Table of Contents
Introduction
In this article, I’ll give you the typical costs for installing a new roof in Hawaii in 2025, for both residential and commercial buildings. I’ve spent years reviewing contractor bids and researching roofing costs for my clients around the country. The roof cost estimates I provide here were produced by analyzing current material prices, Hawaii labor costs, and other relevant factors, including roofing project values from actual Hawaii building permit data. The roof systems covered here include asphalt shingles, metal roofing, slate, tile, synthetic composite, cedar shakes, and all of the common types of low-slope commercial roofing.
Roof replacement costs in Hawaii are generally higher than the national average, with statewide construction costs averaging about 20% or more above the U.S. average. (Compare to national average roof replacement costs.)
Actual roof prices will vary depending on location, roof size, roof slope, complexity, and, of course, the type of roof system installed. Asphalt shingles are one of the most common residential roof coverings in Hawaii, but alternatives like standing seam metal, clay or concrete tile, and synthetic composite shingles are also popular due to their durability in the tropical climate. Commercial “flat” (low-slope) roofs typically use single-ply membranes (EPDM, TPO, and PVC roofing), modified bitumen, or spray-applied polyurethane foam roofing systems.
On average, Hawaii residential roof replacement prices in 2025 typically range from around $7 per square foot for basic asphalt shingles to around $40 per square foot for high-end copper roofing. This means a typical 1,700-square-foot pitched roof may cost between $12,000 and $70,000, depending on the type of material you choose.
Commercial roofing in Hawaii typically costs more than people might expect, due to the combined impact of insulation requirements, shipping, and logistics. Board insulation is normally installed as part of the roof system, and costs around $1 to $1.50 per square foot (installed) per inch of thickness while providing an R-value of around R-4 to R-6 per inch.
Commercial roof replacement prices in Hawaii range, on average, from around $6 per square foot for a ballasted TPO overlay system with no insulation included to around $20 per square foot for a standing seam aluminum system or a 2-ply modified bitumen roof with enough insulation to meet the Hawaii R-20 energy code requirement for roofs with above-deck insulation.
The tables below provide cost information for all roof types and systems.
Climate Considerations for Hawaii Roofs
Hawaii has a tropical climate, with warm temperatures year-round, high humidity in many areas, and distinct wet and dry seasons that vary by island and elevation. The windward sides of the islands are wetter, often receiving more than 100 inches of rain annually, while leeward areas are significantly drier. Mountainous regions can experience much cooler conditions, while coastal zones remain warm and humid throughout the year. Hawaii is also exposed to tropical storms, hurricanes, and powerful trade winds during the Pacific hurricane season, though direct landfalls are less frequent than they are in the Atlantic basin.
Cooling degree days far exceed heating degree days across the islands, making solar gain and building cooling loads a primary concern. Reflective or high-albedo white “cool roof” materials can reduce attic heat buildup and lower air-conditioning demand. Heavy rainfall and high humidity levels also make roof waterproofing, flashing integrity, and ventilation critical considerations for long-term performance.
Given these conditions, homeowners and property managers in Hawaii should keep the following in mind:
- Asphalt shingles are a common and relatively affordable option, but they weather more quickly under Hawaii’s strong UV exposure. Choosing algae-resistant shingles is recommended to help prevent black streaks and stains.
- Proper ventilation and underlayment are essential. Attic ventilation helps reduce heat buildup, manage moisture, and maintain roof durability. Note that improper ventilation can void your roof warranty.
- Metal roofing is especially well suited to Hawaii’s climate, offering superior wind resistance and durability. Aluminum panels are strongly preferred in coastal areas, where salty air can quickly corrode unprotected steel. Reflective finishes can also help control cooling costs.
- Tile and slate roofing perform well when properly installed, and they offer excellent longevity. Concrete tile is widely used in Hawaii due to its durability and resistance to salt air. Cedar shakes or shingles are less common, but if installed, they should be used in Class A fire-rated assemblies for safety.
- Copper or zinc strips can help inhibit algae, moss, and mildew growth in wetter, shaded areas.
- Insulation and radiant barriers are important for controlling cooling costs and improving comfort. High-reflectance roofing systems are effective at lowering attic temperatures and reducing reliance on mechanical cooling.
Things to Keep in Mind
These roof cost estimates should be fairly accurate; I make an effort to update them regularly using current material prices and labor data specific to Hawaii. Keep in mind that the costs listed below are averages, and actual costs can vary significantly depending on your specific location and the size, configuration, accessibility, and condition of your particular roof.
The residential roof cost estimates provided here are for roof replacements on roofs with a 6/12 pitch and include all standard roof components (underlayment, ice & water shield, fasteners, flashing, etc.). Steeper roofs or roofs with complex designs can increase costs by as much as 30%.
