Table of Contents
Introduction
In this article, I’ll give you the typical costs for installing a new roof in Illinois in 2025, for both residential and commercial buildings. I’ve spent years researching roofing costs for my clients, and the roof cost estimates I provide here were produced by analyzing current material prices, Illinois labor costs, and other relevant factors, including roofing project values from actual Illinois building permit data (adjusted for the typical under-reporting). 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 Illinois tend to be higher than the national average, primarily due to higher prices and labor rates in the Chicago area, along with regional material markups and high business operating costs. Construction costs in Illinois are typically around 20% higher than the U.S. average, with the highest costs concentrated in Chicagoland, where they can be significantly above the rest of the state.
Actual roof costs will vary depending on location, roof size, roof slope, complexity, and, of course, the type of roof system installed. Asphalt shingles are by far the most popular residential roof covering in Illinois, but alternatives like standing seam metal, cedar shingles and shakes, and natural slate are also relatively common. Commercial “flat” (low-slope) roofs use single-ply membranes (EPDM, TPO, and PVC roofing), modified bitumen, or spray-applied polyurethane foam roofing systems.
On average, Illinois residential roof replacement prices in 2025 typically range from around $7 per square foot for basic asphalt shingles to around $41 per square foot for high-end copper roofing. This means a typical 1,700-square-foot pitched roof may cost between $11,000 and $70,000 depending on what type of material you’re using.
Commercial roofing typically costs less per square foot, with commercial roof replacement prices ranging, on average, from around $5 per square foot for a ballasted EPDM overlay system with no insulation included to around $24 per square foot for a 3-ply modified bitumen system with enough insulation to meet the Illinois R-30 energy code requirement for roofs with above-deck insulation.
The tables below provide cost information for all roof types and systems.
Climate Considerations for Illinois Roofs
Illinois’ climate is primarily humid continental, with humid subtropical conditions found in the southernmost parts of the state near the Ohio River. Winters are cold and snowy in the northern half of the state, with temperatures often dropping below freezing, especially in the Chicago area and north-central regions. Summers are generally warm to hot and humid, with occasional heatwaves and periods of heavy rainfall. Annual precipitation averages between 32 and 48 inches, with snowfall amounts highest in the northern counties and much lower in the south.
Heating degree days far exceed cooling degree days in most of Illinois, particularly in the northern and central regions. As a result, the use of reflective “cool” roofing is generally less important, and darker roofing materials may actually help by absorbing solar heat in the winter instead of reflecting it. Asphalt shingle roofs in Illinois can develop Gloeocapsa magma colonies (roof algae), especially in humid and/or shaded areas; black or dark gray shingles can help hide these dark stains better than lighter colors.
Given these conditions, homeowners in Illinois should consider the following:
- Asphalt shingles are a popular and cost-effective choice. In humid areas, algae-resistant shingles are recommended to prevent unsightly black streaks and biological growth, particularly on shaded roofs.
- Ventilation and underlayment are critical. Roof assemblies should include adequate ventilation along with high-quality underlayment and properly installed ice-and-water shield to reduce the risk of ice damming and moisture intrusion during freeze-thaw cycles. Improper ventilation can void your roof warranty.
- Metal roofing performs well in Illinois’ climate, shedding snow easily in winter and resisting wind and moisture. PVDF-coated steel or aluminum panels provide durability and long-lasting color retention.
- Slate, tile, and cedar perform well when installed with proper flashing and drainage details to handle snow loads and ice dams. Class A fire-rated assemblies are advisable for cedar products, and the use of copper strips can help limit algae, moss, and mildew growth.
- Insulation and attic sealing are essential. A well-insulated and air-sealed attic can lower heating costs and help prevent ice dams from forming.
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 Illinois. 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.
