Roof Replacement cost in Ann Arbor, MI
Ann Arbor, MI · updated August 2026
$16,300
Typical local cost
$9,400 – $31,800
Typical range
- per sq ft of roof area
- $5.50 – $14
- Permit
- Yes
- Typical timeline
- 1-3 days of work
Installed, local pricing
$160 – $675 in fees
1-3 days of work, 2-6 weeks including permitting and inspections
Ann Arbor runs -1% against the U.S. average · data confidence High · modeled estimate, not a quote
The modeled midpoint for Ann Arbor is $16,300. The local adjustment for this trade is x0.993 — driven mainly by Washtenaw County labor rates and 100% exposure to local code requirements.
Estimate your Ann Arbor job
Priced with this market's cost index, so the calculator, the size table and the ranges on this page all agree.
Ground-floor area under the roof, not total living area.
Estimated total cost
$17,157 – $24,081
Installed, including tear-off and permit
- Roof area
- 2,464 sq ft
- Roofing squares
- 24.6
- Cost per square foot
- $7 – $10
- Tear-off allowance
- $2,814
Priced for Ann Arbor (local adjustment x0.993).
Estimates only. Local pricing, site conditions and code requirements change the real number.
Cost by project size
Generated from the same unit pricing the calculator uses.
| Project size | Estimated range |
|---|---|
| 1,000 sq ft of roof area | $5,500 – $14,000 |
| 1,300 sq ft of roof area | $7,200 – $18,200 |
| 1,700 sq ft of roof area | $9,400 – $23,800 |
| 2,200 sq ft of roof area | $12,100 – $30,800 |
| 2,900 sq ft of roof area | $16,000 – $40,600 |
Based on Ann Arbor pricing of $6–$14 per sq ft of roof area.
Cost by roof scope
Roof pricing moves on area, pitch, how many layers come off and what the deck looks like underneath. Every row is priced against the Ann Arbor median.
| Scope | What it includes | Typical installed cost |
|---|---|---|
| Overlay on a simple ranch roof | Single layer, 4:12 pitch, no tear-off | $10,100 – $13,400 |
| Standard tear-off and replace | One layer removed, architectural shingle, walkable pitch | $13,900 – $18,700 |
| Two-layer tear-off | Extra removal and disposal, same footprint | $16,300 – $22,000 |
| Steep or cut-up roof | 8:12+ pitch, multiple valleys, dormers, staging | $20,400 – $27,700 |
| Replacement with deck repair | Partial resheathing found after tear-off | $18,700 – $26,100 |
- • Tear-off and disposal is priced per layer — quotes that omit a second layer are the most common source of change orders.
- • Decking is unknown until the old roof is off. Reputable quotes state a per-sheet resheathing price up front.
- • Pitch above 7:12 requires fall protection and slows the crew, which shows up as labor, not material.
Basis: Each scope is priced as a multiple of the modeled Ann Arbor median for roof replacement, so the scenarios, the size table and the calculator always agree. · Hometriva methodology
Cost by material
Installed cost in this market, with expected service life.
| Material | Installed range | Lifespan | Maintenance |
|---|---|---|---|
| 3-Tab Asphalt Shingles | $9,800 – $14,300 | 12–20 yrs | Moderate |
| Architectural Asphalt Shingles | $13,900 – $19,600 | 22–30 yrs | Low |
| Standing-Seam Metal Roof | $24,500 – $39,100 | 40–70 yrs | Very low |
| Concrete or Clay Tile Roof | $25,300 – $42,400 | 40–60 yrs | Moderate |
| Synthetic Slate | $22,800 – $35,900 | 40–50 yrs | Low |
Where the money goes
- Labor
- $8,200
- 49% of median
- Materials
- $8,200
- 49% of median
- Permit & fees
- $420
- 2% of median
Ann Arbor project costs-1% vs U.S. average
Based on Washtenaw County labor rates, local material logistics and permit-fee posture for this trade.
What the project looks like start to finish
Typical sequence for this scope. Timing varies with contractor backlog and plan-review queues.
01
Planning & quotes
Scope, material choice, contractor selection
02
Permit application
Filed with City of Ann Arbor building department
03
Materials & staging
Order lead time on non-stock materials
04
Installation
1-3 days of work, 2-6 weeks including permitting and inspections
05
Inspection
Dry-in / underlayment, In-progress nailing, Final roof inspection
06
Closeout
Final sign-off, warranty and documentation
Ann Arbor labor intelligence
What the trade charges here, and how much of your price it is.
Loaded hourly rate
$58–$74
Exterior crews in Washtenaw County · -4% vs U.S. ($68/hr)
Typical crew
3 × 5 days
On-site time for a typical roof job here.
Labor in the price
$8,200
50% of the median — the rest is material, disposal and permit.
Because labor is 50% of this job, Ann Arbor wage levels move the price far more than material prices do. A quote well under this labor figure usually means a smaller crew, a longer schedule, or unlicensed help.
Basis: Hometriva labor model: national exterior crew rates adjusted by the Washtenaw County labor factor (x0.961). · BLS Occupational Employment and Wage Statistics, Hometriva methodology
Why Ann Arbor differs from the national average
The local delta, broken into dollars by driver.
Trade labor rates-$325
Washtenaw County crews price 4% below the national average, and labor is 50% of this job.
Code and inspection load+$225
Roof Replacement carries 100% exposure to local code requirements, and this jurisdiction's review load indexes at x1.01.
