roof replacement cost
In Massachusetts, a new roof is priced by the square foot of roof installed, and the material sets most of the price. The pitch, the number of valleys and dormers, the layers coming off and the condition of the decking underneath set the rest. Here are the prices Plum ProExteriors works from, what moves them, and a calculator that turns them into a range for your home.
price your roof in seconds
Answer five quick questions and see a standard, premium and deluxe range. No email needed to see the price.
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★★★★★5/5priced by the square foot of roof, set by the material
Installed, with tear-off, materials, labor and project management, a new roof runs from about $7.20 to $9.30 per square foot for asphalt shingles, $14.40 to $18.90 for rubber on a flat or low-slope roof, $17.40 to $21.10 for standing seam metal and $18.60 to $23.50 for cedar shingles, standard to deluxe. On a typical two-story colonial with around 2,000 square feet of roof, that puts an asphalt roof in the mid teens to high teens of thousands and a metal roof in the mid thirties to low forties. Valleys, dormers, rotted decking and a detached garage move the number from there. Every roof is quoted after we inspect it, and the estimate is free.
what a new roof costs
Roofing is priced by the square foot installed, and the material sets most of the price. Answer five quick questions for a standard, premium and deluxe range. Every project is quoted after we inspect the roof, and financing is available on every service we offer.
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the factors that drive roof cost
Nine things change a roofing quote. Scroll through them, then compare any estimate you get against the list.
Roof area and pitch
A roof is priced by the square foot of roof surface, which is larger than the floor area below it. The steeper the pitch, the more surface there is and the slower and safer the crew has to work. A 2,000 square foot colonial can carry anywhere from 1,800 to 2,600 square feet of roof depending on the pitch and the overhangs.
Material
Asphalt shingles are the most common roof in Massachusetts and the lowest cost, with architectural shingles lasting decades. Rubber (EPDM) covers flat and low-slope sections. Standing seam metal costs more and lasts the longest. Cedar shingles are the traditional choice on older homes. Slate is available on request and quoted separately. See our roofing service for the full range.
Complexity
Valleys, dormers, hips, chimneys and skylights all take more cuts, more flashing and more time than a plain gable. Two roofs of the same area can differ by a third in labor because of the shape alone, which is why we ask about complexity in the calculator.
Tear-off and layers
Massachusetts code limits how many layers of shingles a roof can carry, and we strip to the deck on every replacement. A roof with two or three old layers takes longer to tear off and fills more of a dumpster. Removal and disposal are part of our quote.
Decking repair
Once the old roof is off, we see the plywood or boards underneath. Soft, delaminated or rotted sections are replaced before the new roof goes on. This is the one line that cannot be priced until the roof is open, and we tell you how we price it, per sheet, in writing before the job starts.
Ice barrier and underlayment
Massachusetts requires an ice and water barrier at the eaves, and we extend it into valleys and around chimneys and skylights, with synthetic underlayment over the rest of the deck. This is the layer that stops ice dams from getting into the house, and it is included in every quote.
Ventilation and flashing
A new roof is the time to fix ventilation: ridge vents, soffit intake and baffles keep the attic cold in winter and cut ice dams. New step flashing at walls and chimneys, new drip edge and new pipe boots are standard on our jobs, not extras.
Detached garage and extras
A detached garage or shed is a separate roof with its own ridge, edges and setup, which is why the calculator asks about it. Skylight replacement, chimney cricket and gutter replacement are quoted alongside the roof when you want them done together.
Stories, access and permits
A third story, steep lots and tight access add staging time. A building permit is required for a roof replacement in every Massachusetts town, and we file it and schedule the inspection as part of the job.
Roof Cost by Material, per Square Foot Installed
- Asphalt shingles: $7.20 standard, $8.90 premium, $9.30 deluxe
- Rubber (EPDM), flat and low-slope: $14.40 standard, $17.10 premium, $18.90 deluxe
- Standing seam metal: $17.40 standard, $19.80 premium, $21.10 deluxe
- Cedar shingles: $18.60 standard, $21.30 premium, $23.50 deluxe
- Detached garage: adds $1.50 to $2.40 per square foot across the job
Standard, premium and deluxe reflect the product line, the warranty tier and the accessories. Prices include tear-off, disposal, materials, labor and project management. Slate is quoted separately. The calculator above applies these to your house.
