Massachusetts Roof Replacement Cost Guide (2025 Update)

Introduction

In this article, I’ll give you the typical costs for installing a new roof in Massachusetts 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, Massachusetts labor costs, and other relevant factors, including roofing project values from actual Massachusetts 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 Massachusetts tend to be higher than the national average, with statewide construction costs averaging about 30% to 35% above the U.S. average. (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 Massachusetts, but alternatives like standing seam metal, slate, and wood shingles are also common. 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, Massachusetts residential roof replacement prices in 2025 typically range from around $7.50 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 $68,000 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 $6.50 per square foot for a ballasted EPDM overlay system with no insulation included to around $23 per square foot for a 2-ply modified bitumen or PVC KEE roofing system with enough insulation to meet the R-30 Massachusetts energy code requirements for above-deck insulation.

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

Climate Considerations for Massachusetts Roofs

Massachusetts’ climate is shaped by its northern latitude and proximity to the Atlantic Ocean. Most of the state experiences a humid continental climate, with cold, snowy winters and warm to hot summers, while the southeastern coastal areas, including Cape Cod and the Islands, have a more moderate oceanic influence.

Snowfall is a major factor in roof design, especially in central and western Massachusetts where winter storms can produce heavy accumulations. Ice dams are a common problem across the state when roof ventilation and attic insulation are not properly done. Summers can be humid, with severe thunderstorms and occasional coastal impacts from tropical storms or hurricanes. Annual precipitation averages around 45 to 50 inches, with significant snowfall totals in the interior and mountain regions.

Heating degree days far outnumber cooling degree days in Massachusetts, which means that the use of reflective white “cool” roofing is not particularly effective in the state, and darker roofing materials may in fact be better. Roofs must be designed to withstand snow loads, ice, and freeze-thaw cycles. In coastal areas, salt-laden air can accelerate the corrosion of steel roofing, so aluminum panels are preferred.

Like much of the East Coast, asphalt shingle roofs in Massachusetts can see discoloration due to algae growth from Gloeocapsa magma, which causes annoying dark streaks and stains, especially on shaded or north-facing roof sections.

Given these conditions, homeowners and property managers in Massachusetts should consider the following:

• Asphalt shingles remain the most common and economical pitched roof option. In snowy climates, properly-installed underlayment and ice-and-water shield membranes at eaves are essential to prevent leaks from ice dams. To reduce dark streaks from algae and biological growth, algae-resistant shingles should be considered.
• Ventilation and insulation are critical to extending roof life and reducing the risk of ice damming. Air sealing and higher R-values in attic insulation help control heat loss in winter. Note that improper ventilation can shorten roof life and void your roof warranty.
• Metal roofing performs well in snowy and coastal regions thanks to its durability, snow-shedding capability, and resistance to wind uplift. PVDF-coated aluminum or steel panels are recommended for long-lasting performance, particularly in coastal counties.
• Slate and cedar are traditional materials in Massachusetts, especially on historic homes. These materialss perform well when installed properly. For cedar, Class A fire-rated assemblies are advisable. Copper or zinc strips can help limit algae, moss, and mildew growth on wood roofs.

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 Massachusetts. 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 Massachusetts

Table 2: Commercial Roof Costs in Massachusetts

For energy code purposes, Massachusetts is entirely in Climate Zone 5. In this zone, 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.