Virginia Roof Replacement Cost Guide (2025 Update)

Introduction

In this article, I’ll give you the typical costs for installing a new roof in Virginia in 2025, for both residential and commercial buildings. I’ve spent years reviewing contractor bids and researching roofing costs for my clients. The roof cost estimates I provide here were produced by analyzing current material prices, Virginia labor costs, and other relevant factors, including roofing project values from actual Virginia 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 Virginia tend to run somewhat below the national average. Construction costs in the state are generally more moderate compared to the Northeast, reflecting lower labor rates and business operating expenses. See 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 Virginia, but alternatives like standing seam metal, natural slate, and synthetic composites are also fairly common. Commercial “flat” (low-slope) roofs use single-ply membranes (EPDM, TPO, and PVC roofing), modified bitumen, or spray-applied polyurethane foam roofing systems.

On average, Virginia residential roof replacement prices in 2025 typically range from around $4.85 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 $8,200 and $51,000, depending on the material selected.

Commercial roofing typically costs less per square foot, with Virginia commercial roof replacement prices ranging, on average, from around $4 per square foot for a ballasted TPO overlay system with no insulation included to around $15 per square foot for a 2-ply modified bitumen system with enough insulation to meet the R-30 energy code requirement in most of Virginia for roofs with above-deck insulation..

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

Climate Considerations for Virginia Roofs

Virginia’s climate varies from the Appalachian Mountains in the west to the Tidewater and coastal regions in the east. Much of the state has a humid subtropical climate, especially in the central and eastern regions, while the higher elevations of the Blue Ridge and Allegheny Mountains experience a humid continental climate. Winters are generally mild to moderate across most of Virginia, though the mountains can see significant snowfall and prolonged freezing temperatures. Summers are hot and humid statewide, with frequent thunderstorms and occasional remnants of tropical storms and hurricanes bringing heavy rain, high winds, and localized flooding. Annual precipitation typically ranges from 40 to 50 inches, with snowfall heaviest in the mountains and lightest near the coast.

While heating degree days outnumber cooling degree days in most of Virginia, cooling demand is still significant due to the state’s hot, humid summers. As a result, roof system selection should balance both heating and cooling performance. White, reflective “cool roof” products are particularly beneficial in the southern and eastern parts of the state to reduce cooling costs, while in the mountains and northern interior, darker roofing materials may provide modest winter heating benefits.

Algae growth (Gloeocapsa magma) is common in Virginia’s humid climate, especially in shaded areas and closer to the coast. Black or dark gray shingles can help disguise the streaking, but algae-resistant shingles are a good idea.

Homeowners and property managers in Virginia should consider the following:

• Asphalt shingles remain the most popular and cost-effective choice. Algae-resistant shingles are strongly recommended throughout Virginia, especially in coastal and shaded areas.
• Ventilation and underlayment are critical. Proper attic ventilation, quality underlayment, and proper ice-and-water shield reduce risks of leaks and ice dams. Note that improper ventilation can void your roof warranty.
• Metal roofing performs well against snow, wind, and hurricane conditions. PVDF-coated steel panels provide superior color retention, while aluminum panels can resist corrosion in salty coastal environments.
• Slate, tile, and cedar roofing systems perform well in Virginia when installed with proper flashing and drainage. For cedar shakes and shingles, Class A fire-rated assemblies are strongly advised. Copper or zinc strips can also help reduce algae and moss growth in humid and shaded areas.
• Insulation and air sealing remain important statewide. Proper insulation helps lower heating and cooling costs, while reducing the likelihood of condensation problems and ice damming in colder mountain regions.

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 Virginia. 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 Virginia

Table 2: Commercial Roof Costs in Virginia

For energy code purposes, Virginia spans three climate zones. Most of the state is located in climate zone 4, the counties near the North Carolina border are in zone 3, and a few higher-elevation western mountain counties are in zone 5. For low-slope commercial roofs with insulation entirely above the deck, zone 3 requires a minimum of R-25 continuous insulation, while zones 4 and 5 require R-30. Note that energy code requirements can change, so you should always double-check with your local code authority.

When performing a roof recover (installing a new roof over an existing one), these insulation requirements typically do not apply. Recover projects generally involve installing a layer of cover board over the existing system to provide a suitable substrate, followed by the new membrane. Keep in mind that roof recovery is not always permitted or advisable.

Where the price estimates below include R-30 insulation, deduct $1.00 for roofs that require 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.