Why Massachusetts Roofs Cost More Than the National Average
National price guides average in states with lower labor costs, simpler roofs and no snow. Massachusetts labor runs above those averages, the homes have more dormers and valleys, and the code requires an ice barrier at the eaves that warmer states skip. Snow load also argues for proper ventilation and heavier shingles. A quote that comes in far below the ranges above is usually leaving out tear-off, decking repair or the ice barrier.
what can add to the price once the roof is open
- Rotted or delaminated decking, most often at the eaves, in valleys and around chimneys
- Older homes with asbestos shingles or lead flashing, which need specialized removal
- More old layers than expected, which adds tear-off time and disposal
- Pest damage to the framing from squirrels, carpenter ants or termites
- Chimney masonry that needs repointing before new flashing can seal against it
We walk the attic and the roof during the estimate to catch as much of this as possible, and we price the rest per unit in writing so there are no surprises on the day.
repair, partial replacement or a new roof?
A roof under about 15 years old with damage in one place, say a storm-lifted section or a failed pipe boot, is usually a repair. A roof with curling or missing shingles across several slopes, granules in the gutters, daylight in the attic or repeated leaks has reached the end of its life, and patching it costs more over a few years than replacing it. One slope can be replaced on its own when the rest of the roof is sound, and we quote it that way when it makes sense. Storm damage is sometimes covered by homeowners insurance; wear and age are not, and we can document the damage for a claim.
how to compare roofing quotes
- Check that each quote measures the same roof area and names the same shingle line and warranty tier
- Confirm full tear-off, disposal and the building permit are included
- Look for the ice and water barrier, synthetic underlayment, drip edge and new flashing
- Ask how decking repair is priced, per sheet, and whether ventilation is included
- Compare the manufacturer warranty and the contractor's labor warranty
- Confirm the contractor is a registered Massachusetts home improvement contractor with insurance
how plum proexteriors prices a roof
We measure the roof, check the attic for ventilation and water stains, look at the flashing, chimney and decking, and talk through the material and warranty options with you. You get a written quote that lists each item. As a GAF Certified Plus contractor we can offer the enhanced manufacturer warranties, and we install CertainTeed, metal, rubber and cedar as well. Most roofs are finished in one to three days once materials arrive. We file the permit, schedule the inspection and leave with the old roof in our dumpster. Financing is available, and if gutters or siding are on the horizon, we quote them together so the roof edge is done once.
roofs we have replaced
more roofing guides
frequently asked questions
How much does a new roof cost in Massachusetts?
Installed, with tear-off, a new roof runs from about $7.20 to $9.30 per square foot for asphalt shingles, $14.40 to $18.90 for rubber, $17.40 to $21.10 for standing seam metal and $18.60 to $23.50 for cedar. Multiply by the roof area for a planning range, or use the calculator on this page. Every roof is quoted after we inspect it.
How much does it cost to replace a 2,000 square foot roof?
At our prices, 2,000 square feet of roof is roughly $14,400 to $18,600 in asphalt shingles, $28,800 to $37,800 in rubber, $34,800 to $42,200 in standing seam metal and $37,200 to $47,000 in cedar, before decking repair. A 2,000 square foot house usually has more roof than that once pitch and overhangs are counted, which is why we measure.
Does homeowners insurance pay for roof replacement?
Sometimes. Damage from a covered event such as wind, hail or a fallen tree is often covered, less the deductible, and we can document the damage for the claim. A roof that has simply worn out is not covered. Check your policy and ask us to look before you file.
How long does a roof replacement take?
Most homes are done in one to three days once materials arrive. Large or complex roofs, extensive decking repair and metal roofs take longer, and we give you the schedule in writing before we start.
Do I need a permit to replace a roof in Massachusetts?
Yes. Every Massachusetts town requires a building permit for a roof replacement, and an inspection when the work is done. We file the permit and schedule the inspection as part of the job.
Can a roof be replaced in winter?
Yes. Asphalt shingles seal more slowly in the cold, so the crew hand-seals where needed, and we work around snow and ice. Winter is often a quieter time to schedule.
Is a metal roof worth the extra cost?
For many Massachusetts homes, yes. Standing seam metal sheds snow, resists ice dams, and lasts two to three times as long as asphalt, so the higher price is spread over a much longer life. It costs more up front, and it is not the right look for every house.
How long does a roof last?
Architectural asphalt shingles typically last 25 to 30 years in Massachusetts, cedar 30 to 40 with maintenance, rubber 20 to 30, and standing seam metal 50 or more. Ventilation and ice protection make the biggest difference to how close a roof gets to those numbers.
get an exact roofing quote
Call us or send the estimate form. We inspect the roof and the attic and give you a written price for the material and warranty you want.
Call (508) 266-5411 Send the estimate form