Cost to Replace a Roof in Ann Arbor, MI (2027 Price Guide)
Not your house? Change the size or pitch in Ann Arbor, MI
A roof's pitch is its rise in inches over twelve inches of run. Steeper roofs like 9/12 need roof jacks and harness work, so they cost more. We assume 7/12 for Michigan; pick yours above.
In Ann Arbor, MI, a typical 1,720 sq. ft. single-story house needs about $10,720 to $16,330 for a new asphalt shingle roof, old shingles off and hauled away. That covers a 7/12 roof of about 2,107 sq. ft. - 21.1 squares - with tear-off of the current shingles, new materials and the crew.
Roofers bid by the square, which is a hundred square feet of roof; here the installed rate works out to $619.92 a square. Thicker 50-year architectural shingles raise the job to $11,910 to $18,150, and the cheapest metal choice, steel shingles, begins near $23,050.
Expect Ann Arbor bids to sit roughly $190 higher than the Michigan average of $10,560 to $16,100. Our prices apply across the 8 ZIP codes that carry the Ann Arbor name, in Washtenaw County.
New Roof Prices in Ann Arbor, MI, Material by Material
Your material choice moves the total more than any other decision. This table keeps the 2,107 sq. ft. roof fixed and swaps only what goes on top, old layer removal included.
| Material | Installed cost | Estimate | Per square |
|---|---|---|---|
| Asphalt shingles | |||
| Asphalt shingles, 30-year | $10,720 to $16,330 | $13,070 | $619.92 |
| Architectural shingles, 50-year | $11,910 to $18,150 | $14,520 | $688.92 |
| Metal | |||
| Steel shingles | $23,050 to $35,140 | $28,110 | $1,333.94 |
| Aluminum shingles | $25,490 to $38,850 | $31,080 | $1,475.06 |
| Standing seam metal | $30,730 to $46,840 | $37,470 | $1,778.23 |
| Stone-coated steel tiles | $31,380 to $47,830 | $38,270 | $1,815.87 |
| Flat / low-slope membranes (priced on the 1,720 sq. ft. footprint) | |||
| EPDM rubber membrane | $14,600 to $18,960 | $16,780 | $975.36 |
| TPO membrane, 60-mil | $12,570 to $16,320 | $14,440 | $839.46 |
| PVC membrane, 60-mil | $15,190 to $19,730 | $17,460 | $1,015.09 |
Shingle rows use the same math as our roof replacement calculator; metal rows follow the metal roof calculator, and membranes follow the flat roof calculator. All of them carry the Great Lakes cost adjustment, which puts shingles and metal 4% above the U.S. average.
Price per Year of Roof
The real cost of a roof is price divided by the years it lasts. Hover a bar: metal costs more up front and less per year.
Service lives follow the climate-bell model above (asphalt peaks in moderate regions; metal assumes correct installation); prices are the Ann Arbor, MI estimates above.
Pricing Variables in a Ann Arbor, MI Re-Roof
When two quotes for the same house are far apart, the gap is usually scope. Here is what each common variable is worth on the 21.1-square roof above:
- Strip and haul. Expect roughly $3,130 of the bid for one layer off. Each extra layer underneath raises it again, by about $2,030 for the second.
- Geometry. Four-sided hip roofs run about $1,290 above a gable; heavily cut-up roofs with dormers sit about $2,190 above it.
- Stories. Put this roof on a two-story house and the bid rises by about $930 for the extra climbing, staging and hauling.
- Skylights. Each skylight installed or replaced during the job adds about $380.
- Hidden rot. Water-damaged boards appear once the roof is open; settle the per-sheet replacement price in writing first.
- Accessories. Ridge vents, pipe flashing and drip edge belong in the scope. If the gutters are due too, run them through the gutter cost calculator.
- Fees. Permit cost and debris hauling change from town to town. The quote should name both.
Check a Bid Against Your Roof
Adjust the four choices below until they describe your job, then hold every quote up to the result.
