How Much Does it Cost to Replace a Roof in Michigan?
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Roof Replacement in Michigan Cost Guide
Updated: August 1, 2023
Michigan sees a lot of different weather throughout the year, from hot and sunny summers to stormy and snowy winters. These harsh conditions can take a toll on your home, particularly your roof.
Due to ongoing wear and tear, many roofs in Michigan will require replacing within 15 to 20 years to ensure that both your home is adequately protected. So, if you’re starting to notice things like leaks, granules in your gutter, or broken and missing shingles, you might be overdue for a roof replacement.
Keep reading to discover everything involved with getting a roof replacement in Michigan, including what will affect the price and how you can save.
The average cost of a roof replacement in Michigan
On average, it costs between $9,000 and $30,000 to replace a roof in Michigan, with most homeowners spending around $17,000 to replace a 2,000 sq. ft. cross gable roof with mid-grade architectural shingles. This cost will vary depending on your choice of material, the square footage of the roof, the pitch and shape of your roof, and the labor costs in your area.
It’s important to note that these figures and the rest you will find in this guide are estimated costs of a roof replacement in Michigan. To get an exact figure for your roof replacement, you should request a quote from two to three local roofing contractors who can inspect your home in person.
Factors that affect the cost of a new roof in Michigan
The factor that influences the total cost of a roof replacement is the type of roofing material on your new roof. Several different roofing materials are used in Michigan, each with varying costs and performance.
Due to Michigan’s harsh weather, including hail, high winds, snow, and sun, some materials, such as basic asphalt shingles, may not fare as well as more durable and sturdy materials. That said, architectural shingles remain the most popular roofing material, with slate and metal roofing also appearing on many Michigan roofs.
Below are the average costs per square foot of roof material installed in Michigan as well as the national average.
Cost per sq. ft. (Michigan)
Cost per sq. ft. (national average)
$4.50 - $6.50
$4.50 - $15
$5 - $15
$4 - $13
$4.50 - $9
$6 - $20
$4.76 - $33.15
$10 - $23
Size of your roof
The more roof you need to have replaced, the higher your overall cost. This is because a more significant roof replacement requires more materials and labor. So, if you’re replacing a larger-than-average roof, you should expect to pay an above-average price.
In Michigan, roofs can come in all different shapes and sizes. However, the average roof size is between 1,500 to 2,000 square feet. This size roof replacement can cost you between $6,750 and $52,000.
The pitch of your roof
One factor that may not have the same impact as the choice of material or size of the roof but is still going to change the cost of the replacement is the roof's pitch. The complexity of the installation and selection of roofing materials type of roof will all be influenced by the pitch and slope of your roof.
The pitch or slope of a roof refers to the angle of the roof and is usually presented as the inches of vertical rise over 12 inches of horizontal run. A flat roof is anything from 0/12 to 2/12, a conventional pitched roof is 4/12 and 7/12, and a steep roof is anything over 8/12.
In Michigan, most homes will have conventionally sloped roofs, with a small percentage having low or steep-slope roofs. Due to the unpredictable nature of Michigan’s climate, with occasionally all four seasons being seen on one day, a conventionally sloped roof is ideal for managing whatever the weather throws at it.
The shape of your roof
The overall cost of a roof replacement project will vary depending on the type or style of your new roof. This is due to the type of roof impacting the difficulty of the installation and your choice of material. Some roof shapes, such as dormer roofs, will change pitch and have multiple protrusions, inevitably increasing installation costs.
The roof type and style that are most popular in Michigan are those that can best deal with high winds and snowfall. Gable roofs, including the box, dutch, and cross gables, are great for managing snowfall and are some of Michigan's most common roof types.
Other popular roof types include salt-box and hipped roofs. Salt-box roofs are technically gable roofs, with one side extending longer than the other, making snow removal easier on at least one side. A hipped roof protects against severe weather and performs well against high winds. Below are the average costs per square foot for each roofing style in Michigan and the U.S.
Removing the old roof vs. roofing over in Michigan
A roof over is where another roofing material is laid over the existing layer of asphalt shingles. A roof over is technically legal in Michigan. However, you will struggle to find a roofer who recommends it.
Most roofers in Michigan recommend a full roof replacement rather than a roof over. The amount of snow, ice, and hail that Michigan sees, along with the sun and high winds, can damage the existing shingles and underlayment. Simply covering these issues with another layer of roofing will not solve the problem. In fact, it will cause further water damage.
Removing the old roof can allow your contractor to address any moisture or structural issues and, once rectified, can install the new roof, including a new and improved ice shield.
Michigan roof replacement pricing tiers
Replacing your roof on a low budget in Michigan
If you are looking to complete a roof replacement on a tight budget, there are a few things that we recommend. First, opt for a budget-friendly roofing material. The roofing material you choose has one of the biggest influences on the overall cost, so going with an affordable material such as asphalt or basic architectural shingles is a good way to keep the costs down.