Removal of an existing commercial or residential roof typically adds between $1 and $3 per square foot. For the estimates in the tables below, $1.50 per square foot for tear-off and disposal has been included in all pricing except for the “no additional insulation” commercial roof pricing, which generally indicates a roof recover project.
Table 1: Residential Roof Costs in Hawaii
| Average Cost of a Residential Pitched Roof in Hawaii | |||
|---|---|---|---|
| Roof Type | Average Installed Cost Per Square Foot |
Average Installed Cost Per Square (100 sq. ft.) |
Average Installed Cost Typical Residential Roof (1,700 sq. ft.) |
| Asphalt Shingles 3-Tab or Strip Shingles |
$6.70 | $670 | $11,390 |
| Asphalt Shingles Architectural or Dimensional Shingles |
$7.40 | $740 | $12,580 |
| Asphalt Shingles Luxury or Premium Shingles |
$9.20 | $920 | $15,640 |
| Cedar Shake & Shingle Red Cedar Shingles |
$16.75 | $1,675 | $28,475 |
| Cedar Shake & Shingle Red Cedar Shingles Class A Fire Rated System |
$18.80 | $1,880 | $31,960 |
| Cedar Shake & Shingle Red Cedar Shakes |
$16.15 | $1,615 | $27,455 |
| Cedar Shake & Shingle Red Cedar Shakes Class A Fire Rated System |
$18.20 | $1,820 | $30,940 |
| Metal Roofing Exposed Fastener Panels (Aluminum, Basic Coating) |
$13.20 | $1,320 | $22,440 |
| Metal Roofing Exposed Fastener Panels (Steel, Basic Coating) |
$9.90 | $990 | $16,830 |
| Metal Roofing Exposed Fastener Panels (Steel, PVDF/Kynar Coated) |
$12.35 | $1,235 | $20,995 |
| Metal Roofing Metal Shingles (Aluminum, Basic Coating) |
$16.80 | $1,680 | $28,560 |
| Metal Roofing Metal Shingles (Steel, Basic Coating) |
$12.60 | $1,260 | $21,420 |
| Metal Roofing Metal Shingles (Steel, PVDF/Kynar Coated) |
$15.70 | $1,570 | $26,690 |
| Metal Roofing Standing Seam Metal (Aluminum, Basic Coating) |
$20.40 | $2,040 | $34,680 |
| Metal Roofing Standing Seam Metal (Steel, Basic Coating) |
$15.35 | $1,535 | $26,095 |
| Metal Roofing Standing Seam Metal (Steel, PVDF/Kynar Coated) |
$19.10 | $1,910 | $32,470 |
| Metal Roofing Standing Seam Metal (Copper) |
$40.80 | $4,080 | $69,360 |
| Metal Roofing Standing Seam Metal (Zinc) |
$27.60 | $2,760 | $46,920 |
| Metal Roofing Flat Seam Metal (Copper, Soldered Seams) |
$48.00 | $4,800 | $81,600 |
| Slate Roofing Hard Natural Slate (Grade S1) “Standard” 1/4″ Thick |
$31.30 | $3,130 | $53,210 |
| Slate Roofing Hard Natural Slate (Grade S1) “Rough Texture” 1/4″ to 3/8″ Thick |
$34.80 | $3,480 | $59,160 |
| Slate Roofing Hard Natural Slate (Grade S1) “Architectural” 3/8″ to 1/2″ Thick |
$40.65 | $4,065 | $69,105 |
| Synthetic Composite Synthetic Composite Shingles (Engineered Polymeric Tile) |
$15.10 | $1,510 | $25,670 |
| Tile Roofing Clay Tile Flat Profile (Shingle Style) |
$18.50 | $1,850 | $31,450 |
| Tile Roofing Clay Tile Mission (2 Piece) |
$19.55 | $1,955 | $33,235 |
| Tile Roofing Clay Tile S-Profile (1 Piece) |
$17.65 | $1,765 | $30,005 |
| Tile Roofing Clay Tile Premium Styles |
$22.20 | $2,220 | $37,740 |
| Tile Roofing Concrete Tile Flat Profile (Shingle Style) |
$14.05 | $1,405 | $23,885 |
| Tile Roofing Concrete Tile S-Profile (1 Piece) |
$13.45 | $1,345 | $22,865 |
| Tile Roofing Concrete Tile Premium Styles |
$16.80 | $1,680 | $28,560 |
| Tile Roofing Lightweight Concrete Flat Tile (Shingle Style) |
$14.65 | $1,465 | $24,905 |
Table 2: Commercial Roof Costs in Hawaii
For energy code purposes, all of Hawaii is classified in IECC Climate Zone 1, which requires commercial roofs with insulation installed entirely above the deck to meet a minimum of R-20 continuous insulation (R-20ci).
