If you’re a homeowner in Michigan, chances are your roof has taken a beating from heavy snowfall, freezing rain, and high winds. Ice dams can cause water to back up under shingles while rapid temperature swings lead to expansion and contraction that weakens roofing materials over time. Spring and summer storms don’t help either: hail, heavy rain, and strong gusts can loosen or even tear off shingles.  

No matter how well your roof was built, it won’t last forever. Eventually, shingles crack, leaks form and roof repairs become more frequent. That’s when you’re faced with a big decision: What is the average cost of a new roof in Michigan?

The answer isn’t one-size-fits-all. Costs vary based on materials, labor, roof size, and even the season you schedule the job. A small ranch home with asphalt shingles won’t cost the same as a large colonial with a metal or slate roof. The condition of your existing roof also plays a role: if there’s a lot of damage or underlying structural issues, expect additional expenses. In this guide, we’ll outline what you need to know when budgeting for a roof replacement in Michigan. 

What’s the Average Cost of a New Roof in Michigan?

On average, homeowners in Michigan can expect to pay between $7,000 and $15,000 for a new asphalt shingle roof. Higher-end materials, however, can push the price to $20,000 or more.

Here’s a rough breakdown by material:

• Asphalt shingles: $4 to $7 per square foot
• Metal roofing: $8 to $15 per square foot
• Wood shakes: $6 to $12 per square foot
• Slate or tile: $15 to $30 per square foot

Keep in mind that these are ballpark figures. Your final cost will depend on additional factors like labor, roof specifications, and any necessary repairs.

Factors That Affect Roofing Costs

Roof replacement isn’t a flat-rate project. Two homes in the same Michigan neighborhood can have vastly different roofing costs based on materials, labor, and structural details. 

Understanding these factors helps you budget realistically and avoid surprises when it’s time for estimates.

Roof Size

Roofing materials are priced per square foot, so the bigger your home, the higher your costs. Most Michigan homes have a roof size between 1,500 and 2,500 square feet, which translates to 15 to 25 roofing squares (a “square” equals 100 square feet of material).

To estimate costs, roofing contractors measure the total square footage, then factor in waste from cutting materials to fit around vents, chimneys, and edges. A simple gable roof with a rectangular shape will have less waste than a roof with multiple peaks, dormers, and valleys.

If you’re unsure of your roof size, you can check your home’s blueprints or multiply the length and width of each roof section to get a rough estimate.

Material Choice

The type of roofing material you choose has the biggest impact on price. Some materials are budget-friendly, while others last longer but come at a higher upfront cost. Here’s a breakdown of common roofing options:

• Asphalt Shingles: This is the most affordable and widely used option. Asphalt shingle roofs are good for 20-30 years with proper maintenance.
• Metal Roofing: More durable than shingles, metal roofing can last 40-70 years, but costs more upfront.
• Wood Shakes: This option has a more natural look but requires more maintenance and isn’t as fire-resistant.
• Slate or Tile: Slate and tile are extremely long-lasting (50-100 years) but among the most expensive choices.

If longevity is a priority, metal or slate may be worth the investment. But if you’re on a budget, asphalt shingles offer solid protection at a lower cost.

Labor Costs

Labor makes up 40-60% of your total roofing bill. In Michigan, you can expect to pay $2 to $5 per square foot for labor alone. Prices fluctuate based on several factors:

• Roof Type: A basic roof with a simple design is faster and cheaper to install. A steep or multi-level roof requires extra time, labor, and safety precautions, which increases costs.
• Tear-Off Requirements: If the old roof needs to be removed before installation, labor costs will be higher.
• Seasonal Demand:  Roofing contractors are busiest in the warmer months, leading to higher labor costs during peak season.

If you get multiple quotes, be sure to compare labor pricing as well as materials to ensure you’re getting the best value.

Roof Pitch

A steep or complicated roofing system takes more time and skill, which means higher labor costs. Flat or low-slope roofs are the cheapest to install since they use less material and take less effort. 

A standard 3:12 to 6:12 pitch is common in most homes Anything steeper (7:12 or higher) is trickier to work on: they require extra safety measures and skilled labor, which drives up the price. If you’ve got dormers, skylights, or chimneys, you can expect additional costs. These features require precise cutting and sealing to prevent leaks, adding both time and expense to the job.

Tear-Off vs. Overlay

When replacing a roof, you have two options:

• Full Tear-Off:  The old shingles are completely removed before installing new ones. This allows for a fresh, solid foundation but adds $1,000 to $3,000 to the total cost.
• Roof Overlay: New shingles are installed over the existing layer, saving on labor and disposal fees. However, it shortens the lifespan of your new roof and may not be allowed by local building codes if the existing roof is already too heavy.

A full tear-off is usually the better long-term investment, but if you’re on a tight budget and your current roof is in good shape, an overlay can work as a temporary solution.

Permits and Disposal Fees

Most Michigan cities require a permit for roof replacement. Permit fees range from $150 to $500, depending on your location and the size of the project. You’ll also need to factor in disposal costs for the old roofing materials: 

• Shingle removal typically costs $50 to $150 per ton. 
• If your roof is large or requires multiple layers to be removed, expect higher disposal fees. 