Another way to save on a roof replacement is by trying some DIY. If your roof has a safe and gradual pitch that you feel comfortable walking (and working) on, you could DIY the tear-off of your old roof. It is best to leave the installation of your new roof to the professionals. Even minor mishaps can result in serious damage or injury and void your warranties.
Before you try your hand at DIY, you must research and better understand what the project entails. This will likely involve learning how to use the appropriate tools and techniques to get the job done safely and accurately.
You can also save on a roof replacement with your choice of roofing contractor. This isn’t to say you should go with a cheap and inexperienced company. Instead, you should look at several reputable companies to find one that fits your budget.
Mid-range roof replacement in Michigan
If you have the available funds but want to save money on a roof replacement, we recommend opting for one of the more durable but affordable roofing materials. This will allow you to choose between popular materials such as luxury and designer-grade architectural shingles or cedar shingles.
If you have more room in your budget, we recommend that you put more of the workload on your roofing contractor. This means forgetting about the DIY roof removal and getting the roofers to do everything from start to finish.
You will also have the opportunity to be more selective with your roofing contractor. Instead of finding the most budget-friendly contractor, you can look for one that best suits your needs. We recommend getting quotes from at least three roofing contractors to ensure you get a good deal.
Top-tier roof replacement in Michigan
This type of roof replacement is suitable for homeowners more concerned with the quality of their new roof rather than the higher cost. If you are in this position, you can choose any roofing material. We recommend using a high-quality, energy-efficient, and durable material like slate tiles.
Slate roofing may be one of the most expensive options and even require additional reinforcement to be added to your roof, but it will last a lifetime and are a great way to improve your home's curb appeal. They will also manage Michigan’s harsh weather conditions far better than any other material available.
Finally, if you use the best materials available, you should hire the best person for the job. This means contracting an experienced roofing company with an outstanding reputation and quality of service. Going with a better-renowned roofer may cost you more, but you will know the job will be done right.
3 Ways to Finance a new roof in Michigan
Home improvement and repair loan
If you do not have the funds for a roof replacement, using a fixed-rate home equity loan might be your next best option. Home equity loans allow homeowners to borrow against the equity they have built in their homes.
Your home equity is the difference between the perceived market value of your home and the amount you still owe on your mortgage. In most cases, if you have over 15% equity in your home, you could be eligible for a home equity loan.
But while a home equity loan often provides low fixed interest rates, they will typically use your home as collateral. If you cannot repay your loan, you could lose your house. Therefore, taking out a home equity loan is a little riskier than other financing options.
Whether or not you can use an insurance policy to pay for your new roof will mostly depend on why your roof needs replacing.
If you want to replace your roof due to its deteriorating condition over the years, financing through an insurance policy will be virtually impossible. However, if your roof was damaged by a weather-related event such as a hurricane or hail storm, you may have more success making an insurance claim.
If you are in this situation and a weather-related event damages your roof, you should contact your insurance company immediately.
You can also pay for your new roof with a personal loan. To get a personal loan, you have the option of going directly to one of the many lenders offering loans or through certain roofing contractors who will offer financing options.
It is important to note that while a personal loan can be an excellent financing option for many homeowners, not everyone will get through the application process. When applying for a personal loan, the lender will look thoroughly into your financial situation and will make their decision accordingly.
If you choose to finance your roof replacement with a personal loan, do your research. Before getting any personal loan, you should review all the loan terms, including the interest rate, loan length, and monthly payments. This will ensure you avoid getting stuck in a dangerous or predatory loan.
Other factors to consider
Re-deck a roof
If you decide to replace your existing roof with a heavier material, such as tile or slate, you will likely need to redeck your roof during the process. A redeck can dramatically increase your roofing project cost but will ensure that your roof has the strength to hold the weight of the materials.
The cost to redeck varies depending on several factors, including if you have to redeck all or a portion of your roof. Roof decking panels typically have a material cost of between $0.43 and $1.80 per square foot, plus an additional $1 and $3 per square foot for labor.
Permits in Michigan
Unlike many other states, a roof replacement permit is not required in Michigan. However, if you need to replace more than two pieces of roof decking, you need a permit for this part of the project. Speak to your local municipality for more information.
Inspection cost in Michigan
It is strongly recommended that you have a professional conduct an annual roof inspection, regardless of the condition of your roof. Inspecting your roof can help to catch problems before they lead to more costly roof repairs and ensure that you live under a safe roof.
In Michigan, getting your roof inspected by a qualified professional will cost you between $100 and $600. This expense is well worth it when you think of what it could save you in the future.
Replacing your roof in Michigan
If your roof has suffered from storm damage or is just coming to the end of its lifespan, we recommend that you first request a roof inspection. Getting your roof inspected by a professional can help identify any issues with your roof, whether above or below the surface. You will then be informed of the next appropriate actions, including minor roof repairs or replacement.
Once you have found out that you need a roof replacement, we suggest you contact at least three local roofing contractors and request a quote. Roofing contractors can specialize in particular roof types and materials, so it is important to talk with a few contractors to find one that will suit your needs.