$13,070quotes usually $10,720 – $16,330
Every option is priced on the 2,107 sq. ft., 7/12 roof above with calculator math for Ann Arbor, MI. Gutters, skylights and deck repairs come on top.
Ask each bidder to fill in the same list: tear-off layers, underlayment, ice barrier, flashing, vents, decking rate, permit. Gaps in that list explain most low bids.
How Michigan Weather Ages a Roof
Region 1 on the map, Michigan sees average summer highs near 82°F and winter readings from about 28°F by day to 13°F at night. Local terrain shifts these numbers. The weather above points to a few specific risks for Michigan roofs.
Ice dams. These form when a warm attic melts snow that refreezes at the eaves, trapping water that backs up under the roofing. Two fixes work together: self-adhering ice barrier at the edges and a well-sealed, well-insulated attic. Compare costs with the attic insulation calculator and roof heat cable calculator.
Heavy snow. Weeks of snow cover keep the roof wet and loaded. A sound deck, tight fastening and a steeper pitch all help; metal sheds snow fastest.
Freeze and thaw. Winter nights near 13°F followed by sunny days work water into joints and flashing, one cycle at a time. Tight flashing and clean gutters do more here than a premium shingle.
Where Shingles Live Longest: the Climate Bell
Asphalt life peaks in the moderate middle (Region 3) and falls toward BOTH ends of the map above - cold regions destroy shingles with ice dams, hot ones bake them. Note the middle columns: shingles marketed as “lifetime” are good for about 25 real-world years at best - Michigan is Region 1. Hover any column.
low pitch holds snow and ice - it costs the most years in cold regions
Planning figures from our climate model, for ventilation-correct installs - a baked, unvented attic can take years off any column. Pitch adjusts the asphalt columns only; metal sheds snow at any sane pitch.
Price a New Roof for Your ZIP Code
Metal Roofing Prices in Ann Arbor, MI
Metal costs more on day one and less for each year the roof lasts. Here is what each type would cost on a typical 1,720 sq. ft. single-story house in Ann Arbor, MI, and where each one makes sense.
- Standing seam: $30,730 to $46,840. This is the classic metal roof: smooth vertical panels, fasteners tucked under the seam. It suits simple roof shapes and owners who plan to stay. Over architectural shingles, expect about $22,960 more.
- Steel shingles: $23,050 to $35,140. Aluminum shingles: $25,490 to $38,850. Pressed metal pieces shaped like shakes, slate or ordinary shingles. They interlock, so they handle cut-up roofs with valleys and dormers where long panels waste metal. Aluminum will not rust, which counts near salt water. Steel is stiffer and dents less.
- Stone-coated steel: $31,380 to $47,830. A steel base under a granule finish. You get the tile look at a small part of the weight of real tile.
- Copper: custom quote only. Copper is a craft job, so we leave it out of the calculator and you will need a custom bid. It costs the most of any metal by a wide margin. A small copper accent over a bay window gives you the look without the whole-roof bill.
Snow slides off metal before it can melt and refreeze at the eaves, so ice dams have little chance to form. No ice dam means no water backing up under the roof and no rotting eaves, which is a big reason metal lasts so long here. Add snow guards over doors and walkways.
If you plan to stay a long time, metal can avoid a future re-roof entirely. Short-term owners rarely recover the extra cost. For a particular panel or coating, run the metal roof calculator.
Scheduling Your Ann Arbor, MI Roof Job
Winter highs near 28°F shorten the roofing season. Shingles seal best in warm sun and turn brittle in the cold, so most jobs happen from spring through fall. Book early - good crews fill their calendars.
Flat and Low-Slope Roof Prices in Ann Arbor, MI
Porches, additions, garages and some whole houses have roofs too flat for shingles; they get a membrane. Priced on the full 1,720 sq. ft. footprint in Ann Arbor, MI:
- EPDM rubber: $14,600 to $18,960. Old-school rubber roofing, and still a fair choice. It takes a hailstorm and a hard freeze in stride. The dark color soaks up sun, so it fits best where nobody lives right under it.
