Average Cost to Tear Off & Replace a Roof in Massachusetts

What's a Typical Cost To Install a new Roof? Average Price: $5,960 - $12,740
See Costs Near You

Replacing a roof in Massachusetts safeguards your home from heavy snow, ice dams, coastal storms, and humidity while boosting value and meeting codes.

Costs average $6.50-$9.50/sq ft for architectural asphalt shingles, $9.50-$17.50/sq ft for metal, $12.50-$21.50/sq ft for tiles, $7.50-$15.50/sq ft for flat roof materials, $11-$20/sq ft for cedar shingles/shakes, $15-$30/sq ft for natural slate, and $19.50-$27.50/sq ft for solar tiles, varying by size, style, complexity, and region.

MA’s climate—blizzards in Western MA, coastal nor’easters in Eastern MA, humidity in Central MA, and ice dams statewide—shapes styles under the Massachusetts State Building Code (MSBC), aligned with IRC 2021. Real estate trends, insurance costs, climate shifts, and historical weather events (e.g., 2015 Blizzard, 2021 Nor’easter) drive demand.

Need a Roofer? Get 4 Free Quotes From Local Pros:

Enter Your Zip Code:

This guide covers costs, materials, ventilation, deck condition, underlayment, regional pricing, storm impacts, real estate dynamics, roof shapes, sizes, warranties, financing, regulations, contractor tips, compliance, maintenance, and FAQs—your ultimate MA roofing resource.

How Much Does It Cost in Massachusetts?

Asphalt dominates (65%+ market share), with slate, metal, cedar, flat roofs, and solar popular due to historic homes (e.g., Cape Cod, Colonial styles) and coastal durability needs.

Per Square Foot

  • Architectural Asphalt: $6.50-$9.50/sq ft (130-150 MPH).
  • High-Cost Areas with Complexity: Up to $11/sq ft in Greater Boston (10-20% bump).
  • Metal: $9.50-$17.50/sq ft (150-175 MPH).
  • Tiles: $12.50-$21.50/sq ft (150-175 MPH).
  • Flat Roof Materials: $7.50-$15.50/sq ft (130-150 MPH).
  • Cedar Shingles/Shakes: $11-$20/sq ft (110-130 MPH, weatherproofing key).
  • Natural Slate: $15-$30/sq ft (150-175 MPH).
  • Solar Shingles: $19.50-$27.50/sq ft (150 MPH).

Average Roof Replacement Cost:

Low End

$7,500

Mid-Range

$10,500

High End

$14,500

See costs in your area Enter Your Zip Code

Total Cost Examples by Popular Roof Sizes and Material

Roof Size (sq ft) Asphalt (GAF Timberline HDZ) Metal (McElroy Standing Seam) Tiles (Boral Clay) Flat Roof (TPO) Cedar (Maibec Shingles) Slate (Vermont Slate) Solar (GAF Timberline Solar)
1,600 $10,400-$15,200 $15,200-$28,000 $20,000-$34,400 $12,000-$24,800 $17,600-$32,000 $24,000-$48,000 $31,200-$44,000
1,800 $11,700-$17,100 $17,100-$31,500 $22,500-$38,700 $13,500-$27,900 $19,800-$36,000 $27,000-$54,000 $35,100-$49,500
2,000 $13,000-$19,000 $19,000-$35,000 $25,000-$43,000 $15,000-$31,000 $22,000-$40,000 $30,000-$60,000 $39,000-$55,000
2,200 $14,300-$20,900 $20,900-$38,500 $27,500-$47,300 $16,500-$34,100 $24,200-$44,000 $33,000-$66,000 $42,900-$60,500
2,500 $16,250-$23,750 $23,750-$43,750 $31,250-$53,750 $18,750-$38,750 $27,500-$50,000 $37,500-$75,000 $48,750-$68,750
3,000 $19,500-$28,500 ($22,500-$33,000 high-cost) $28,500-$52,500 $37,500-$64,500 $22,500-$46,500 $33,000-$60,000 $45,000-$90,000 $58,500-$82,500
3,500 $22,750-$33,250 ($26,250-$38,500 high-cost) $33,250-$61,250 $43,750-$75,250 $26,250-$54,250 $38,500-$70,000 $52,500-$105,000 $68,250-$96,250
New Shingle Roof

