Tennessee Roof Replacement Cost Guide (2025 Update)

Introduction

In this article, I’ll give you the typical costs for installing a new roof in Tennessee 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, Tennessee labor costs, and other relevant factors, including roofing project values from actual Tennessee 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 Tennessee tend to be lower than the national average, with statewide construction costs averaging about 15% to 20% below 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 Tennessee, 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, Tennessee residential roof replacement prices in 2025 typically range from around $4.60 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 $7,800 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 $14 per square foot for a 2-ply modified bitumen or PVC KEE roofing system with enough insulation to meet the Tennessee energy code requirements for above-deck insulation.

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

Climate Considerations for Tennessee Roofs

Tennessee’s climate varies from the Appalachian Mountains in the east to the Mississippi River lowlands in the west, but most of the state experiences a humid subtropical climate. Winters are generally mild in the western and middle parts of the state, though the higher elevations of eastern Tennessee can see colder temperatures, snow, and occasional ice storms. Summers are long, hot, and humid across the state, with frequent thunderstorms, and severe weather such as hail, high winds, and even tornadoes is a concern in many areas. Annual precipitation averages around 50 inches statewide, with higher totals in the mountains.

Heating degree days and cooling degree days in Tennessee are fairly balanced, though air conditioning cost can be a significant consideration during the hot summer months. Reflective white “cool roof” materials can help reduce cooling loads, especially in Middle and West Tennessee where summers are particularly intense. Like much of the Southeast, Tennessee roofs can see discoloration due to algae growth from Gloeocapsa magma, which can cause dark streaking on asphalt shingles, especially on shaded or north-facing roof sections.

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

• Asphalt shingles are the most widely used and cost-effective pitched roof option. To reduce dark streaks from algae and biological growth, algae-resistant shingles are strongly recommended.
• Proper ventilation and underlayment are critical to prolong roof life, prevent moisture build-up in the roof deck, and handle temperature swings between hot summers and cold snaps in winter. Inadequate ventilation can shorten roof life and void your roof warranty.
• Metal roofing is a good choice in Tennessee thanks to its durability, wind resistance, and reflective finishes that reduce summer heat gain. PVDF-coated panels are recommended for long-lasting color retention and corrosion resistance.
• Tile, slate, and cedar can perform well in Tennessee. For cedar products, a Class A fire-rated assembly is recommended. Copper or zinc strips can help limit algae, moss, and mildew growth in humid regions.
• Insulation and attic air sealing are important for both heating and cooling efficiency. High-reflectance roofing and radiant barriers can help control attic heat in the summer, while buildings in the eastern mountains benefit from higher R-values that meet or exceed local energy code requirements during colder winters.

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 Tennessee. 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 Tennessee

Table 2: Commercial Roof Costs in Tennessee

For energy code purposes, Tennessee spans climate zones 3 and 4, with more counties located in Zone 4. In Climate Zone 3, commercial roofs with above-deck insulation must meet a minimum of R-25 continuous insulation to satisfy code requirements. In Climate Zone 4, which covers much of Middle and East Tennessee including most of the state’s larger metropolitan areas (but not Memphis), the minimum requirement increases to R-30 continuous insulation.

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.

The single-ply and modified bitumen roof cost estimates in the tables below are based on roofs with R-30 insulation. For roofs located in Climate Zone 3, deduct about $1.10 per square foot to account for the reduced amount of insulation needed to meet R-25.

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.