2 hours | Colors chosen. |
| Ordering | 1 – 4 weeks | Fiber cement colors can take longer. |
| Tear-off and wrap | 1 – 3 days | Walls opened and repaired. |
| Siding and trim | 3 – 10 days | Depends on size and material. |
| Painting (if needed) | +2 – 5 days | For primed products. |
Move items away from the walls and protect plants; tear-off debris falls along the whole house.
Ways to keep the cost down
Siding costs depend on material and house shape.
- Choose vinyl or engineered wood. Lower cost.
- Keep trim simple. Less labor.
- Fix rot early. Smaller repairs.
- Do it with windows. Shared flashing work.
- Schedule off-season. Better prices.
- Check insurance. Storm damage.
Signs siding needs replacing
Paint and patches stop working in these cases.
- Warping. Heat or moisture.
- Rot. Water damage.
- Cracks. Impact.
- Peeling paint inside. Moisture getting in.
- High energy bills. Poor insulation.
Questions
How much does it cost to replace siding?
Installed siding runs roughly $3 to $15 per square foot of wall across materials. A 2,000 square foot house with mid-range material typically lands near $17,200. Vinyl is the cheapest mainstream option at $4.50 to $8.20 installed.
How do I calculate my siding square footage?
Perimeter times wall height, less 10 to 15% for windows and doors, plus roughly half the base times the height for each gable end. A 2,000 square foot two-story house usually has 1,600 to 2,200 square feet of wall.
Is fiber cement worth more than vinyl?
It costs 20 to 30% more and lasts longer, resists impact better and holds paint well. In hail country or where fire resistance matters it earns the premium. Vinyl still delivers the stronger return on investment at resale.
Does homeowners insurance cover siding replacement?
Hail, wind and impact damage are generally covered. Fading, warping and age are not. The complication is matching — if your siding is discontinued, some policies pay to replace undamaged sections for uniformity and many do not.
How long does siding last?
Vinyl and engineered wood around 30 years, fiber cement and metal around 40, natural wood 25 with maintenance, stucco 50 or more. Dark vinyl colors fade noticeably faster in strong sun.
Can I replace only part of my siding?
Physically yes, and it costs less. The problem is appearance — new siding rarely matches fifteen-year-old siding even in the same product code, and some colors are discontinued entirely. Phased replacement works best when done by elevation.
How are siding prices per square calculated?
Siding contractors often quote by the square, which is 100 sq ft of wall. Multiply a per-square-foot price by 100: the $3 to $15 installed band on this page becomes $300 to $1,500 per square, and vinyl at $3 to $12 becomes $300 to $1,200. Divide your measured wall area by 100 and add about 10% waste to get the number of squares a quote should show. A 1,900 sq ft wall is about 19 squares before waste.
Can siding go over old siding?
Sometimes new siding is installed over a flat layer of old siding, but removing it lets the installer inspect and repair sheathing and add proper house wrap and flashing.
Which siding needs the least maintenance?
Vinyl and factory-finished fiber cement need the least care. Wood needs painting or staining every several years.
Does insulated siding help?
Insulated vinyl adds a modest amount of insulation and makes panels stiffer and quieter. Rigid foam under the siding adds more insulation.
What is house wrap?
A water-resistive barrier installed over the sheathing behind siding. It sheds water that gets past the siding while letting moisture escape from the wall.
Can siding be painted?
Vinyl, fiber cement and wood can be painted with the right products, though dark colors on vinyl may cause warping.
Does siding need a permit?
Many towns require permits for siding replacement, especially when sheathing or windows are involved.
Related
- Window replacement — do both together and the trim is done once
- Roof replacement — same storm, same claim
- Claim gap calculator — the matching problem in numbers
- Fence cost calculator — the same storm often takes the fence too
- Deck cost calculator — boards, railing and stairs by material
- What insurance actually pays
Where these figures come from
Rates are cross-checked against 2026 published pricing from Fixr, Modernize and HonestCasa. Fixr puts installed siding at $3 to $15 per square foot across materials and vinyl at $3 to $12; Modernize reports vinyl at $4.50 to $8.20 installed and a mid-range 2,000 sq ft house at about $17,200. Depreciation is modeled straight-line against expected service life; carriers use
their own schedules and some cap payouts by age. These are ranges for planning, not quotes,
and nothing here is a coverage determination.
Evidence trail
Reviewed 4 Aug 2026Sources used to check this model
Primary public references anchor price movement, housing context and insurance terminology. Calculator rates remain planning assumptions tested against published market ranges.
Price movementBLS Producer Price Index
Housing contextU.S. Census housing data
Insurance termsNAIC homeowners guidance
These organizations do not endorse ReplaceCost. Local contractor quotes, permits, product specifications and the written insurance policy control the real result. See the full methodology for the source hierarchy and update process.
Siding planning
Siding replacement topics that matter to the final price
Focus the estimate on measured wall area, material, removal, repairs and trim instead of a long list of phrases.
Measure the actual siding area
Wall area, openings, waste and trim determine the material quantity more accurately than house square footage alone.
Stucco remediation calculatorTear-off, wet sheathing and new cladding.
Material choice
Vinyl, fiber-cement, engineered wood and other systems have different material and labor requirements.
Removal and wall repairs
Old siding removal, sheathing repair and weather barrier work can add significant scope.
Trim and accessories
Corners, soffit, fascia, flashing and trim should be identified in the quote.
Related searches
Popular siding replacement searches
Common wording people use when comparing costs, estimates and next steps.
siding replacement estimate
siding renovation cost
how much to side a house
cost to side a 2 story house
average cost to replace house siding 2025 2026
siding replacement cost estimator
siding repair cost calculator
siding replacement cost calculator
siding cost per square footsiding prices per square footsiding price per squaresiding material cost per square footsiding material costcost vinyl siding calculator