$7,500
Average price
New Metal Roof

$14,500
Average price
New Flat Roof

$8,225
Average price

See costs in your area Enter Your Zip Code

Notes:

  • Roof Sizes: Reflect MA norms—1,600 sq ft (small Cape/ranch), 1,800 sq ft (Cape Cod), 2,000-2,200 sq ft (ranch), 2,500 sq ft (Colonial), 3,000-3,500 sq ft (suburban). Costs assume moderate complexity (4:12 pitch) and basic ventilation.
  • Complexity: Steep slopes (6:12+), dormers, or valleys add 10-20% ($0.65-$1.90/sq ft for asphalt, $1-$3/sq ft for others). Flat roofs with parapets/HVAC add $1-$2/sq ft (MSBC R905.11). Cedar installation complexity (e.g., hand-nailing, weatherproofing) can hit $20/sq ft.
  • Accessibility: Two-story or tight lots (e.g., Boston) add 10-20% ($500-$2,000); rural Western MA increases disposal/travel ($200-$800).
  • Ventilation: Adds $300-$1,500 (e.g., $0.25-$1/sq ft for ridge vents).

What’s Included in the Price?

  • Tear-Off: $1-$2/sq ft extra for >2 layers.
  • Disposal: $0.40-$0.90/sq ft ($640-$1,440 for 1,600 sq ft asphalt, $1,200-$2,700 for 3,000 sq ft). Rural: $600-$900; urban: $1,200-$2,500. Two-story adds $200-$500.
  • Materials:
    • Shingles/Metal/Tiles/Flat/Cedar/Slate/Solar: Asphalt (130-150 MPH), metal/tiles/slate (150-175 MPH), cedar (110-130 MPH), flat (130-150 MPH).
    • Underlayment: Felt ($0.20-$0.50/sq ft), synthetic ($0.50-$1/sq ft), self-adhered ($1-$2/sq ft).
    • Flashings: $300-$600 (MSBC R905.2.8, covers valleys, edges; chimneys/skylights extra).
    • Ventilation: Ridge vents ($0.25-$1/sq ft), soffit vents ($0.50-$1/sq ft), gable vents ($50-$150 each), turbines ($100-$300 each), attic fans ($200-$500 each)—MSBC R806.2 mandates 1:150 ratio.
  • Labor: $2.50-$5/sq ft (higher in Greater Boston).
  • Permits: $150-$600 (e.g., Cape Cod post-2015 rules).
  • Roof Deck: Spot repairs ($2-$4/sq ft, typically in quote); full replacement ($1-$2/sq ft, ½-inch plywood/OSB, MSBC R503.2).

Factors That Affect Costs in Massachusetts

  • Slope/Complexity/Height: 10-20% increase.
  • Deck Condition/Ventilation: Adds $300-$1,500 (deck replacement $1-$2/sq ft).
  • Location/Real Estate: See table.

MA Regional Cost Variations (Per Sq Ft, Asphalt, 130 MPH)

Region Cost Range Material Trends Notes
Greater Boston $7.50-$11 Asphalt, slate, metal (snow/wind). High labor costs, urban density.
Central (Worcester) $6.50-$9 Asphalt, cedar (style). Moderate costs, ice dam focus.
Cape Cod/Islands $7-$10.50 Metal, cedar, flat (wind/salt). Coastal storms, corrosion concerns.
Western (Berkshires) $6.50-$9 Asphalt, metal (snow). Rural, heavy snow loads.
North Shore $7-$10.50 Asphalt, slate, cedar (wind/snow). Coastal/suburban mix, storm risk.

Average Roof Replacement Cost:

Low End

$7,500

Mid-Range

$10,500

High End

$14,500

See costs in your area Enter Your Zip Code

 

Overlay vs. Tear-Off

Overlays save $1-$2/sq ft but are rare—MSBC R907.3 and MA insurers favor tear-offs.

Is It Worth It in Massachusetts?