- TPO, 60-mil: $12,570 to $16,320. The bright white membrane on many new commercial and home flat roofs. Hot-air welded seams turn the sheets into one skin. Pick it for a sunny roof over living space.
- PVC, 60-mil: $15,190 to $19,730. It looks like TPO but has a longer service record, and it holds up better where water sits or oils land. Choose it for a busy roof deck or a spot that never drains well.
On this footprint TPO comes in lowest, EPDM sits in the middle and PVC costs the most. Tear-off of one existing layer and new polyiso board are part of each figure. A small section will price higher per square foot. Ponding water is the main enemy of flat roofs through a Michigan winter. Ask for tapered insulation at low spots and clear drains. Run the flat roof calculator to match a specific membrane and drain layout.
Winter lows near 13°F favor a membrane that stays flexible. EPDM handles deep cold well, and welded TPO or PVC seams resist the freeze and thaw that open glued joints. Either way, keep drains clear so meltwater can leave.
Compare Ann Arbor With Other Michigan Cities
How Ann Arbor compares with other Michigan cities on the standard asphalt roof:
- Detroit, MI (35 miles east) - $10,960 to $16,700
- Warren, MI (40 miles northeast) - $10,840 to $16,520
- Sterling Heights, MI (40 miles northeast) - $10,840 to $16,520
- Grand Rapids, MI (110 miles northwest) - $10,790 to $16,440
Roofers serving Ann Arbor also cover Ypsilanti, Canton, Novi, Livonia and Farmington Hills, generally at similar prices. The Michigan roofing cost guide has the statewide numbers and every city.
Roof Replacement FAQ: Ann Arbor, MI
How many days will my roof replacement take?
A typical 21.1-square asphalt job takes from one day to a few, depending on layers, pitch and weather. Metal and cut-up roofs take longer. Any section left open overnight should be covered.
Does homeowners insurance cover roof replacement?
If a storm caused the damage, possibly; if the roof simply wore out, no. A replacement here runs $10,720 to $16,330, so know your deductible and settlement terms before you file.
How many squares is my roof?
Roofers measure surface, not floor area. The 1,720 sq. ft. footprint in this guide turns into about 2,107 sq. ft. of roof at 7/12 - 21.1 squares. Different counts between bids are a red flag.
Does a re-roof in Michigan require a permit?
Rules vary by town, but a full re-roof usually needs a permit. Expect your roofer to obtain it and to schedule any inspection.
Run your own numbers: Roof Replacement Calculator · Metal Roof Calculator · Flat Roof Calculator · Gutter Cost Calculator · Attic Insulation Calculator · Roof Heat Cable Calculator
About the numbers: each figure runs through our roofing calculators, adjusted for the Great Lakes market and updated for inflation every year. Treat them as a planning guide and compare at least three written bids on identical scope.
Quick Answers
Answers use Michigan averages; energy prices updated October 2026.
What time of year is best for a new roof in Michigan?
Plan for the warm season. Winter highs in Michigan average about 28°F, too cold for the seal strips to set on their own, so late spring through early fall is the usual window.
Does a new roof in Michigan need an ice barrier membrane?
It should have one. With typical winter lows around 13°F, roofs in Michigan face ice dams, so the membrane belongs at the eaves and in every valley - check the building code for the minimum.
Does metal roofing make sense in Michigan?
Usually, if you will stay. With winter lows around 13°F, metal in Michigan sends snow sliding off before it can build ice at the eaves - just add snow guards above entries.
Will a lighter roof lower cooling costs in Michigan?
Only a little. Winter lows around 13°F mean heating dominates the energy bill in Michigan; spend first on attic insulation and air sealing.
Can new shingles go on top of the old roof?
Sometimes, if only one layer is on now and local code allows a second. A full tear-off costs more but exposes the deck, so rotted boards get replaced rather than buried.
Run your own numbers: Roof replacement calculator or Metal roof cost calculator.
More Roofing Cost Guides
Michigan Roofing costs (statewide) · Roofing costs in every state
