Maryland Roof Replacement Cost Guide (2025 Update)

Introduction

In this article, I’ll give you the typical costs for installing a new roof in Maryland 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, Maryland labor costs, and other relevant factors, including roofing project values from actual Maryland building permit data. The roof systems covered here include asphalt shingles, metal roofing, slate, tile, synthetic composite, cedar shakes and shingles, and all of the common types of low-slope commercial roofing.

Roof replacement costs in Maryland are very close to the national average, with statewide construction costs averaging about 5% lower than the U.S. average after adjustment. Prices tend to be higher near Washington, D.C. and lower in the west and the Eastern Shore. (Compare with 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 by far the most popular residential roof covering in Maryland, but alternatives like standing seam metal, slate, and wood shingles are also fairly common, especially in older or historic neighborhoods. Commercial “flat” (low-slope) roofs typically use single-ply membranes (EPDM, TPO, and PVC), modified bitumen, or spray-applied polyurethane foam roofing systems.

On average, Maryland residential roof replacement prices in 2025 typically range from around $5.50 per square foot for basic asphalt shingles to around $33 per square foot for high-end copper roofing. This means a typical 1,700-square-foot pitched roof may cost between $9,300 and $56,000, depending on the type of material you choose.

Commercial roofing generally costs less per square foot, with commercial roof replacement prices ranging, on average, from around $4.50 per square foot for a ballasted EPDM overlay system with no insulation included to around $16 per square foot for a 2-ply modified bitumen roofing system with enough insulation to meet the R-30 Maryland energy code requirements for roofs with above-deck insulation.

The tables below provide cost information for all roof types and systems.

Climate Considerations for Maryland Roofs

Maryland’s climate varies, but most of the state falls into a humid subtropical or humid continental classification. The eastern and southern coastal regions experience milder winters and hot, humid summers, while the western Appalachian region sees colder winters with heavier snowfall. Average annual precipitation ranges from about 40 to 45 inches, with the heaviest rainfall occurring in late spring and summer. Snowfall is generally light to moderate in central and eastern Maryland, but can be significant in the higher elevations of western Maryland.

Heating degree days do exceed cooling degree days across most of the state, but Maryland’s climate is warmer overall than states farther north. This means cool roofing systems, such as reflective white membranes or coatings, are more beneficial here than in colder climates, as they help reduce cooling costs during the hot, humid summers. In coastal areas and humid inland regions, asphalt shingle roofs may be prone to algae growth (Gloeocapsa magma), which appears as dark streaks; algae-resistant shingles are strongly recommended.

Given these conditions, homeowners and property managers in Maryland 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.
• Proper ventilation and underlayment are critical. Attic ventilation, underlayment, and correct ice-and-water shield protection at eaves and valleys reduce the risks associated with moisture intrusion, ice dams in western Maryland, and summer humidity. Improper ventilation can void manufacturer warranties.
• Metal roofing performs well statewide. Near the coast, aluminum panels are preferred over steel because of their superior corrosion resistance. PVDF-coated aluminum or steel panels provide long-term durability and color stability, and will shed snow effectively in the western mountains.
• Slate, tile, and cedar perform well in Maryland when installed with correct flashing and drainage details. On wood roofs, copper or zinc strips can help limit algae, moss, and mildew growth. Cedar products should always be installed in Class A fire-rated assemblies.
• Insulation and attic air sealing remain important throughout the state. A well-sealed and insulated attic improves energy efficiency, lowers heating and cooling costs, and minimizes ice dam risk in colder parts of the state.

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 Maryland. 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 Maryland

Table 2: Commercial Roof Costs in Maryland

For energy code purposes, Maryland spans Climate Zones 4 and 5. In both zones, commercial roofs with above-deck insulation must meet a minimum of R-30 continuous insulation to satisfy code requirements.

When performing a roof recover (installing a new roof over an existing one), these insulation requirements generally do not apply. Roof recover projects typically involve installing a layer of cover board over the existing system to provide a suitable substrate, then applying the new roof membrane. Keep in mind that roof recovery is not always permitted or advisable.

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.