Yes. Asphalt ($6.50-$9.50/sq ft) lasts 20-30 years; metal ($9.50-$17.50/sq ft), tiles ($12.50-$21.50/sq ft), cedar ($11-$20/sq ft), slate ($15-$30/sq ft), and flat roofs ($7.50-$15.50/sq ft) 20-150+ years; solar ($19.50-$27.50/sq ft) 25-30 years. Historical storms prove value:

  • 2015 Blizzard: $1B damage, 3-4 ft snow (Greater Boston, Western MA).
  • 2021 Nor’easter: $500M damage, coastal flooding (Cape Cod, North Shore).
  • 2018 Winter Storm Riley: 90 MPH winds, roof damage (Eastern MA).

Choosing Your Material in Massachusetts

  • Asphalt: $6.50-$9.50/sq ft. 20-30 years, 130-150 MPH.
  • Metal: $9.50-$17.50/sq ft. 50-100+ years, 150-175 MPH.
  • Tiles: $12.50-$21.50/sq ft. 50-70 years, 150-175 MPH.
  • Flat Roof Materials: $7.50-$15.50/sq ft. 20-50 years, 130-150 MPH.
  • Cedar Shingles/Shakes: $11-$20/sq ft. 20-50 years, 110-130 MPH (Maibec, CSSB suppliers).
  • Natural Slate: $15-$30/sq ft. 75-150+ years, 150-175 MPH (Vermont Slate Co., Evergreen Slate).
  • Solar: $19.50-$27.50/sq ft. 25-30 years, 150 MPH (S-5 clamps on standing seam or GAF Timberline).

Hiring a Contractor in Massachusetts

  1. Ask Around: Seek snow/ice dam experience (e.g., 2015 Blizzard, 2021 Nor’easter).
  2. Screen: Confirm MSBC knowledge, warranty offers.
  3. Estimates: 3-5 bids—specify ventilation, deck needs.
  4. Verify: MA Division of Professional Licensure, insurance.

Key Considerations in Massachusetts

  • Roof Deck: MSBC R907.3 requires sound decking—spot repairs ($2-$4/sq ft); full replacement ($1-$2/sq ft).
  • Ventilation Options: MSBC R806.1 mandates 1:150 ratio (e.g., 10.7 sq ft net free area for 1,600 sq ft roof). Prevents ice dams (Western MA), humidity rot (Central MA):
    • Ridge Vents: $0.25-$1/sq ft ($400-$1,600 for 1,600 sq ft).
    • Soffit Vents: $0.50-$1/sq ft ($800-$1,600 for 1,600 sq ft).
    • Gable Vents: $50-$150 each ($100-$600 total).
    • Turbines: $100-$300 each ($200-$900 for 2,000 sq ft).
    • Attic Fans: $200-$500 each ($200-$1,000 for 2,500 sq ft).
  • Underlayment: Self-adhered ($1-$2/sq ft) for snow/wind zones (e.g., Worcester snow belts).
  • Weight Load: Tiles/slate/cedar need checks ($300-$800), critical for snow (40-50 lbs/sq ft, MSBC R301.2).
  • Roof Shapes: Gable (Western/North Shore), hip (Cape Cod), flat (Boston urban)—impact ventilation.
  • Chimneys, Skylights, Flashings:
    • Chimneys: Prevalent in MA Colonials/Capes. Re-flashing costs $300-$800 per chimney; rebuilding (e.g., brick repair) adds $1,000-$3,000. Snow load (40-50 lbs/sq ft) requires copper flashing ($500-$1,000). Ice dams (2015 Blizzard) highlight sealing needs.
    • Skylights: Common in Cape Cod homes. Replacement costs $500-$1,500 each (e.g., Velux); new installs $800-$2,000 each. Coastal wind (150 MPH post-2018 Riley) demands reinforced seals ($200-$500). Curb-mounted adds $300-$700.
    • Flashings: $300-$600 base (valleys, edges, MSBC R905.2.8). Chimneys/skylights increase to $500-$1,200 total. Step flashing (slate/cedar) $10-$20/linear ft; counter-flashing (metal) $15-$25/linear ft. Ice dams require ice/water shields ($1-$2/sq ft extra).
  • HOA/Local Regulations: HOAs (e.g., Concord) mandate historic tones, restrict solar. Cape Cod requires 150 MPH post-2018; Boston may mandate full replacement if >25% damaged pre-2006 MSBC.
  • Attic Insulation: Pair with R-49 insulation (MA Energy Code) for 15-25% savings, vital for ice dam prevention.
  • Post-Install Inspection: Verify 6-nail patterns (MSBC R905.2.7), flashing (2-4 inches), vent functionality.

