Vermont Roof Replacement Cost Guide (2025 Update)

Introduction

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

The cost of residential roof replacement in Vermont tends to run below the national average, as do construction costs in general. For commercial buildings, though, the state’s very high insulation R-value requirement of R-45 can offset this; installing more insulation increases both material and labor costs. (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 common residential roof covering in Vermont, but alternatives like standing seam metal, natural slate, and cedar shakes are also fairly 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, Vermont 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 about $8,500 and $51,000, depending on the material chosen.

Commercial roofing typically costs more than many people expect, due to the insulation R-value requirements. Board insulation is normally installed as a part of a low-slope roof system, and costs around $1 to $1.50 per square foot (installed) per inch of thickness while providing an R-value of around R-4 to R-6 per inch.

Commercial roof replacement prices in Vermont range, on average, from around $4 per square foot for a ballasted EPDM overlay system with no insulation included to around $17 per square foot for a 2-ply modified bitumen roof with enough insulation to satisfy the Vermont R-45 energy code requirement for roofs with above-deck insulation.

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

Climate Considerations for Vermont Roofs

Vermont has a humid continental climate, with long, cold winters and mild to warm summers. Snowfall is heavy across the state, especially in the Green Mountains, where prolonged winters bring deep snow accumulation and frequent freeze–thaw cycles. Average annual precipitation generally ranges from about 40 to 50 inches, with some higher elevations receiving considerably more snow. Severe weather risks include heavy snow loads, ice storms, high winds, and occasional hail or summer thunderstorms. Because of the state’s heavy snow, many Vermont roofs are built with steeper than average pitches to shed snow, which can make roof replacements more difficult and add to labor costs.

Heating degree days far exceed cooling degree days throughout Vermont, so winter performance and energy efficiency are the main considerations. Reflective white “cool” roofing is not especially useful here, and darker roofing materials may even offer a slight benefit by absorbing winter sun instead of reflecting it. Algae growth (Gloeocapsa magma) can be an issue on asphalt shingle roofs in Vermont, especially in shaded areas or on north-facing roof sections. Black or dark gray shingles tend to hide these annoying stains better than lighter colors.

Given these conditions, Vermont homeowners and property managers should keep in mind the following:

• Asphalt shingles are the most common and affordable roofing material. Algae-resistant shingles are recommended, and polymer-modified shingles are worth considering in areas that commonly experience high winds.
• Ventilation and underlayment are critical. Proper attic ventilation helps prevent condensation, reduces the risk of ice dams, and extends roof life. Ice and water shield underlayment should be correctly installed along eaves and valleys in snowy areas. Improper roof/attic ventilation can void your roof warranty.
• Metal roofing is a good choice in Vermont. Standing seam metal roofs shed snow effectively, withstand strong winds, and deliver long service life. PVDF-coated steel or aluminum panels provide excellent resistance to color fading and corrosion.
• Slate, tile, and cedar roofing perform well when properly installed. Cedar should only be installed as part of a Class A fire-rated assembly. Copper or zinc strips can reduce moss and algae growth on damp or shaded roofs.
• Insulation and air sealing help control heating costs and reduce the chance of ice damming. A well-insulated, air-sealed attic lowers winter energy use and improves roof system performance overall.

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 Vermont. 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, batten systems, 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 Vermont

Table 2: Commercial Roof Costs in Vermont

For energy code purposes, all of Vermont falls within IECC Climate Zone 6. Commercial low-slope roofs with insulation installed entirely above the deck must meet a minimum of R-45 continuous insulation (R-45ci). This is regulated by the Vermont Commercial Building Energy Standards, which are based on the International Energy Conservation Code (IECC) with state-specific amendments.

Vermont’s R-45 requirement is significantly higher than the national model code baseline of R-30, and this has important cost and design implications. To achieve R-45ci, additional layers of polyisocyanurate or comparable roof insulation are typically needed, which increases both material and labor costs compared to similar projects in states with lower R-value mandates.

The increased thickness of the roof insulation can also affect details such as roof edge metal, flashing heights, scupper locations, and parapet wall terminations. In some cases, roofing contractors may need to incorporate tapered insulation systems or adjust attachment methods to accommodate the added depth while maintaining proper drainage.

Always verify current R-value requirements with your local code authority, as energy codes are periodically updated.

When performing a roof recover (installing a new roof membrane over an existing one), these insulation requirements generally do not apply. Roof recover projects usually involve adding a layer of cover board over the existing roof system to provide a suitable substrate, followed by the new roof 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.