Residents of Massachusetts are no strangers to snow, ice, sun, and wind - all things that can impact your roof’s integrity. Many older homes did not have roofing installed to the latest codes, resulting in leaks and other issues. These issues can lead to mold, mildew growth, or wood rot inside your home. Massachusetts homes come in many sizes, from tiny cottages to large mansions, and many roofing materials can be found, including architectural shingles, slate, and metal roofs. These variables lead to a wide range of costs for a roof installation in the Bay State.
The state average cost of replacing a roof in Massachusetts is $10,000 to $36,000, with most homeowners spending $20,000 on a 2,000 sq.ft. roof replacement using mid-grade architectural shingles on a cross gable roof. This project’s low cost is $4,500 for a 1,000 sq.ft. roof replacement on a gable roof using basic architectural shingles. The high cost is $66,000 for a 2,000 sq.ft. roof replacement using slate tiles on a mansard roof with roof deck reinforcement.
Roof Replacement Cost Massachusetts
| New Roof Cost Massachusetts |
|---|
| National average cost | $20,000 |
| Average range | $10,000-$36,000 |
| Low-end | $4,500 |
| High-end | $66,000 |
Average Cost of Roof Replacement in Massachusetts by Size
Massachusetts roofs come in a range of sizes. Many homes in Massachusetts are older, meaning they tend to be smaller than average with smaller roofs. However, many homes built in the last few decades within the state have conformed to the latest trend of growing larger. This means the state has an incredible range of home and roof sizes. Coupled with this is that many homes have complex roofs requiring more material. Gambrels, mansards, and hipped roofs are common, and all these require more material than a simple gable roof, meaning your roof is likely to be larger regardless of your home size.
The average cost to replace a roof in Massachusetts ranges from $4.50 to $33 per sq.ft., depending on your roof’s material and complexity, compared to the $3,50 and $9 in the U.S. Due to the freezing temperatures, thin 3-tab asphalt shingles must be installed over two layers of underlayment 1. For this reason, most roofers offer architectural shingles of varying quality as low-cost options, with metal, cedar, and slate shingle options making up the high end of costs. Below are the average costs to replace your roof in Massachusetts and the U.S. based on its size.
| Size | Cost (Massachusetts) | Cost (National Average) |
|---|
| 1,000 sq.ft. | $4,500 - $33,000 | $3,500 - $9,000 |
| 1,200 sq.ft. | $5,400 - $39,600 | $4,200 - $10,800 |
| 1,350 sq.ft. | $6,075 - $44,550 | $4,725 - $12,150 |
| 1,500 sq.ft. | $6,750 - $49,500 | $5,250 - $13,500 |
| 2,000 sq.ft. | $9,000 - $66,000 | $7,000 - $18,000 |
| 2,200 sq.ft. | $9,900 - $72,600 | $7,700 - $19,800 |
| 3,750 sq.ft. | $16,875 - $123,750 | $13,125 - $33,750 |
| 4,500 sq.ft. | $20,250 - $148,500 | $15,750 - $40,500 |
Average Cost to Replace a Roof in Massachusetts by Pitch
Most homes in Massachusetts have a conventional pitch or slope. This means the roof rises between 4” and 7” for every 12” it moves horizontally. However, several home and roof types may have different pitches. A-frame homes, gambrels, and mansards have steeper pitches on at least part of the roof, which can have higher-than-average costs. Flat and low slope roofs may use different materials or installation rates than conventionally pitched roofs. Flat and low slope roofs are less common in Massachusetts on single-family homes because snowfall leads to more leaks than on a pitched roof, where the snow may slide or be more easily removed. Below are the average costs per square foot to replace a roof in Massachusetts and the U.S. based on its pitch.
| Pitch | Cost per Sq.Ft. (Massachusetts) | Cost per Sq.Ft. (National Average) |
|---|
| Conventional Slope | $4.50 - $30 | $3.50 - $9 |
| Flat | $5 - $10 | $4.50 - $7 |
| Low Slope | $5 - $10 | $4.50 - $7 |
| Steep Slope | $6.50 - $33 | $5 - $12 |
Average Cost of Roof Replacement in Massachusetts by Material
Many popular materials are used on Massachusetts roofs. Because of the freeze/thaw cycle, materials that may be seen in other states are much less common here because they may break. While architectural asphalt shingles are common, 3-tab asphalt shingles are rare. This is because they need additional layers of underlayment to meet code, so many roofers do not carry it because the costs end up equaling basic architectural shingles, but it is available. Common materials include architectural and composite shingles, metal roofs, cedar, and slate roofing. You will also see different flat roofing materials, such as PVC membranes, rubber, and bitumen 2. These materials have different costs for the material and installation, leading to a range of project costs. Below are the average costs per square foot for the most common roofing materials in Massachusetts and the U.S.
Average Cost to Replace a Roof in Massachusetts by Shape
Massachusetts home styles are diverse. As one of the oldest states, Massachusetts boasts the oldest home currently standing, in addition to many homes and buildings now centuries old and many newer homes. For this reason, you can find a range of home styles and roof types. Gable roofs are common in their many forms, including cross, clipped, and Dutch gables. Hipped roofs, dormer roofs on Cape Cods, and gambrel roofs on gambrel-style homes are also popular. A-frame homes and mansards are also fairly common. Flat roofs are less common but can be found in Boston and contemporary homes.