Warranties for MA Roofs

  • Material Warranties:
    • Asphalt: 20-50 years (GAF Timberline HDZ, no hail/snow coverage).
    • Metal: 30-50 years (McElroy, rust/paint coverage, salt air resistant).
    • Stone-Coated Steel: 50-70 years (Tilcor Antica, hail to 2.5 inches).
    • Tiles: 50-100 years (Boral Clay, wind/snow included).
    • Flat Roofs: 20-30 years (TPO/PVC), 30-50 years (EPDM), wind/snow often covered.
    • Cedar: 20-30 years (Maibec, weatherproofing critical, no standard hail/snow).
    • Slate: 75-150 years (Vermont Slate Co., wind/snow included).
    • Solar: 25-30 years (GAF Timberline Solar, wind/snow; S-5 clamp systems vary by panel).
  • Labor Warranties: 5-10 years, 25 years with certified installers (e.g., GAF Master Elite).
  • MA Context: Snow/ice dams favor slate, metal, stone-coated steel over asphalt/cedar.

Financing and Incentives in Massachusetts

  • Financing:
    • Loans: 5-7% APR, $5,000-$50,000 (e.g., LightStream).
    • HELOCs: 6-8% APR (e.g., 2,000 sq ft asphalt: $13,000-$19,000).
    • Contractor Plans: 0% APR for 12-18 months, then 10-15%.
  • Incentives:
    • Federal Solar ITC: 30% credit ($10,530-$16,650 for 1,800 sq ft solar).
    • Mass Save: Up to $1,000 for ventilation/insulation, solar rebates ($0.30/kWh, National Grid).
    • Insurance Discounts: 10-30% premium cuts for MSBC roofs (MA DOI).

Quality and Code Compliance in Massachusetts

MSBC 2021 (130 MPH minimum, ASCE 7-16) applies; Cape Cod’s 150 MPH post-2018 reflects risk. Snow/ice drive Class 4 asphalt/metal adoption.

Wind/Snow Mitigation Credits

MSBC-compliant ventilation/materials cut premiums 10-30% ($300-$1,500/year), per MA DOI.

Maintaining Your New Roof in Massachusetts

Clear debris ($0.05-$0.10/sq ft), treat algae ($0.10-$0.25/sq ft), inspect vents post-storm (e.g., 2021 Nor’easter). Cedar needs weatherproofing ($2-$5/sq ft); metal needs salt air checks (Cape Cod).

Energy and Eco Benefits in Massachusetts

Cool roofs/ventilation save 10-20%; solar adds $0.20-$0.60/sq ft/year, 30% ITC ($10,800-$23,400).

Real Estate Market Impact on Roofing Demand

Inventory up 15% YoY, price softening (e.g., Boston: -1.5%) reduces upgrades; snow/coastal zones (Cape Cod, Western MA) sustain replacements.

Climate Change and Roofing

NOAA projects 20-30% more snow/wind by 2030, favoring metal/slate/tiles over asphalt/cedar.

Rural vs. Urban Roofing

  • Rural: Asphalt/cedar ($6.50-$20/sq ft), gable, ridge/soffit vents (Berkshires).
  • Urban: Metal/tiles/flat ($7.50-$17.50/sq ft), hip/flat, turbines/attic fans (Boston).