Building owners should be aware that while the code sets the minimum R-value at R-20ci, installing higher levels of insulation can reduce long-term cooling costs, improve occupant comfort, and provide better protection against Hawaii’s year-round solar heat gain. Always verify current R-value requirements with your local building department, as code requirements can change.
When performing a roof recover, these insulation requirements generally do not apply. Recover projects usually involve adding a layer of cover board over the existing system to provide a suitable substrate, followed by the new roof membrane. Roof recovery is not always permitted or advisable.
| Average Cost of a Commercial Low-Slope Roof in Hawaii | |||
|---|---|---|---|
| Roof Type | Average Installed Cost Per Square Foot |
Average Installed Cost Per Square (100 sq. ft.) |
Average Installed Cost Typical Commercial Roof (25,000 sq. ft.) |
| EPDM Roofing Ballasted EPDM 45-mil Membrane With R-20 Insulation | $10.45 | $1,045 | $261,250 |
| EPDM Roofing Ballasted EPDM 60-mil Membrane With R-20 Insulation | $11.00 | $1,100 | $275,000 |
| EPDM Roofing Ballasted EPDM 60-mil Membrane No Additional Insulation | $5.80 | $580 | $145,000 |
| EPDM Roofing Ballasted EPDM 90-mil Membrane With R-20 Insulation | $11.45 | $1,145 | $286,250 |
| EPDM Roofing Mechanically-Attached EPDM 45-mil Membrane With R-20 Insulation | $14.20 | $1,420 | $355,000 |
| EPDM Roofing Mechanically-Attached EPDM 60-mil Membrane With R-20 Insulation | $14.75 | $1,475 | $368,750 |
| EPDM Roofing Mechanically-Attached EPDM 60-mil Membrane No Additional Insulation | $6.40 | $640 | $160,000 |
| EPDM Roofing Mechanically-Attached EPDM 75-mil Membrane With R-20 Insulation | $15.10 | $1,510 | $377,500 |
| EPDM Roofing Fully-Adhered EPDM 45-mil Membrane With R-20 Insulation | $14.50 | $1,450 | $362,500 |
| EPDM Roofing Fully-Adhered EPDM 60-mil Membrane With R-20 Insulation | $15.05 | $1,505 | $376,250 |
| EPDM Roofing Fully-Adhered EPDM 60-mil Membrane No Additional Insulation | $6.70 | $670 | $167,500 |
| EPDM Roofing Fully-Adhered EPDM 90-mil Membrane With R-20 Insulation | $15.55 | $1,555 | $388,750 |
| Metal Roofing Exposed Fastener Panels (Aluminum, Basic Coating) | $13.20 | $1,320 | $330,000 |
| Metal Roofing Exposed Fastener Panels (Aluminum, PVDF/Kynar Coated) | $16.50 | $1,650 | $412,500 |
| Metal Roofing Exposed Fastener Panels (Steel, Basic Coating) | $9.90 | $990 | $247,500 |
| Metal Roofing Exposed Fastener Panels (Steel, PVDF/Kynar Coated) | $12.35 | $1,235 | $308,750 |
| Metal Roofing Standing Seam Metal (Aluminum, Basic Coating) | $20.40 | $2,040 | $510,000 |
| Metal Roofing Standing Seam Metal (Aluminum, PVDF/Kynar Coated) | $25.50 | $2,550 | $637,500 |
| Metal Roofing Standing Seam Metal (Steel, Basic Coating) | $15.30 | $1,530 | $382,500 |
| Metal Roofing Standing Seam Metal (Steel, PVDF/Kynar Coated) | $19.10 | $1,910 | $477,500 |
| Modified Bitumen Roofing APP-Modified Bitumen 2-Ply System With R-20 Insulation | $17.70 | $1,770 | $442,500 |
| Modified Bitumen Roofing APP-Modified Bitumen 2-Ply System No Additional Insulation | $11.00 | $1,100 | $275,000 |
| Modified Bitumen Roofing APP-Modified Bitumen 3-Ply System With R-20 Insulation | $21.00 | $2,100 | $525,000 |
| Modified Bitumen Roofing SBS-Modified Bitumen 2-Ply System With R-20 Insulation | $18.30 | $1,830 | $457,500 |
| Modified Bitumen Roofing SBS-Modified Bitumen 2-Ply System No Additional Insulation | $11.60 | $1,160 | $290,000 |
| Modified Bitumen Roofing SBS-Modified Bitumen 3-Ply System With R-20 Insulation | $21.90 | $2,190 | $547,500 |
| PVC Roofing Mechanically-Attached PVC 50-mil Membrane With R-20 Insulation | $14.80 | $1,480 | $370,000 |
