Minnesota Roof Replacement Cost Guide (2025 Update)

Introduction

In this article, I’ll give you the typical costs for installing a new roof in Minnesota 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, Minnesota labor costs, and other relevant factors, including roofing project values from actual Minnesota 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.

Construction costs in Minnesota are above the national average, with statewide roof replacement costs averaging about 10% to 15% higher than the U.S. average. Prices tend to be highest in the Minneapolis–St. Paul metro area and somewhat lower in smaller towns and rural parts of the state. (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 by far the most popular residential roof covering in Minnesota, but alternatives like standing seam metal, synthetic composite, and cedar shakes 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, Minnesota 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 $11,900 and $68,000, depending on the type of material you choose.

Commercial roofing generally costs less per square foot, with Minnesota commercial roof replacement prices in 2025 ranging, on average, from around $5.50 per square foot for a ballasted EPDM overlay system with no insulation included to around $20 per square foot for a 2-ply modified bitumen roofing system with enough insulation to meet the R-30 or R-35 energy code requirement for Minnesota commercial roofs with above-deck insulation.

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

Climate Considerations for Minnesota Roofs

The climate in Minnesota is classified as humid continental, with long, cold winters and warm, often humid summers. Snowfall is heavy across much of the state, especially in the northern and lake-effect regions, and subzero temperatures are common from December through February. Summers bring warm to hot weather with high humidity, frequent thunderstorms, and severe hail events across the southern and central parts of the state. Tornadoes can also occur, particularly during late spring and early summer. Annual precipitation averages about 27 to 32 inches in Minnesota. Both snow loads and hail impact damage should be considered when selecting a roof system.

Heating degree days greatly exceed cooling degree days, making heating the main energy concern for buildings in Minnesota. The use of reflective white “cool” roofing is less important than in warmer states, and darker roofing materials may even help by absorbing solar heat in the winter rather than reflecting it away. Roof algae (Gloeocapsa magma) can be a concern, especially on shaded roofs, and homeowners may want to consider algae-resistant shingles.

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

• Asphalt shingles are widely used. Because hail and high winds are frequent hazards in Minnesota, impact-resistant shingles (Class 4 rated) are strongly recommended. Algae-resistant shingles are also advisable in more humid parts of the state.
• Ventilation and underlayment are critical. Proper attic ventilation and code-compliant ice & water shield reduce the risks from ice dams, which are a common winter problem throughout Minnesota. Note that improper attic ventilation can void your roof warranty.
• Metal roofing performs very well statewide. PVDF-coated steel or aluminum panels provide long-term durability and excellent resistance to hail, snow, and ice. Standing seam metal systems with snow retention devices are especially effective in northern regions with heavy snow accumulation.
• Slate, tile, and cedar can perform well if properly designed. Adequate flashing, fastening, and drainage design are essential in Minnesota’s freeze–thaw conditions. Cedar shakes and shingles should only be installed as part of a Class A fire-rated assembly due to fire safety concerns and insurance requirements.
• Insulation and air sealing are essential. A tightly sealed and well-insulated attic minimizes ice dam risks, reduces heating costs, and helps maintain indoor comfort during Minnesota’s wide seasonal temperature swings.

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 Minnesota. 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%. Due to the snow, Minnesota roofs tend to be steeper than what is typical in most of the U.S.

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 Minnesota

Table 2: Commercial Roof Costs in Minnesota

For energy code purposes, Minnesota spans Climate Zones 6 and 7. In Zone 6, which covers the southern half of the state, commercial roofs with insulation entirely above the deck must meet a minimum of R-30 continuous insulation (R-30ci). In Zone 7, which includes most of the northern half of the state, the requirement increases to R-35ci.

These requirements are established by the 2024 Minnesota Commercial Energy Code, which is based on the 2021 International Energy Conservation Code (IECC) with Minnesota-specific amendments. The minimum R-values apply both to new construction and roof replacements. Always verify current R-value requirements with your local code authority, as energy codes are periodically updated.

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.

Where the price estimates below include R-30 insulation, add $1.00 per square foot for roofs that require 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.