Your roof’s shape can impact the project cost. Complex roofs like gambrels, mansards, and those with steep pitches 3 like A-frames cost more. Hipped and Dutch roofs require more material than other styles, increasing your roof’s size regardless of home size and raising costs. Below are the average costs to replace a roof in Massachusetts and the U.S. based on the shape.
| Shape | Cost per Sq.Ft. (Massachusetts) | Cost per Sq.Ft. (National Average) |
|---|
| Gable | $4.50 - $30 | $3.50 - $9 |
| Hipped | $4.50 - $30 | $3.50 - $9 |
| Dutch | $4.50 - $30 | $3.50 - $9 |
| Flat | $5 - $9 | $4.50 - $7 |
| Dormer | $5.50 - $33 | $4 - $10 |
| Gambrel | $6.50 - $33 | $4 - $20 |
| A-Frame | $6.50 - $33 | $4.75 - $31 |
| Mansard | $6.50 - $33 | $8.50 - $25 |
Roof Replacement Cost Breakdown (Massachusetts)
Because of the harsh winters and freeze/thaw cycles, the most common way to deal with an older roof in Massachusetts is a full roof replacement rather than a roof over. Roofers in Massachusetts charge $70 to $90 per hour for a full roof replacement, including the tear-off and new roof installation. Most roof replacements include a thorough inspection of your roof deck. The replacement material costs also include the underlayment required to install the new roof because Massachusetts has some strict standards on underlayments due to the freezing temperatures. Below is the average breakdown of roof replacement costs per sq.ft. in the state, including the tear-off, material, installation, and total costs.
| Project Area | Cost per Sq.Ft. |
|---|
| Tear-Off (Optional) | $1 - $3 |
| Material | $1.50 - $15 |
| Installation | $2 - $15 |
Removing Old Roofing vs Roofing Over in Massachusetts
Roofing over is seldom recommended in Massachusetts unless you need to immediately change your roof and cannot afford the full replacement. Roofing over is less expensive than a replacement because you do not need to do the tear-off. However, this may void the roofing material warranty because the material is designed to install over specific underlayments. Roofing over in Massachusetts frequently does not last more than a few years before the entire roof must be replaced due to the climate. Because you have two layers of roofing to remove, your roof replacement costs more. The one exception may be installing a metal roof over an asphalt roof if the asphalt roof is still in good condition. If the existing roof is leaking or in poor condition, it is recommended to do a full replacement whenever possible.
Enhancement and Improvement Costs
Skylight Replacement
If you have a skylight on your roof that may need to be replaced soon, you may want to replace it with the roof. To replace a skylight, the roofing material and flashing 4 around the skylight must be removed. These are reinstalled after the skylight is in. Replacing the skylight with the roof means your labor costs could be lower. The average cost to replace a skylight is $800 to $2,200.
Cost to Redeck a Roof
If your roof deck is in poor condition, your roofer may recommend its replacement. You may also want to reinforce your deck before installation if you switch to a heavier material, such as slate. Replacing the deck has an average cost of $5,000 to $7,000 in Massachusetts. This is in addition to your roof replacement cost and necessitates a tear-off.
Additional Considerations and Costs
- Permits. All roof replacements and alterations require a permit in Massachusetts. Your roofer will likely get this on your behalf, but you can speak to your local municipality if you need more information.
- Insurance. Your homeowners insurance may cover roof replacements if your roof was damaged by hail or another storm. They do not cover replacements for age or normal wear. Speak to your adjuster for more information.
- Hiring. Get at least three quotes from different roofers before hiring. Make sure the written contract specifies the materials, costs, and a lien release. Ensure your roofer is licensed and insured in Massachusetts.
- Saving tips. You may be able to save money by purchasing the materials yourself. Replacing your roof in the beginning to mid-summer months may also help save money because later summer to fall is the busiest time with higher labor costs, while winter rates may be higher due to the need for snow removal.
- Rainwater elements. During replacement, it is common to replace drip edges, gutters, fascia, eaves, and other areas adjacent to the roof. Speak to your contractor about replacing these areas with the roof if they are older or wearing.
- Dump fees. You may have additional fees for the disposal of the old roofing material. These fees range from $150 to $300 in most cases. Speak with your contractor for more information.
- Grants. Depending on your income level, you may be eligible for loans or grants in Massachusetts to cover your roof replacement cost. Speak with your local municipality to find out if you qualify.
- Codes. Massachusetts has strict building codes, including those that impact the roof. This dictates the underlayment, materials, and roof deck. If your roof is older, your contractor may need to update it to meet current codes. Speak with your roofer about how this may affect your project.
FAQs
- How often should you replace your roof in Massachusetts?
This depends on your roofing material. Three-tab asphalt roofs last about 15 years in Massachusetts and are rarely used. Architectural asphalt roofs can last up to 50 years, while metal and slate roofs last longer.
- How much should I spend on a new roof in Massachusetts?
This depends on your location, material, roof deck condition, and roof size and complexity. On average, it costs between $10,000 and $36,000 to replace a roof in Massachusetts.
- How long does a roof last in Massachusetts?
This depends on many factors. A roof over may only last about 5 years, while 3-tab shingles last 15, architectural shingles last 30 to 50, and slate roofs last over 100. Your roof’s condition, material, and deck influence how long your roof lasts.
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