Table 1: Residential Roof Costs in Illinois
| Average Cost of a Residential Pitched Roof in Illinois | |||
|---|---|---|---|
| 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 |
$6.85 | $685 | $11,645 |
| Asphalt Shingles Architectural or Dimensional Shingles |
$7.50 | $750 | $12,750 |
| Asphalt Shingles Luxury or Premium Shingles |
$9.35 | $935 | $15,895 |
| Cedar Shake & Shingle Red Cedar Shingles |
$17.00 | $1,700 | $28,900 |
| Cedar Shake & Shingle Red Cedar Shingles Class A Fire Rated System |
$19.10 | $1,910 | $32,470 |
| Cedar Shake & Shingle Red Cedar Shakes |
$16.40 | $1,640 | $27,880 |
| Cedar Shake & Shingle Red Cedar Shakes Class A Fire Rated System |
$18.50 | $1,850 | $31,450 |
| Metal Roofing Exposed Fastener Panels (Aluminum, Basic Coating) |
$13.40 | $1,340 | $22,780 |
| Metal Roofing Exposed Fastener Panels (Steel, Basic Coating) |
$10.05 | $1,005 | $17,085 |
| Metal Roofing Exposed Fastener Panels (Steel, PVDF/Kynar Coated) |
$12.55 | $1,255 | $21,335 |
| Metal Roofing Metal Shingles (Aluminum, Basic Coating) |
$17.10 | $1,710 | $29,070 |
| Metal Roofing Metal Shingles (Steel, Basic Coating) |
$12.80 | $1,280 | $21,760 |
| Metal Roofing Metal Shingles (Steel, PVDF/Kynar Coated) |
$16.00 | $1,600 | $27,200 |
| Metal Roofing Standing Seam Metal (Aluminum, Basic Coating) |
$20.75 | $2,075 | $35,275 |
| Metal Roofing Standing Seam Metal (Steel, Basic Coating) |
$15.55 | $1,555 | $26,435 |
| Metal Roofing Standing Seam Metal (Steel, PVDF/Kynar Coated) |
$19.40 | $1,940 | $32,980 |
| Metal Roofing Standing Seam Metal (Copper) |
$41.50 | $4,150 | $70,550 |
| Metal Roofing Standing Seam Metal (Zinc) |
$28.10 | $2,810 | $47,770 |
| Metal Roofing Flat Seam Metal (Copper, Soldered Seams) |
$48.80 | $4,880 | $82,960 |
| Slate Roofing Hard Natural Slate (Grade S1) “Standard” 1/4″ Thick |
$29.35 | $2,935 | $49,895 |
| Slate Roofing Hard Natural Slate (Grade S1) “Rough Texture” 1/4″ to 3/8″ Thick |
$32.65 | $3,265 | $55,505 |
| Slate Roofing Hard Natural Slate (Grade S1) “Architectural” 3/8″ to 1/2″ Thick |
$38.15 | $3,815 | $64,855 |
| Synthetic Composite Synthetic Composite Shingles (Engineered Polymeric Tile) |
$15.35 | $1,535 | $26,095 |
| Tile Roofing Clay Tile Flat Profile (Shingle Style) |
$18.80 | $1,880 | $31,960 |
| Tile Roofing Clay Tile Mission (2 Piece) |
$19.90 | $1,990 | $33,830 |
| Tile Roofing Clay Tile S-Profile (1 Piece) |
$17.95 | $1,795 | $30,515 |
| Tile Roofing Clay Tile Premium Styles |
$22.55 | $2,255 | $38,335 |
| Tile Roofing Concrete Tile Flat Profile (Shingle Style) |
$14.30 | $1,430 | $24,310 |
| Tile Roofing Concrete Tile S-Profile (1 Piece) |
$13.65 | $1,365 | $23,205 |
| Tile Roofing Concrete Tile Premium Styles |
$17.10 | $1,710 | $29,070 |
| Tile Roofing Lightweight Concrete Flat Tile (Shingle Style) |
$14.90 | $1,490 | $25,330 |
Table 2: Commercial Roof Costs in Illinois
For energy code purposes, Illinois spans climate zones 4 and 5, both of which need a minimum R-30 continuous insulation to meet R-value code requirements for commercial roofs with above-deck insulation. When performing a roof recover (installing a new roof over an existing one), this insulation requirement typically does not apply. Roof recover projects generally involve installing a layer of cover board over the existing system to provide a suitable substrate, followed by the new roof membrane. Keep in mind that roof recovery is not always permitted or advisable.
