Pennsylvania Roof Replacement Cost Guide (2025 Update)

Introduction

In this article, I’ll give you the typical costs for installing a new roof in Pennsylvania 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, Pennsylvania labor costs, and other relevant factors, including roofing project values from actual Pennsylvania building permit data (adjusted for the typical under-reporting). 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 Pennsylvania tend to be a bit higher than the national average due to moderate union presence in some areas, higher labor rates in and around metropolitan areas, regional material markups, and varying business operating costs. Construction costs in much of Pennsylvania are typically around 15% higher than the U.S. average, with the highest costs found in the Philadelphia metro area and certain parts of the Pittsburgh region, where construction costs can be significantly above the state average.

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 Pennsylvania, but alternatives like standing seam metal, cedar shingles and shakes, and natural slate are also relatively common. Commercial “flat” (low-slope) roofs use single-ply membranes (EPDM, TPO, PVC), modified bitumen, or spray-applied polyurethane foam roofing systems.

On average, Pennsylvania 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 what type of material you’re using.

Commercial roofing costs are typically lower per square foot, with commercial roof replacement prices ranging, on average, from around $5 per square foot for a ballasted EPDM overlay system with no insulation included to around $23 per square foot for a 3-ply modified bitumen system with enough insulation to meet the Pennsylvania R-30 energy code requirement for roofs with above-deck insulation.

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

Climate Considerations for Pennsylvania Roofs

Pennsylvania’s climate is primarily humid continental, with humid subtropical conditions found in the southeastern corner near Philadelphia. Winters are cold and snowy across much of the state, with temperatures often dropping below freezing, especially in the northern and higher-elevation regions. Lake-effect snow can impact the northwestern counties bordering Lake Erie. Summers are generally warm and humid, with occasional heatwaves and periods of heavy rainfall. Annual precipitation averages between 35 and 50 inches, with snowfall amounts varying widely by region.

Heating degree days far exceed cooling degree days in most of Pennsylvania, especially in the central and northern regions. As a result, the use of reflective “cool” roofing is generally less important, and darker roofing materials may actually help by absorbing solar heat in the winter instead of reflecting it. Asphalt shingle roofs in Pennsylvania often develop Gloeocapsa magma colonies (roof algae); black or dark gray shingles can help hide these dark stains better than lighter colors.

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

• Asphalt shingles are a popular and cost-effective choice. In humid southeastern areas, algae-resistant shingles are recommended in order to prevent unsightly black streaks and biological growth, particularly on shaded roofs.
• Ventilation and underlayment are critical. Roof assemblies should include adequate ventilation along with high-quality underlayment and properly-installed ice-and-water shield to reduce the risk of ice damming and moisture intrusion during freeze-thaw cycles. Improper ventilation can void your roof warranty.
• Metal roofing performs well in Pennsylvania’s climate, shedding snow easily in winter and resisting wind and moisture. PVDF-coated steel or aluminum panels provide durability and long-lasting color retention.
• Slate, tile, and cedar perform well when installed with proper flashing and drainage details to handle snow loads and ice dams. Class A fire-rated assemblies are advisable for cedar products, and copper strips can help limit algae, moss, and mildew growth.
• Insulation and attic sealing are essential. A well-insulated and air-sealed attic can lower heating costs and help prevent ice dams from forming.

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 Pennsylvania. 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 Pennsylvania

Table 2: Commercial Roof Costs in Pennsylvania

For energy code purposes, Pennsylvania spans climate zones 4 and 5, both of which need a minimum R-30 continuous insulation to meet R-value code requirements for commercial roofs with above-deck insulation. When performing a roof recover (installing a new roof over an existing one), this insulation requirement typically does not apply. Recover projects generally involve adding a cover board over the existing system to provide a sound substrate, followed by the new 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.