True Cost Guide Roofing Replace a Roof in Michigan

How Much Does Roof Replacement Cost in Michigan in 2025?

Typical Range:

$5,800 - $16,100

Cost data is based on research by HomeAdvisor.

Updated November 23, 2024

Written by HomeAdvisor.

Highlights

The average cost to replace a 2,000-square-foot roof ranges from $5,800 to $16,100, with most homeowners paying an average of $11,000.
The roof's size, shape, and pitch affect the total cost. The larger and steeper the roof, the higher the price.
Common roof materials include asphalt, metal, slate, and clay tile. Each varies in price, durability, and lifespan.
Labor costs typically range between $1.50 and $3 per square foot, although prices can increase if the roof is steep or difficult to access.
A roofing inspection helps determine whether roof repair or replacement is the most cost-effective option.

The average cost of a new roof in Michigan ranges between $5,800 and $16,100 for a 2,000-square-foot roof. On average, Michigan homeowners should budget $11,000 to replace their roofs. A new roof cost in Michigan can go as low as $4,000 for a small asphalt shingle roof in Detroit or Ann Arbor, while Grand Rapids or Traverse City residents could pay more than $20,000 for a slate roof on a larger home.

Average Cost to Replace a Roof in Michigan

Average Cost	High Cost	Low Cost
$11,000	$16,100	$5,800

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Roof Replacement Cost Factors

Several factors impact roof replacement costs in Michigan, including the new roof's size, pitch, and material. The city you live in also affects the final price due to local labor rates and weather conditions.

Cost per Square Foot

The cost to replace your roof largely depends on its size. Michigan's average roof replacement cost is $5.50 per square foot, including labor and materials, though it ranges from $3 to $8 per square foot.

Many manufacturers sell roofing materials in squares of 100 square feet, so it’s helpful to think of the cost in terms of the total number of squares you’ll need. Depending on the size of your roof, there may be leftover materials once the replacement is complete.

Roof Size (Sq. Ft.)	Number of Roofing Squares	Average Cost Range
1,000	10	$3,000–$8,000
1,500	15	$4,500–$12,000
2,000	20	$6,000–$16,000
2,500	25	$7,500–$20,000
3,000	30	$9,000–$24,000

Michigan Roofing Costs by Material Type

The cost of materials largely determines the price of your roof replacement. When replacing your Michigan roof, it is essential to use materials that can withstand the state’s harsh winter weather conditions. Some popular materials used in Michigan include asphalt, metal, slate, and clay tile.

Asphalt

Asphalt shingles are a common choice in Michigan because of their low price point, ranging from $5,625 to $13,875. However, they aren’t the best choice for Michigan’s high winds and cold temperatures. Wood shakes cost more but offer enhanced durability.

Metal

Metal roofs are a long-lasting option for Michigan homeowners, but costs vary tremendously. Tin roofs cost as little as $7,500, while copper roof prices can go as high as $53,000.

Slate

Slate roofs are another optimal choice for Michigan’s severe weather. They’re among the most durable materials available but also one of the most expensive. Expect to pay between $6,000 and $20,000 for a 2,000-square-foot slate roof.

Clay Tile

Clay is also a common material choice in Michigan. It’s one of the most expensive options, ranging from $14,000 to $20,000 for a 2,000-square-foot roof. Some homeowners opt for concrete tiles, but like slate, they’re heavy and may require additional reinforcement.

Roofing Material	Average Cost (2,000 Sq. Ft.)
Asphalt	$5,625–$13,875
Metal	$7,500–$53,000
Slate	$6,000–$20,000
Clay tile	$14,000–$20,000

Roof Pitch

Roof pitch impacts overall labor costs. A steep slope may result in local roofers upping their estimates. Steeper roofs require slower and more careful work for safety reasons, which adds to the project time.

It’s rare to find flat roofs on Michigan homes because they don’t fare well in the snow. You’re more likely to see flat roofs on commercial properties. Business owners may need to work with local flat roof contractors when replacing roofs on buildings.

On the other hand, it’s also rare to find steep roof pitches in Michigan. Most Michigan roofs have a conventional slope—not too steep but enough to work against Michigan’s winds.

Michigan Roof Replacement Costs by City

The average cost of a new roof in Michigan is $11,100, but the price can vary depending on your city. Detroit and Ann Arbor are among the most affordable cities for roof replacement, while less populated areas, like Traverse City, can cost more. Cities in the upper peninsula generally cost more due to their relative remoteness and harsher weather. The state’s capital, Lansing, sits in the middle.