Permit fees-$50
Fees are paid to the jurisdiction, not the contractor, and are budgeted separately from the contract price.
Basis: Decomposition of the modeled Ann Arbor median against the U.S. median for this scope. · City of Ann Arbor building department, Hometriva methodology
Ann Arbor vs Michigan vs the U.S.
Change the inputs, see your number
The same local model, run against your job instead of the average one.
Simulated roof replacement in Ann Arbor
$16,720
Likely range $9,820 – $32,220
Simulated from the same local model as the numbers above — it changes the inputs, not the pricing method.
What makes the number move
- Roof size in squares (1 square = 100 sq ft) and pitch
- Material: 3-tab shingle, architectural shingle, metal, or tile
- Number of tear-off layers and any decking replacement
- Wind-uplift requirements in your county
- Skylights, valleys, dormers and other penetrations
Who issues each permit
Tracked per discipline — the building permit issuer is not always the body that reviews electrical, plumbing, zoning or fire.
| Discipline | Issuing authority |
|---|---|
| building | City of Ann Arbor building departmentModeled estimate |
| electrical | City of Ann Arbor building departmentModeled estimate |
| mechanical | City of Ann Arbor building departmentModeled estimate |
| plumbing | City of Ann Arbor building departmentModeled estimate |
| zoning | City of Ann Arbor building departmentModeled estimate |
| fire | City of Ann Arbor building departmentModeled estimate |
Permit requirement in Ann Arbor
Yes — a permit is required for roof replacement in Ann Arbor, MI. The work must be inspected before it can be closed out, and a licensed contractor generally has to pull the permit.
- Permitting authority
- City of Ann Arbor building departmentModeled estimate
- Permit fee
- Estimated allowance $160–$675Modeled from comparable fee schedules — not an official quoted fee.
Inspections
- Dry-in / underlayment
- In-progress nailing
- Final roof inspection
Local conditions that change this job
Only the exposures that materially affect roof replacement.
Design wind speed exposure
High70/100
Named-storm exposure
High70/100
Cooling load / heat exposure
Severe82/100
Hail risk
Minimal18/100
Annual rainfall
High74/100
Ann Arbor sits in Washtenaw County, Michigan. Heavy snow load and ice-dam risk change roofing, insulation and gutter specifications, and compress the outdoor work season. Work outside city limits is permitted by the county building department rather than the city.
Owner-occupied homes
0%
Owner-occupied share of the housing stock, which drives how much of this work is homeowner-funded versus landlord-funded.
Households in market
47,752
Approximate household count in Ann Arbor, used to size the contractor pool for this trade.
Permit activity index
x0.90
Relative permit volume and fee load versus the national baseline.
Nearby market comparison
What Ann Arbor homeowners actually paid
Homeowner-reported invoices for this market. Nothing is published until enough reports clear review, so this section is often empty in newer markets — adding yours takes 20 seconds and no personal details.
Quotes homeowners were given in Ann Arbor
Quotes run ahead of final invoices. Reporting yours shows the local spread and where there is room to negotiate.
How Hometriva estimates Ann Arbor roof costs
Hometriva does not publish invented city prices. The Ann Arbor estimate for roof replacement is produced by this chain, and every input is stored separately:
- National baseline$16,400
Typical U.S. cost for roof replacement on a single-family home.
- Local labor factorx0.961
Ann Arbor-area trade labor rates, weighted at 50% of this job.
- Material factorx0.999
Material and delivery pricing into Washtenaw County, weighted at 50%.
- Regulatory factorx1.013
Local code, product-approval and inspection load, applied at 100% for this project type.
- Applied multiplierx0.993
Blended Ann Arbor adjustment specific to roof replacement.
- Permit component$160 – $675
Budgeted separately from the contract price because it is paid to the jurisdiction.
Because labor, material and regulatory factors are weighted per project, roof replacement in Ann Arbor carries a different local adjustment than other trades in the same market.
Reviewed by
Hometriva Cost Data Desk
Maintains the unit-cost baselines, local adjustment factors and material pricing. Reviewed for roof replacement pricing in Ann Arbor, MI.
- • National unit-cost baselines against current trade pricing
- • Local labor and materials factors for the market
- • Material installed-cost ranges and service life
Last reviewed August 2026 · Editorial standards · Report an error
Frequently asked questions
How long does a roof replacement take?
Most single-family asphalt shingle roofs are torn off and re-covered in one to three working days. Tile and metal roofs typically take three to seven days. The overall timeline, including permit issuance and final inspection, is usually two to six weeks.
Do I need a permit for roof replacement in Ann Arbor, MI?
In most jurisdictions this work is permitted and inspected. Requirements are set locally, so confirm the current application and inspection checklist with your building department before work starts.
How long does roof replacement take?
1-3 days of work, 2-6 weeks including permitting and inspections. Permit review and inspection scheduling are usually the largest source of variation.
What changes the price the most?
The largest cost drivers are roof size in squares (1 square = 100 sq ft) and pitch; material: 3-tab shingle, architectural shingle, metal, or tile; number of tear-off layers and any decking replacement.
Sources
Sources & verification
Model vintage August 2026. The links above are the issuing agencies' own pages — we publish them so you can confirm the current rule yourself, not as evidence that each fact on this page was re-checked with them today. Cost figures are modeled estimates based on national baselines adjusted for local labor and material pricing, not quotes. Permit rules change; confirm with the building department before starting work.