Table of Contents
Introduction
In this article, I’ll give you the typical costs for installing a new roof in North Carolina 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, North Carolina labor costs, and other relevant factors, including roofing project values from actual North Carolina 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 North Carolina tend to be lower than the national average, with statewide construction costs averaging about 20% below the U.S. average.
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 North Carolina, but alternatives like standing seam metal, concrete tile, and wood shingles are also relatively 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, North Carolina residential roof replacement prices in 2025 typically range from around $5 per square foot for basic asphalt shingles to around $30 per square foot for high-end copper roofing. This means a typical 1,700-square-foot pitched roof may cost between $8,500 and $51,000 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 per square foot for a ballasted EPDM overlay system with no insulation included to around $13 per square foot for a 2-ply modified bitumen system with enough insulation to meet the North Carolina R-25 energy code requirement for roofs with above-deck insulation.
The tables below provide cost information for all roof types and systems.
Climate Considerations for North Carolina Roofs
North Carolina’s climate varies from the mountains to the coast, but most of the state experiences a humid subtropical climate. Winters are generally mild in the coastal plain and Piedmont, but can be significantly colder in the higher elevations of the Appalachian Mountains, where snow and ice are more common. The mountains may see multiple winter storms each season, while snowfall is relatively rare in the eastern part of the state. Summers are hot and humid across most of the state, with frequent thunderstorms, and the coastal areas are susceptible to tropical storm or hurricanes. Annual precipitation typically ranges from about 40 inches in the east to over 80 inches in the higher mountain regions.
Heating degree days and cooling degree days are more balanced in North Carolina compared to deep southern states, though cooling demand is still significant in the summer. In much of the state, reflective “cool” roofing materials can help lower cooling costs. In North Carolina’s warm, humid environment, asphalt shingle roofs can develop Gloeocapsa magma colonies (roof algae), especially on shaded or north-facing slopes. Lighter-colored shingles will reduce heat absorption but they’ll make algae stains more obvious than darker shingles will.
Given these conditions, homeowners in North Carolina should consider the following:
- Asphalt shingles remain the most common and cost-effective option. Algae-resistant shingles are strongly recommended to reduce staining and biological growth.
- Ventilation and underlayment are critical to prolong roof life and manage seasonal temperature swings. Proper attic ventilation also helps control moisture and can prevent wintertime condensation in colder mountain regions. Note that improper ventilation can void your roof warranty.
- Metal roofing performs well across North Carolina, offering durability, wind resistance, and energy efficiency when paired with reflective finishes. PVDF-coated steel or aluminum panels provide long-lasting color retention and corrosion resistance, which is especially important in coastal environments exposed to salt air.
- Tile, slate, and cedar perform well if installed with correct flashing, underlayment, and moisture control. For cedar products, Class A fire-rated assemblies are advisable. Copper or zinc strips can help inhibit algae, moss, and mildew growth.
- Insulation and attic air sealing are important for both cooling and heating efficiency. In warmer areas of the state, radiant barriers or high-reflectance roofing can further reduce attic heat gain. In colder mountain areas, higher R-values are recommended to meet or exceed energy code requirements.
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 North Carolina. 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 North Carolina
| Average Cost of a Residential Pitched Roof in North Carolina | |||
|---|---|---|---|
| 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 |
$4.60 | $460 | $7,820 |
| Asphalt Shingles Architectural or Dimensional Shingles |
$5.05 | $505 | $8,585 |