City	Average Cost Range
Detroit	$5,800–$11,600
Ann Arbor	$6,200–$10,500
Traverse City	$9,100–$16,100
Lansing	$7,300–$12,400
Grand Rapids	$6,400–$12,300

Other Roof Replacement Cost Factors

When budgeting for your Michigan roof replacement, consider the cost of permits, labor, inspections, asbestos removal, and weatherproofing.

Permits

Any structural changes to your roof typically require purchasing a building permit. Depending on your location, building permits for roof replacements in Michigan range from $100 to $1,400. The contractor often handles the permitting process and includes it in their initial quote.

Labor

Labor rates for roof installation range between $1.50 and $3 per square foot, though prices can increase if you have a steep or difficult-to-access roof or contract a roofer during the winter. Whether you’re hiring a local metal roofer, tile roofer, or slate roofer, get multiple quotes before selecting a contractor.

Inspection

Michigan roof inspection prices range between $125 and $450. While we often hire roof inspectors when buying or selling a home, it makes sense to have a roof inspector in your area check out your roof after a particularly bad storm or if it’s nearing the end of its lifespan.

Asbestos Removal

If your existing roof contains asbestos, the roofing company you hire will have to take extra care in removing it because of the danger involved. Roof asbestos removal costs vary between $5 and $20 per square foot. Depending on the job's complexity, prices can go as high as $150 per square foot.

Weatherproofing

Most Michigan homeowners should have a water and ice shield installed along with their roofs to protect against rain and snow. This may cost $100 per square, adding roughly $2,000 to a 2,000-square-foot roof installation.

Some homeowners opt to replace other exterior elements, such as the fascia, eaves, drip edge, and gutters, at the same time as the roof, which increases overall project costs.

Roof Replacement vs. Repair

Michigan’s cold and wet temperatures can cause many problems with roofs. However, depending on the extent of damage, you may be able to save money by opting for repair rather than replacement. A roof inspection can help you determine which option is best. Roof repair costs in Michigan range between $250 and $2,450, depending on the extent of the damage.

If your roof is severely damaged, leaking, sagging, or nearing the end of its lifespan, replacement is usually safer and more cost-effective. It eliminates the need for constant repairs and ensures your roof is prepared to handle the rough Michigan winters.

Does Roof Replacement Increase Home Value?

Replacing your roof can significantly increase the value of your home. Depending on your location, you could see a value increase of 5% to 15%. A new roof offers potential buyers peace of mind, as they won’t have to worry about costly repairs or replacements in the near future. A new roof also enhances your home's curb appeal and signals to buyers that your house is well-maintained.

Budgeting for Roof Replacement

Roof replacement is a large project that can add up depending on the job's complexity. To keep your costs down, consider the following budget-friendly tips:

Compare quotes from at least three local roofing companies to find the most cost-effective option in your area.
Contact your homeowner’s insurance agency and ask about your coverage. Some policies cover part or all of the cost of roof replacement.
Roofing contractors often upcharge prices during peak season. Schedule your replacement during the off-season to find discounts or lower rates.
If you have other home projects on your to-do list, bundle them together to make the most of labor fees.
While roof replacements should always be done by a professional, you can do some work, such as disposal, to save on labor costs.

How HomeAdvisor Gets Its Cost Data

No place is more important than your home, which is why HomeAdvisor connects homeowners with local pros to transform their houses into homes they love. To help homeowners prepare for their next project, HomeAdvisor provides readers with accurate cost data and follows strict editorial guidelines. After a project is complete, we survey real customers about the costs to develop the pricing data you see, so you can make the best decisions for you and your home. We pair this data with research from reputable sources, including the U.S. Bureau of Labor Statistics, academic journals, market studies, and interviews with industry experts—all to ensure our prices reflect real-world projects.

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FAQs

How long does the average roof last in Michigan?

A roof's lifespan in Michigan depends on the type of roofing material. The farther north or more remote your location, the more elements your roof faces, meaning it may not last as long. Asphalt tile roofs are a common choice because they’re affordable, but they last only 15 to 30 years. Consider a metal or slate roof that lasts 50 to 200 years.

What time of year is best to replace a roof in Michigan?

Late spring to early fall is the best time to replace a roof in Michigan—generally March through October, but it can vary year to year depending on the severity of winter weather. Winters are harsh in Michigan, especially in the Upper Peninsula. Depending on the weather and temperature, attempting a roof replacement in the winter in Michigan might be impossible.

Do you need a permit to replace a roof in Michigan?

Yes, you must obtain a permit before any roofing project in Michigan. When working with a roofing contractor, they usually take care of the permit process for you, and their quote may even include the building permit cost. Review the estimate carefully to see if their bid includes permit costs.