| Average Cost of a Commercial Low-Slope Roof in Illinois | |||
|---|---|---|---|
| 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-30 Insulation | $13.05 | $1,305 | $326,250 |
| EPDM Roofing Ballasted EPDM 60-mil Membrane With R-30 Insulation | $13.60 | $1,360 | $340,000 |
| EPDM Roofing Ballasted EPDM 60-mil Membrane No Additional Insulation | $5.90 | $590 | $147,500 |
| EPDM Roofing Ballasted EPDM 90-mil Membrane With R-30 Insulation | $14.10 | $1,410 | $352,500 |
| EPDM Roofing Mechanically-Attached EPDM 45-mil Membrane With R-30 Insulation | $16.90 | $1,690 | $422,500 |
| EPDM Roofing Mechanically-Attached EPDM 60-mil Membrane With R-30 Insulation | $17.45 | $1,745 | $436,250 |
| EPDM Roofing Mechanically-Attached EPDM 60-mil Membrane No Additional Insulation | $6.55 | $655 | $163,750 |
| EPDM Roofing Mechanically-Attached EPDM 75-mil Membrane With R-30 Insulation | $17.80 | $1,780 | $445,000 |
| EPDM Roofing Fully-Adhered EPDM 45-mil Membrane With R-30 Insulation | $17.20 | $1,720 | $430,000 |
| EPDM Roofing Fully-Adhered EPDM 60-mil Membrane With R-30 Insulation | $17.75 | $1,775 | $443,750 |
| EPDM Roofing Fully-Adhered EPDM 60-mil Membrane No Additional Insulation | $6.85 | $685 | $171,250 |
| EPDM Roofing Fully-Adhered EPDM 90-mil Membrane With R-30 Insulation | $18.25 | $1,825 | $456,250 |
| Metal Roofing Exposed Fastener Panels (Aluminum, Basic Coating) | $13.45 | $1,345 | $336,250 |
| Metal Roofing Exposed Fastener Panels (Aluminum, PVDF/Kynar Coated) | $16.75 | $1,675 | $418,750 |
| Metal Roofing Exposed Fastener Panels (Steel, Basic Coating) | $10.05 | $1,005 | $251,250 |
| Metal Roofing Exposed Fastener Panels (Steel, PVDF/Kynar Coated) | $12.55 | $1,255 | $313,750 |
| Metal Roofing Standing Seam Metal (Aluminum, Basic Coating) | $20.75 | $2,075 | $518,750 |
| Metal Roofing Standing Seam Metal (Aluminum, PVDF/Kynar Coated) | $25.90 | $2,590 | $647,500 |
| Metal Roofing Standing Seam Metal (Steel, Basic Coating) | $15.55 | $1,555 | $388,750 |
| Metal Roofing Standing Seam Metal (Steel, PVDF/Kynar Coated) | $19.40 | $1,940 | $485,000 |
| Modified Bitumen Roofing APP-Modified Bitumen 2-Ply System With R-30 Insulation | $20.45 | $2,045 | $511,250 |
| Modified Bitumen Roofing APP-Modified Bitumen 2-Ply System No Additional Insulation | $11.15 | $1,115 | $278,750 |
| Modified Bitumen Roofing APP-Modified Bitumen 3-Ply System With R-30 Insulation | $23.80 | $2,380 | $595,000 |
| Modified Bitumen Roofing SBS-Modified Bitumen 2-Ply System With R-30 Insulation | $21.05 | $2,105 | $526,250 |
| Modified Bitumen Roofing SBS-Modified Bitumen 2-Ply System No Additional Insulation | $11.75 | $1,175 | $293,750 |
| Modified Bitumen Roofing SBS-Modified Bitumen 3-Ply System With R-30 Insulation | $24.65 | $2,465 | $616,250 |