| Asphalt Shingles Luxury or Premium Shingles |
$6.25 | $625 | $10,625 |
| Cedar Shake & Shingle Red Cedar Shingles |
$11.45 | $1,145 | $19,465 |
| Cedar Shake & Shingle Red Cedar Shingles Class A Fire Rated System |
$12.85 | $1,285 | $21,845 |
| Cedar Shake & Shingle Red Cedar Shakes |
$11.05 | $1,105 | $18,785 |
| Cedar Shake & Shingle Red Cedar Shakes Class A Fire Rated System |
$12.45 | $1,245 | $21,165 |
| Metal Roofing Exposed Fastener Panels (Aluminum, Basic Coating) |
$9.05 | $905 | $15,385 |
| Metal Roofing Exposed Fastener Panels (Steel, Basic Coating) |
$6.75 | $675 | $11,475 |
| Metal Roofing Exposed Fastener Panels (Steel, PVDF/Kynar Coated) |
$8.45 | $845 | $14,365 |
| Metal Roofing Metal Shingles (Aluminum, Basic Coating) |
$11.50 | $1,150 | $19,550 |
| Metal Roofing Metal Shingles (Steel, Basic Coating) |
$8.60 | $860 | $14,620 |
| Metal Roofing Metal Shingles (Steel, PVDF/Kynar Coated) |
$10.75 | $1,075 | $18,275 |
| Metal Roofing Standing Seam Metal (Aluminum, Basic Coating) |
$13.95 | $1,395 | $23,715 |
| Metal Roofing Standing Seam Metal (Steel, Basic Coating) |
$10.45 | $1,045 | $17,765 |
| Metal Roofing Standing Seam Metal (Steel, PVDF/Kynar Coated) |
$13.05 | $1,305 | $22,185 |
| Metal Roofing Standing Seam Metal (Copper) |
$27.90 | $2,790 | $47,430 |
| Metal Roofing Standing Seam Metal (Zinc) |
$18.85 | $1,885 | $32,045 |
| Metal Roofing Flat Seam Metal (Copper, Soldered Seams) |
$32.80 | $3,280 | $55,760 |
| Slate Roofing Hard Natural Slate (Grade S1) “Standard” 1/4″ Thick |
$19.70 | $1,970 | $33,490 |
| Slate Roofing Hard Natural Slate (Grade S1) “Rough Texture” 1/4″ to 3/8″ Thick |
$21.95 | $2,195 | $37,315 |
| Slate Roofing Hard Natural Slate (Grade S1) “Architectural” 3/8″ to 1/2″ Thick |
$25.65 | $2,565 | $43,605 |
| Synthetic Composite Synthetic Composite Shingles (Engineered Polymeric Tile) |
$10.35 | $1,035 | $17,595 |
| Tile Roofing Clay Tile Flat Profile (Shingle Style) |
$12.65 | $1,265 | $21,505 |
| Tile Roofing Clay Tile Mission (2 Piece) |
$13.35 | $1,335 | $22,695 |
| Tile Roofing Clay Tile S-Profile (1 Piece) |
$12.05 | $1,205 | $20,485 |
| Tile Roofing Clay Tile Premium Styles |
$15.15 | $1,515 | $25,755 |
| Tile Roofing Concrete Tile Flat Profile (Shingle Style) |
$9.60 | $960 | $16,320 |
| Tile Roofing Concrete Tile S-Profile (1 Piece) |
$9.20 | $920 | $15,640 |
| Tile Roofing Concrete Tile Premium Styles |
$11.50 | $1,150 | $19,550 |
| Tile Roofing Lightweight Concrete Flat Tile (Shingle Style) |
$10.00 | $1,000 | $17,000 |
Table 2: Commercial Roof Costs in North Carolina
For energy code purposes, roughly half of North Carolina is in climate zone 3, which requires a minimum R-25 continuous insulation to meet R-value code requirements for commercial roofs with above-deck insulation. The remainder of the state, including most of the Piedmont north of the Raleigh–Greensboro line, much of the foothills, and all of the higher elevations in the Appalachian Mountains, falls into climate zones 4 and 5, which have a higher minimum requirement of R-30.
When performing a roof recover (installing a new roof over an existing one), these insulation requirements typically do 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, and local building codes or the roof’s condition may limit this option.
The single-ply and modified bitumen roof cost estimates below are for roofs with R-25 insulation. For roofs in climate zones 4 or 5, add $1.25 to account for the added insulation you’ll need to go from R-25 to R-30.
| Average Cost of a Commercial Low-Slope Roof in North Carolina | |||
|---|---|---|---|
| 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-25 Insulation | $7.75 | $775 | $193,750 |
| EPDM Roofing Ballasted EPDM 60-mil Membrane With R-25 Insulation | $8.10 | $810 | $202,500 |
| EPDM Roofing Ballasted EPDM 60-mil Membrane No Additional Insulation | $4.00 | $400 | $100,000 |
| EPDM Roofing Ballasted EPDM 90-mil Membrane With R-25 Insulation | $8.45 | $845 | $211,250 |
| EPDM Roofing Mechanically-Attached EPDM 45-mil Membrane With R-25 Insulation | $10.35 | $1,035 | $258,750 |
| EPDM Roofing Mechanically-Attached EPDM 60-mil Membrane With R-25 Insulation | $10.70 | $1,070 | $267,500 |
| EPDM Roofing Mechanically-Attached EPDM 60-mil Membrane No Additional Insulation | $4.40 | $440 | $110,000 |
| EPDM Roofing Mechanically-Attached EPDM 75-mil Membrane With R-25 Insulation | $10.95 | $1,095 | $273,750 |
| EPDM Roofing Fully-Adhered EPDM 45-mil Membrane With R-25 Insulation | $10.55 | $1,055 | $263,750 |