| PVC Roofing Mechanically-Attached PVC 60-mil Membrane With R-20 Insulation | $15.30 | $1,530 | $382,500 |
| PVC Roofing Mechanically-Attached PVC 60-mil Membrane No Additional Insulation | $7.00 | $700 | $175,000 |
| PVC Roofing Mechanically-Attached PVC 80-mil Membrane With R-20 Insulation | $15.65 | $1,565 | $391,250 |
| PVC Roofing Fully-Adhered PVC 50-mil Membrane With R-20 Insulation | $15.10 | $1,510 | $377,500 |
| PVC Roofing Fully-Adhered PVC 60-mil Membrane With R-20 Insulation | $15.60 | $1,560 | $390,000 |
| PVC Roofing Fully-Adhered PVC 60-mil Membrane No Additional Insulation | $7.30 | $730 | $182,500 |
| PVC Roofing Fully-Adhered PVC 80-mil Membrane With R-20 Insulation | $16.10 | $1,610 | $402,500 |
| PVC KEE Roofing Mechanically-Attached PVC KEE 60-mil Membrane With R-20 Insulation | $16.80 | $1,680 | $420,000 |
| PVC KEE Roofing Fully-Adhered PVC KEE 60-mil Membrane With R-20 Insulation | $17.10 | $1,710 | $427,500 |
| PVC KEE Roofing Fully-Adhered PVC KEE 60-mil Membrane No Additional Insulation | $8.80 | $880 | $220,000 |
| PVC KEE Roofing Fully-Adhered PVC KEE 80-mil Membrane With R-20 Insulation | $17.60 | $1,760 | $440,000 |
| Spray Polyurethane Foam SPF 5-Inch Thick Silicone Coating Light Prep | $13.80 | $1,380 | $345,000 |
| Spray Polyurethane Foam SPF 5-Inch Thick Silicone Coating Heavy Prep | $15.90 | $1,590 | $397,500 |
| TPO Roofing Ballasted TPO 45-mil Membrane With R-20 Insulation | $10.15 | $1,015 | $253,750 |
| TPO Roofing Ballasted TPO 60-mil Membrane With R-20 Insulation | $10.60 | $1,060 | $265,000 |
| TPO Roofing Ballasted TPO 60-mil Membrane No Additional Insulation | $5.45 | $545 | $136,250 |
| TPO Roofing Ballasted TPO 80-mil Membrane With R-20 Insulation | $11.10 | $1,110 | $277,500 |
| TPO Roofing Mechanically-Attached TPO 45-mil Membrane With R-20 Insulation | $13.90 | $1,390 | $347,500 |
| TPO Roofing Mechanically-Attached TPO 60-mil Membrane With R-20 Insulation | $14.40 | $1,440 | $360,000 |
| TPO Roofing Mechanically-Attached TPO 60-mil Membrane No Additional Insulation | $6.10 | $610 | $152,500 |
| TPO Roofing Mechanically-Attached TPO 80-mil Membrane With R-20 Insulation | $14.80 | $1,480 | $370,000 |
| TPO Roofing Fully-Adhered TPO 45-mil Membrane With R-20 Insulation | $14.20 | $1,420 | $355,000 |
| TPO Roofing Fully-Adhered TPO 60-mil Membrane With R-20 Insulation | $14.75 | $1,475 | $368,750 |
| TPO Roofing Fully-Adhered TPO 60-mil Membrane No Additional Insulation | $6.40 | $640 | $160,000 |
| TPO Roofing Fully-Adhered TPO 80-mil Membrane With R-20 Insulation | $15.20 | $1,520 | $380,000 |
Further Reading: Roof Cost Details by Roofing Type
- Asphalt Shingle Roof Cost Guide
- Cedar Shake & Shingle Roof Cost Guide
- Copper Roof Cost Guide
- EPDM Rubber Roof Cost Guide
- Metal Roof Cost Guide
- Modified Bitumen Roof Cost Guide
- PVC Membrane Roof Cost Guide
- Shingle Roof Cost Guide
- Single-Ply Roofing Cost Guide (EPDM, PVC, TPO)
- Slate Roof Cost Guide
- Spray Polyurethane Foam Roofing Cost Guide
- Standing Seam Metal Roofing Cost Guide
- Tile Roof Cost Guide
- TPO Membrane Roof Cost Guide
About the Author
Jack Gray spent 20 years as a principal roof consultant with the Moriarty Corporation, an award-winning building enclosure consultant firm founded in 1967. Mr. Gray has worked in the roofing industry for over 25 years, with training and practical experience in roof installation, roof inspection, roof safety, roof condition assessment, construction estimating, roof design & specification, quality assurance, roof maintenance & repair, and roof asset management. He was awarded the Registered Roof Observer (RRO) professional credential in 2009. He also served as an infantry paratrooper in the 82nd Airborne Division and has a B.A. from Cornell University.