| PVC Roofing Mechanically-Attached PVC 50-mil Membrane With R-30 Insulation | $17.50 | $1,750 | $437,500 |
| PVC Roofing Mechanically-Attached PVC 60-mil Membrane With R-30 Insulation | $18.00 | $1,800 | $450,000 |
| PVC Roofing Mechanically-Attached PVC 60-mil Membrane No Additional Insulation | $7.15 | $715 | $178,750 |
| PVC Roofing Mechanically-Attached PVC 80-mil Membrane With R-30 Insulation | $18.35 | $1,835 | $458,750 |
| PVC Roofing Fully-Adhered PVC 50-mil Membrane With R-30 Insulation | $17.80 | $1,780 | $445,000 |
| PVC Roofing Fully-Adhered PVC 60-mil Membrane With R-30 Insulation | $18.30 | $1,830 | $457,500 |
| PVC Roofing Fully-Adhered PVC 60-mil Membrane No Additional Insulation | $7.45 | $745 | $186,250 |
| PVC Roofing Fully-Adhered PVC 80-mil Membrane With R-30 Insulation | $18.80 | $1,880 | $470,000 |
| PVC KEE Roofing Mechanically-Attached PVC KEE 60-mil Membrane With R-30 Insulation | $19.50 | $1,950 | $487,500 |
| PVC KEE Roofing Fully-Adhered PVC KEE 60-mil Membrane With R-30 Insulation | $19.80 | $1,980 | $495,000 |
| PVC KEE Roofing Fully-Adhered PVC KEE 60-mil Membrane No Additional Insulation | $8.95 | $895 | $223,750 |
| PVC KEE Roofing Fully-Adhered PVC KEE 80-mil Membrane With R-30 Insulation | $20.30 | $2,030 | $507,500 |
| Spray Polyurethane Foam SPF 5-Inch Thick Silicone Coating Light Prep | $14.05 | $1,405 | $351,250 |
| Spray Polyurethane Foam SPF 5-Inch Thick Silicone Coating Heavy Prep | $16.15 | $1,615 | $403,750 |
| TPO Roofing Ballasted TPO 45-mil Membrane With R-30 Insulation | $12.75 | $1,275 | $318,750 |
| TPO Roofing Ballasted TPO 60-mil Membrane With R-30 Insulation | $13.25 | $1,325 | $331,250 |
| TPO Roofing Ballasted TPO 60-mil Membrane No Additional Insulation | $5.55 | $555 | $138,750 |
| TPO Roofing Ballasted TPO 80-mil Membrane With R-30 Insulation | $13.70 | $1,370 | $342,500 |
| TPO Roofing Mechanically-Attached TPO 45-mil Membrane With R-30 Insulation | $16.60 | $1,660 | $415,000 |
| TPO Roofing Mechanically-Attached TPO 60-mil Membrane With R-30 Insulation | $17.10 | $1,710 | $427,500 |
| TPO Roofing Mechanically-Attached TPO 60-mil Membrane No Additional Insulation | $6.20 | $620 | $155,000 |
| TPO Roofing Mechanically-Attached TPO 80-mil Membrane With R-30 Insulation | $17.50 | $1,750 | $437,500 |
| TPO Roofing Fully-Adhered TPO 45-mil Membrane With R-30 Insulation | $16.90 | $1,690 | $422,500 |
| TPO Roofing Fully-Adhered TPO 60-mil Membrane With R-30 Insulation | $17.45 | $1,745 | $436,250 |
| TPO Roofing Fully-Adhered TPO 60-mil Membrane No Additional Insulation | $6.55 | $655 | $163,750 |
| TPO Roofing Fully-Adhered TPO 80-mil Membrane With R-30 Insulation | $17.90 | $1,790 | $447,500 |
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.