| EPDM Roofing Fully-Adhered EPDM 60-mil Membrane With R-25 Insulation | $10.90 | $1,090 | $272,500 |
| EPDM Roofing Fully-Adhered EPDM 60-mil Membrane No Additional Insulation | $4.60 | $460 | $115,000 |
| EPDM Roofing Fully-Adhered EPDM 90-mil Membrane With R-25 Insulation | $11.25 | $1,125 | $281,250 |
| Metal Roofing Exposed Fastener Panels (Aluminum, Basic Coating) | $9.00 | $900 | $225,000 |
| Metal Roofing Exposed Fastener Panels (Aluminum, PVDF/Kynar Coated) | $11.30 | $1,130 | $282,500 |
| Metal Roofing Exposed Fastener Panels (Steel, Basic Coating) | $6.75 | $675 | $168,750 |
| Metal Roofing Exposed Fastener Panels (Steel, PVDF/Kynar Coated) | $8.45 | $845 | $211,250 |
| Metal Roofing Standing Seam Metal (Aluminum, Basic Coating) | $13.95 | $1,395 | $348,750 |
| Metal Roofing Standing Seam Metal (Aluminum, PVDF/Kynar Coated) | $17.45 | $1,745 | $436,250 |
| Metal Roofing Standing Seam Metal (Steel, Basic Coating) | $10.45 | $1,045 | $261,250 |
| Metal Roofing Standing Seam Metal (Steel, PVDF/Kynar Coated) | $13.05 | $1,305 | $326,250 |
| Modified Bitumen Roofing APP-Modified Bitumen 2-Ply System With R-25 Insulation | $12.70 | $1,270 | $317,500 |
| Modified Bitumen Roofing APP-Modified Bitumen 2-Ply System No Additional Insulation | $7.50 | $750 | $187,500 |
| Modified Bitumen Roofing APP-Modified Bitumen 3-Ply System With R-25 Insulation | $15.00 | $1,500 | $375,000 |
| Modified Bitumen Roofing SBS-Modified Bitumen 2-Ply System With R-25 Insulation | $13.10 | $1,310 | $327,500 |
| Modified Bitumen Roofing SBS-Modified Bitumen 2-Ply System No Additional Insulation | $7.90 | $790 | $197,500 |
| Modified Bitumen Roofing SBS-Modified Bitumen 3-Ply System With R-25 Insulation | $15.60 | $1,560 | $390,000 |
| PVC Roofing Mechanically-Attached PVC 50-mil Membrane With R-25 Insulation | $10.75 | $1,075 | $268,750 |
| PVC Roofing Mechanically-Attached PVC 60-mil Membrane With R-25 Insulation | $11.05 | $1,105 | $276,250 |
| PVC Roofing Mechanically-Attached PVC 60-mil Membrane No Additional Insulation | $4.80 | $480 | $120,000 |
| PVC Roofing Mechanically-Attached PVC 80-mil Membrane With R-25 Insulation | $11.30 | $1,130 | $282,500 |
| PVC Roofing Fully-Adhered PVC 50-mil Membrane With R-25 Insulation | $10.95 | $1,095 | $273,750 |
| PVC Roofing Fully-Adhered PVC 60-mil Membrane With R-25 Insulation | $11.30 | $1,130 | $282,500 |
| PVC Roofing Fully-Adhered PVC 60-mil Membrane No Additional Insulation | $5.00 | $500 | $125,000 |
| PVC Roofing Fully-Adhered PVC 80-mil Membrane With R-25 Insulation | $11.60 | $1,160 | $290,000 |
| PVC KEE Roofing Mechanically-Attached PVC KEE 60-mil Membrane With R-25 Insulation | $12.10 | $1,210 | $302,500 |
| PVC KEE Roofing Fully-Adhered PVC KEE 60-mil Membrane With R-25 Insulation | $12.30 | $1,230 | $307,500 |
| PVC KEE Roofing Fully-Adhered PVC KEE 60-mil Membrane No Additional Insulation | $6.05 | $605 | $151,250 |
| PVC KEE Roofing Fully-Adhered PVC KEE 80-mil Membrane With R-25 Insulation | $12.65 | $1,265 | $316,250 |
| Spray Polyurethane Foam SPF 5-Inch Thick Silicone Coating Light Prep | $9.45 | $945 | $236,250 |
| Spray Polyurethane Foam SPF 5-Inch Thick Silicone Coating Heavy Prep | $10.85 | $1,085 | $271,250 |
| TPO Roofing Ballasted TPO 45-mil Membrane With R-25 Insulation | $7.55 | $755 | $188,750 |
| TPO Roofing Ballasted TPO 60-mil Membrane With R-25 Insulation | $7.85 | $785 | $196,250 |
| TPO Roofing Ballasted TPO 60-mil Membrane No Additional Insulation | $3.75 | $375 | $93,750 |
| TPO Roofing Ballasted TPO 80-mil Membrane With R-25 Insulation | $8.20 | $820 | $205,000 |
| TPO Roofing Mechanically-Attached TPO 45-mil Membrane With R-25 Insulation | $10.15 | $1,015 | $253,750 |
| TPO Roofing Mechanically-Attached TPO 60-mil Membrane With R-25 Insulation | $10.45 | $1,045 | $261,250 |
| TPO Roofing Mechanically-Attached TPO 60-mil Membrane No Additional Insulation | $4.20 | $420 | $105,000 |
| TPO Roofing Mechanically-Attached TPO 80-mil Membrane With R-25 Insulation | $10.75 | $1,075 | $268,750 |
| TPO Roofing Fully-Adhered TPO 45-mil Membrane With R-25 Insulation | $10.35 | $1,035 | $258,750 |
| TPO Roofing Fully-Adhered TPO 60-mil Membrane With R-25 Insulation | $10.70 | $1,070 | $267,500 |
| TPO Roofing Fully-Adhered TPO 60-mil Membrane No Additional Insulation | $4.40 | $440 | $110,000 |
| TPO Roofing Fully-Adhered TPO 80-mil Membrane With R-25 Insulation | $11.00 | $1,100 | $275,000 |
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.