To avoid surprises, ask your roofing contractor whether these costs are included in the estimate.

Seasonal Pricing

The time of year you replace your roof affects pricing:

• Spring & Summer (Peak Season): Warmer months are the busiest time for roofers, meaning higher labor costs and longer wait times.
• Fall (Moderate Demand): Fall is a great time to schedule a replacement before winter hits. Pricing is often lower than in peak season.
• Winter (Off-Season Savings): Some contractors offer discounts for winter roofing jobs, but weather conditions can cause delays.

If you want to save money, schedule your replacement in late fall or early winter when demand is lower. Just be sure your roof isn’t in such bad shape that it won’t last through the winter.

Breaking Down Costs by Roof Size

Here’s what you can expect to pay based on common roof sizes:

Is It Worth Paying More for Premium Materials?

A budget-friendly asphalt shingle roof lasts 20 to 30 years, making it a solid choice for most homeowners. However, if you want something more durable, metal, slate, and tile roofs can last 50 years or more with proper maintenance. Metal roofs resist harsh weather and won’t crack or warp like shingles, while slate and tile are nearly indestructible and can last a lifetime.  

If you plan on staying in your home long-term, paying more upfront for a premium roof can save you thousands in future repairs and replacements. A high-quality roof also improves energy efficiency, reducing heating and cooling costs over time. 

On the other hand, if you’re planning to sell soon, a brand-new roof (regardless of material) instantly boosts curb appeal and resale value. Buyers are more likely to make an offer on a home with a new roof since they won’t have to worry about major repairs right away. In many cases, a roof replacement can offer a strong return on investment, making it one of the smartest upgrades before selling.

Signs You Need a New Roof

Not sure if it’s time for a replacement? Ignoring early warning signs can lead to costly repairs down the road. Here’s what to watch for:  

• Missing Or Curling Shingles: Shingles protect your home from water damage, but over time, they can crack, curl, or blow away. If your roof has bald spots or uneven edges, it’s losing its ability to shield your home from the elements.  
• Leaks Or Water Stains: Water spots on your ceiling or walls often signal a compromised roof. Even small leaks can lead to mold, rot, and structural damage if left unchecked.  
• Granules In Gutters: Asphalt shingles shed granules as they wear down. If you notice a heavy buildup of granules in your gutters, your roof is nearing the end of its lifespan.  
• Sagging Or Soft Spots: A sagging roof or soft areas when walking on it could indicate rot, trapped moisture, or weakened decking. This is a serious issue that requires immediate attention.  
• Moss Or Algae Growth: While some moss or algae is cosmetic, excessive growth traps moisture, accelerating roof deterioration and increasing the risk of leaks.  

If your roof is 20+ years old, it’s smart to schedule an inspection, even if it looks fine from the ground. Catching small issues early can prevent major, expensive repairs or worse, an unexpected roof failure.

Why You May Not Want To Go With A Below Average Quote

As the saying goes, you get what you pay for, especially with roofing. While saving money is a priority for any household, you may not want to choose a roofer with a below-average quote. These companies cut costs with either cheaper materials or less-skilled labor, which can cause trouble for you down the road. Some risks to choosing a cheaper roofing company include: 

• Shortened Roof Lifespan: Low-quality materials may deteriorate quickly, leading to premature leaks and the need for costly repairs or replacement.
• Frequent Repairs: Poor workmanship can result in improper installation, increasing the likelihood of leaks, shingle blow-offs, or structural issues that require ongoing maintenance.
• Energy Inefficiency: Cheap roofing materials often lack proper insulation or reflective properties, leading to higher energy bills due to poor temperature regulation.
• Structural Damage: Incorrect installation techniques can lead to water infiltration, mold growth, or even damage to the home’s foundation over time.
• Voided Warranties: Many manufacturers require professional installation by certified contractors to honor their warranties; poor workmanship could void any coverage.
• Safety Risks: Less-experienced laborers may not follow proper safety protocols, increasing the risk of on-site accidents or even liabilities for the homeowner.
• Decreased Property Value: A poorly installed or low-quality roof can reduce the home’s curb appeal and resale value, making it harder to sell in the future.
• Non-Compliance with Building Codes: Unskilled roofers may not follow local building codes, which can lead to fines, failed inspections, or even forced reinstallation.

It’s important to strike a balance between cost and quality. As you review roofing quotes, make sure to ask for examples of prior work and read reviews from previous customers. The cheapest option usually is not the best option for your home.

Request Your Free Roof Replacement Quote

Replacing a roof is a big investment, but it’s one that protects your home for decades. For the most accurate pricing for your roof, you should request a quote from a professional roofer. Bach Roofing Company brings decades of combined experience to each roofing project. We have the knowledge and experience required to be able to accurately estimate the cost of replacement for your roof.

Based in St. Clair Shores, we serve homeowners throughout Metro Detroit, including Grosse Pointe, Harrison Township, Chesterfield, New Baltimore, Macomb, Clinton Township, and Shelby Township. If you’re ready to get started, reach out to Bach Roofing Company by calling 586-244-2086 or filling out an online contact form to request your free quote. We are proud of our reputation as a trusted local roofing contractor and look forward to exceeding your expectations.