FAQs for Massachusetts

  • How long does it take? Asphalt/cedar: 1-3 days (1,600 sq ft) to 5-7 days (3,500 sq ft); metal/tiles/slate/flat: 3-7 days; solar: 5-10 days.
  • When should I replace? Asphalt: 15-20 years if snow dents/shingles lift; cedar: 20-30 years if rot/splitting; slate/metal/tiles/flat: 20-150+ years unless cracked; solar: 25-30 years if output drops.
  • Best time to replace? Late spring (May-Jun) avoids snow (Western MA), nor’easters (Cape Cod), humidity (Central MA).
  • Lifespan? Asphalt 20-30 years, cedar 20-50 years, slate 75-150+ years, metal/tiles/flat 20-100+ years, solar 25-30 years—ventilation extends all by 5-10 years.
  • Ventilation needs? 1:150 ratio (MSBC R806.1); ridge/soffit for gable/hip (Berkshires, North Shore), turbines for flat (Boston).
  • DIY risks? Saves $2-$5/sq ft but risks MSBC violations, snow hazards (2015 Blizzard), voided warranties.
  • How much does ventilation add? $300-$1,500 (e.g., $400-$1,600 for 1,600 sq ft ridge/soffit).
  • Spot repairs vs. full deck replacement? Spot ($2-$4/sq ft) vs. full ($1-$2/sq ft during tear-off).
  • Cheapest option? Asphalt ($6.50-$9.50/sq ft) with gable, ridge vents—$10,400-$15,200 for 1,600 sq ft.
  • Most durable option? Slate (Vermont Slate Co., $15-$30/sq ft, 75-150+ years) or metal (McElroy, $9.50-$17.50/sq ft, 50-100+ years).
  • Are warranties worth it? Yes—slate/metal/stone-coated steel cover snow/wind; asphalt/cedar exclude hail/snow.
  • How do I file an insurance claim? Document damage (post-2021 Nor’easter photos), file within 1 year (MA DOI), get MSBC bids—60-80% coverage for 15+ year roofs.
  • Will insurance cover full replacement? Yes, if >25-50% damaged (Boston/Cape Cod) or total loss (e.g., 2015 Blizzard).
  • How do premiums change? Up 35% since 2018 (MA DOI); MSBC roofs cut 10-30% ($300-$1,500/year).
  • What’s the 25% rule? No statewide mandate; Boston/Cape Cod may require full replacement if >25% damaged pre-2006 MSBC.
  • HOA restrictions? Concord mandates historic tones, restricts solar; rural Berkshires freer.
  • Can I negotiate costs? Yes—bundle ventilation/deck work, get 3-5 bids, ask for off-season discounts (Nov-Dec).
  • What’s the ROI? 65-75% for asphalt, 85-95% for metal/slate/tiles in storm zones.
  • How do I spot a bad contractor? No license, vague bids—verify via MA Division of Professional Licensure.
  • What’s the warranty process? Register material warranty, keep labor contract—file claims with photos (e.g., snow >40 lbs/sq ft).
  • Solar benefits worth it? Yes—$0.20-$0.60/sq ft/year + 30% ITC ($10,530-$16,650 for 1,800 sq ft).
  • Flat roof maintenance? Check seams ($0.10-$0.25/sq ft recoating), clear drains—vital post-2021 floods.
  • Snow damage signs? Dents >1 inch (asphalt), cracked tiles/slate, bent metal—inspect post-2015 Blizzard.
  • Wind damage signs? Lifted shingles (Cape Cod), missing flashing—check post-2018 Riley.
  • How do I choose underlayment? Self-adhered ($1-$2/sq ft) for snow/wind (Worcester); synthetic ($0.50-$1/sq ft) for cost; felt ($0.20-$0.50/sq ft) for budget.
  • Does roof shape affect cost? Yes—gable cheapest (Western MA), hip adds 10-20% (Cape Cod), flat needs waterproofing ($1-$2/sq ft).
  • What’s the ice dam risk? High statewide—ventilation/insulation (R-49) prevents; asphalt/cedar most vulnerable (2015 lessons).
  • How do I prep for install? Clear yard, cover plants, notify neighbors—expect noise/dust (3-7 days).
  • Post-install checklist? Verify 6-nail patterns, flashing (2-4 inches), vent flow—request town inspection.
  • How does climate change affect choice? More snow/wind (NOAA 2030) favors metal/slate/tiles.

Quick Material Comparison (Per Sq Ft, MA)

