Washington, D.C. Roof Replacement Cost Guide (2025 Update)

Introduction

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

Roof replacement costs in Washington, D.C. are typically slightly above the national average. Prices in the District tend to reflect higher labor rates, stricter permitting and inspection requirements, and the logistics of construction in a dense urban environment. (Compare with national average roof replacement costs.)

Actual roof prices will vary depending on neighborhood, roof size, roof slope, complexity, and the type of roof system installed. Asphalt shingles remain the most common residential roof covering in Washington, D.C., but alternatives such as standing seam metal, slate, and synthetic composite roofing are also relatively common. Commercial low-slope (“flat”) roofs in D.C. typically use single-ply membranes (EPDM, TPO, and PVC), modified bitumen, or spray-applied polyurethane foam systems.

On average, Washington, D.C. residential roof replacement prices in 2025 typically range from around $6 per square foot for basic asphalt shingles to around $35 per square foot for high-end copper roofing. This means a typical 1,700-square-foot pitched roof may cost between $10,000 and $60,000, depending on the roofing material selected.

Commercial roofing generally costs more than many property owners expect, primarily due to the insulation needed to meet energy code requirements. Board insulation is normally installed as part of a low-slope roof system, and costs about $1 to $1.50 per square foot installed per inch of thickness, while providing roughly R-4 to R-6 per inch.

Commercial roof replacement prices in Washington, D.C. range, on average, from around $5 per square foot for a ballasted EPDM overlay system with no new insulation included to around $17 per square foot for a 2-ply modified bitumen roof with enough insulation to meet the D.C. R-33 energy code requirement for roofs with above-deck insulation.

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

Climate Considerations for Washington, D.C. Roofs

Washington, D.C. has a humid subtropical climate, with hot, humid summers, mild to cool winters, and four distinct seasons. Average annual precipitation is about 40 inches, distributed fairly evenly throughout the year, with thunderstorms common in late spring and summer. Snowfall is usually light to moderate, averaging less than 15 inches annually, though occasional Nor’easters or cold snaps can bring heavier snow and ice. High humidity and seasonal storms mean roofs in D.C. must withstand both intense summer heat and periodic winter freezes.

Heating degree days outnumber cooling degree days, but D.C.’s hot summers make reflective “cool roof” systems beneficial. White membranes or reflective coatings can help reduce air conditioning costs, particularly on commercial low-slope buildings and rowhouses with limited shading. On the other hand, asphalt shingle roofs in D.C. are prone to algae growth (Gloeocapsa magma), which appears as annoying dark streaks or stains; black or dark gray shingles can make the presence of roof algae less obvious.

Given these conditions, homeowners and property managers in Washington, D.C. should consider the following:

• Asphalt shingles are an affordable and popular material. Algae-resistant shingles are strongly recommended to prevent black streaks and staining, especially on shaded or north-facing roof areas.
• Proper ventilation and underlayment are critical. Proper attic ventilation reduces condensation, prevents shingles from overheating, and prolongs roof life. Properly-installed ice-and-water shield membranes at eaves, valleys, and roof-to-wall intersections are important safeguards against water intrusion during winter freeze-thaw cycles. Improper ventilation can void manufacturer warranties.
• Metal roofing performs very well in the D.C. area. Standing seam and metal shingle systems shed water effectively, resist high winds, and provide excellent service lives. PVDF-coated aluminum or steel panels offer superior durability and color stability, and aluminum is particularly recommended for resisting corrosion in humid environments.
• Slate, tile, and cedar are commonly found in the District’s historic neighborhoods. These materials perform well when installed properlys, though they typically involve higher installation costs. Cedar should always be installed as part of a Class A fire-rated assembly.
• Insulation and air sealing are important in both residential and commercial buildings. A properly insulated and sealed roof assembly helps control heating costs in winter, improves comfort year-round, and reduces the risk of ice dam formation during the winter.

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 Washington, D.C. 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 Washington, D.C.

Table 2: Commercial Roof Costs in Washington, D.C.

For energy code purposes, the District of Columbia lies entirely within IECC Climate Zone 4. Commercial roofs with above-deck insulation are required to meet a minimum of R-33 continuous insulation (R-33ci) under the District of Columbia Energy Conservation Code. Although this code is built on ASHRAE Standard 90.1, the District has adopted amendments making the requirements more demanding than the base ASHRAE standard (which calls for R-30ci in zone 4).

Building owners and designers should be aware that D.C.’s energy code is among the more stringent in the region. Always verify current R-value requirements with the local building department, since codes are periodically updated and may vary depending on jurisdiction.

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.

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.