Michigan Roof Replacement Cost Guide (2025 Update)

Introduction

In this article, I’ll give you the typical costs for installing a new roof in Michigan 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, Michigan labor costs, and other relevant factors, including roofing project values from actual Michigan 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 Michigan tend to be close to the national average, with slightly higher construction costs in many metropolitan areas. Construction costs in much of the state are typically about 3 to 5 percent higher than the U.S. average, with the highest prices found in southeast Michigan near Detroit, Ann Arbor, and Grand Rapids, while costs in rural and northern regions are often lower.

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 Michigan, but standing seam metal roofing, cedar shingles and shakes, and natural slate are also found throughout the state. Commercial “flat” (low-slope) roofs typically use single-ply membranes (EPDM, TPO, PVC), modified bitumen, or spray-applied polyurethane foam systems.

On average, Michigan residential roof replacement prices in 2025 typically range from around $6 per square foot for basic asphalt shingles to around $35 per square foot for high-end copper roofing. This means a typical 1,700-square-foot pitched roof may cost between $10,200 and $59,500, depending on the material selected.

Commercial roofing costs are typically lower on a per-square-foot basis. In Michigan, commercial roof replacement prices in 2025 range, on average, from about $5 per square foot for a ballasted EPDM overlay system with no insulation included to about $17 per square foot for a 2-ply modified bitumen system with enough insulation to meet the R-30 energy code requirement for roofs with above-deck insulation. Michigan spans climate zones 5, 6, and 7 (zone 7 in the Upper Peninsula). Commercial roofs with above-deck insulation must meet a minimum R-value of R-30 in zones 5 and 6, while zone 7 requires R-35.

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

Climate Considerations for Michigan Roofs

Michigan’s climate is classified as humid continental across nearly the entire state, with cold, snowy winters and warm, humid summers. The Upper Peninsula and northern Lower Peninsula experience some of the harshest conditions, with long winters, heavy snow, and frequent subzero temperatures, while southern Michigan has shorter winters but still endures significant snow and ice. Lake-effect snow is a major factor in areas downwind of Lake Michigan and Lake Superior, creating very heavy localized snowfall totals each year. Summers are warm and often humid, with severe thunderstorms not uncommon. Annual precipitation averages 30 to 45 inches across much of the state, with higher totals along the Great Lakes.

Heating degree days far exceed cooling degree days across Michigan, meaning energy demands are primarily driven by winter heating. This makes reflective “cool” roofing far less important in Michigan than it is in hotter regions, and darker roofing materials may even provide a small benefit by absorbing winter solar heat. Michigan’s humid summers can promote algae growth (Gloeocapsa magma) on asphalt shingle roofs, especially when shaded or on northern exposures. Black or dark gray shingles can help hide the dark algae stains better than lighter colors.

Given these conditions, homeowners in Michigan should consider the following:

• Asphalt shingles remain the most popular and cost-effective choice. Algae-resistant shingles are highly recommended for avoiding unsightly black streaks, especially near the Great Lakes where summer humidity is high.
• Ventilation and underlayment are critical. Roof assemblies should include balanced attic ventilation and a high-quality underlayment, along with properly installed ice-and-water shield at eaves and valleys to guard against ice damming during Michigan’s long freeze–thaw cycles. Note that failure to properly ventilate your roof/attic can void your roof warranty.
• Metal roofing performs well in Michigan, shedding snow in winter while providing durability against hail and strong winds. PVDF-coated steel and aluminum panels resist color fading and corrosion.
• Slate, tile, and cedar perform well in Michigan’s climate when detailed correctly to handle snow loads and ice dams. Class A fire-rated systems should always be used for cedar, and copper strips can help reduce algae, moss, and mildew growth.
• Insulation and air sealing are essential. A properly insulated and sealed attic reduces heating costs and helps prevent the formation of ice dams – one of the most common winter roofing problems in Michigan.

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 Michigan. 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 Michigan

Table 2: Commercial Roof Costs in Michigan

For energy code purposes, Michigan spans climate zones 5, 6, and 7. In climate zones 5 and 6, commercial roofs with above-deck insulation must include a minimum of R-30 continuous insulation to meet code. In parts of the Upper Peninsula (climate zone 7), the requirement increases to R-35.

When performing a roof recover (installing a new roof over an existing one), these insulation requirements typically do not apply. Recover projects usually involve installing a cover board over the existing roof system to provide a stable substrate, followed by the new membrane. Keep in mind that roof recovery is not always permitted or advisable, depending on local code enforcement, the condition of the existing roof, and manufacturer requirements.

Some of the price estimates below are for roof systems that include R-30 insulation. For roofs in climate zone 7, add $1.25 to account for the added insulation you’ll need to go from R-30 to R-35.

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.