Material Cost Lifespan Wind Resistance Key Features & Considerations Colors & SRI Roof Shape Fit
Architectural Asphalt (GAF Timberline HDZ) $6.50-$9.50 20-30 yrs 130-150 MPH Budget-friendly, snow/ice-vulnerable (Western MA). No hail/snow warranty—post-2015 issues. Earthy (SRI 20-40); cool (SRI 60-70). Gable (West/North), hip (Cape).
Composite Shingles (CertainTeed Landmark Pro) $7-$10 30-50 yrs 130-150 MPH Synthetic, mimics slate. Moderate snow resistance (North Shore winds). No hail warranty. Slate gray, cedar (SRI 25-50). Gable (North), hip (Central).
Stone-Coated Steel Tiles (Tilcor Antica) $11.50-$17.50 50-70 yrs 150-175 MPH Lightweight (1.5-2 lbs/sq ft), hail-resistant (2.5-inch warranty, Berkshires). Wind-strong (Cape Cod). Terracotta, charcoal (SRI 30-60). Hip (Cape), flat (Boston).
Clay Tiles (Boral Clay) $12.50-$21.50 50-100 yrs 150-175 MPH Heavy (10-12 lbs/sq ft), needs check ($300-$800). Wind/snow-resistant (Central/Cape). Red, beige (SRI 35-60). Hip (Cape/Central), mansard (North).
Metal Shingle Roofs (McElroy Max-Rib) $11.50-$17.50 50-100+ yrs 175 MPH Interlocks, snow/wind-resistant (West/Cape). Low maintenance, salt-resistant. Wind warranty, hail varies. Green, blue (SRI 50-80). Gable (West/North), hip (Cape).
Standing Seam Metal (McElroy) $11.50-$19.50 50-100+ yrs 175 MPH Vertical panels, solar via S-5 clamps (no holes). Snow/wind-resistant. Full wind/hail warranty. White, silver (SRI 70-90). Hip (Cape), flat (Boston).
Cedar Shingles/Shakes (Maibec) $11-$20 20-50 yrs 110-130 MPH Natural aesthetic (Cape Cod), needs weatherproofing ($2-$5/sq ft). Rot/split risk (Central MA humidity). Natural cedar (SRI 30-50). Gable (West), hip (Cape).
Natural Slate (Vermont Slate Co.) $15-$30 75-150+ yrs 150-175 MPH Heavy (8-10 lbs/sq ft), durable (Greater Boston snow). Needs check ($300-$800). Historic appeal. Black, green, purple (SRI 20-40). Gable (North), hip (Boston).
Solar Shingles (GAF Timberline Solar) $19.50-$27.50 25-30 yrs 150 MPH Nailable shingles, aesthetic. High cost, wind/snow warranty (Central MA energy focus). Black, dark blends (SRI 20-30). Flat (Boston), hip (Cape).
PVC (Firestone) $8.50-$13.50 20-30 yrs 130-150 MPH Single-ply, heat-welded. Cape Cod flat roofs, wind/snow warranty. White, gray (SRI 70-90). Flat (Cape/Boston).
TPO (GAF EverGuard) $7.50-$12.50 20-30 yrs 130-150 MPH Single-ply, reflective. Boston flat roofs, wind/snow warranty. White, tan (SRI 70-85). Flat (Boston/Central).
EPDM Rubber (Firestone RubberGard) $8.50-$13.50 30-50 yrs 130-150 MPH Durable, flexible. Central MA humidity, wind/snow warranty. Black (SRI 10-20); white (SRI 70-80). Flat (Cape/Central).
Modified Bitumen (CertainTeed) $9.50-$15.50 20-40 yrs 130-150 MPH Multi-layer, torch-down. Boston flat roofs, wind/snow warranty. Black, gray (SRI 20-40); reflective (SRI 60-70). Flat (Boston/West).

Average Roof Replacement Cost:

Low End

$7,500

Mid-Range

$10,500

High End

$14,500

See costs in your area Enter Your Zip Code

 

Bottom Line

An MA roof replacement costs $6.50-$9.50/sq ft for asphalt (up to $11/sq ft in high-cost areas), $9.50-$17.50/sq ft for metal, $12.50-$21.50/sq ft for tiles, $7.50-$15.50/sq ft for flat roofs, $11-$20/sq ft for cedar, $15-$30/sq ft for slate, and $19.50-$27.50/sq ft for solar tiles. Ventilation ($300-$1,500), deck replacement ($1-$2/sq ft), chimneys/skylights ($500-$3,000), warranties (e.g., stone-coated steel’s hail coverage), and financing (loans, ITC) shape decisions. MA’s snow, ice dams, and coastal winds demand tailored solutions—MSBC compliance (130-175 MPH) ensures durability.

Need a Roofer? Get 4 Free Quotes From Local Pros:

Enter Your Zip Code:

What's a Typical Cost To Install a new Roof? Average Price: $5,960 - $12,740
See Costs Near You

Leave a Reply