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How Much Does a Maryland Roof Replacement Cost?

If you're a homeowner in Maryland and considering replacing your roof, it's crucial to understand the average cost of a roof replacement and the factors that go into the total cost.

For example, factors such as materials, labor, and the size of your roof can all influence the overall cost of a roof replacement. The cost of a metal roof can be very different from the cost of a shingled roof. And the flat roofing costs can be different from sloped roof costs.

On this page, we’ll walk you through the various considerations that contribute to the cost of a Maryland roof replacement, providing you with the insight you need to make informed decisions about your home improvement project.

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How Much Does a Roof Replacement in Maryland Cost?

On average, the cost of a new roof in Maryland ranges from $10,000 to $21,000. Most homeowners spend around $15,000 to $20,000 for a 2,000-square-foot roof replacement. 

However, roof replacements for larger homes or structures that require extensive repairs during roof replacement can cost upwards of $60,000.

In comparison to the national average costs for roof replacement, Maryland's prices are generally in line.

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Flat Roofing Cost

Flat roofing costs in Maryland typically range from $15 to $20 per square foot, with materials and installation included.

Materials commonly used for flat roofs include rubber, TPO (Thermoplastic Olefin), and PVC (Polyvinyl Chloride), known for their durability and weather resistance. 

The total cost will vary based on the size of the roof and any additional repairs or modifications required during replacement.

Sloped Roofing Cost

The cost of a sloped, shingled roof in Maryland is usually between $5.50 and $7.00 per square foot, with materials and installation included. 

The total cost of a sloped roof depends on factors like roof size, and complexity, but this is the range you can typically expect.

Metal Roofing Cost

Metal roofing is a durable and stylish option for Maryland homes. 

Metal roofing usually costs between $9 and $11 per square foot for the materials only. 

The total cost of a metal roof installation varies a lot based on the type of metal chosen, the roof’s size, and any additional factors affecting the installation complexity. 

For that reason, it’s difficult to give a range for both materials and labor for a metal roof replacement. 

Shingled Roofing Cost

Architectural shingles, offering durability and aesthetic appeal, typically cost between $5.50 and $10 per square foot, materials and installation included. 

Keep in mind that while 3-tab asphalt shingles may be slightly cheaper on the dollar than architectural shingles, they will generally cost you more money down the line. We always recommend investing in high-quality shingles instead.

The overall cost of a shingled roof in Maryland depends on the size of the roof, the steepness of the slope, and any additional factors influencing the installation process.

Factors that Affect Your Roof Replacement Cost

No two roof replacements are exactly alike. The materials you choose, the structural integrity of your home, and the size and complexity of your roof make a big difference when it comes to the total cost of a roof replacement. It’s also important to consider factors like labor, location, and permits, which might not be top-of-mind when you’re considering a roof replacement.

For example, roofing costs can vary significantly between areas like Gaithersburg, Crownsville, Washington DC, and Bowie. Local labor rates, permitting requirements, and regional weather conditions all play a role.

If you're looking for roofing in Bowie, Gaithersburg, Washington DC, Crownsville, or the surrounding areas, understanding these local variables is essential to getting an accurate estimate and a quality installation.

It’s also important to consider factors like labor, location, and permits, which might not be top-of-mind when you’re considering a roof replacement. 

Materials

Homes in Maryland feature a wide range of materials when it comes to roofing. The most common materials used for roof replacements in the state include asphalt and architectural shingles. 

Asphalt shingles are popular for their low cost and come in a variety of styles and colors. Architectural shingles, on the other hand, are known for their durability and aesthetic appeal. They often come with 30- or 50-year warranties and can be rated for high winds.

For flat roofs, the most common materials used are rubber, TPO (Thermoplastic Olefin), and PVC (Polyvinyl Chloride). These materials are chosen for their durability and resistance to weathering.

The average costs for roofing materials in Maryland can vary. Here’s a basic breakdown of the average costs by material.

Cost of materials only:

• Shingled roofing cost: $2.50 to $4.50 per square foot
• Rubber roofing cost: $9 to $12 per square foot 
• Metal roofing cost: $9 to $11 per square foot

Other materials such as cedar and slate have varying costs, with prices ranging from $7 to $20 per square foot.

The total cost of materials should be around 40% of the total cost of the roof replacement cost.

The price of labor can vary based on the materials used and the complexity of the roof. 

For example, flat roof labor costs can differ from labor costs for a pitched roof. Metal roof labor costs can differ from shingled or rubber roof labor costs.

Labor

Roofs don’t replace themselves, so it’s important to account for the cost of labor. 

Your best option is to choose a reputable company that has the knowledge and experience, plus the proper certifications and insurance coverage, to properly install a new roof on your home. 

If you go with the lowest quote, you may end up paying exorbitant amounts to repair an improperly installed roof, on top of already paying for a new roof.

Hiring a professional to replace your roof generally costs between $75 and $200 per hour or between $2.30 and $8 per square foot. 

The cost of labor should be equivalent to 60% of the cost to replace your roof. Insurance costs are very expensive due to the dangers involved in roofing replacement and the equipment needed for the job.

Removing the Old Roof

In order to have a new roof put on your home, the old one needs to be taken off. This means the old shingles, flashing, etc all need to be taken down in order to put new material on the house. Angi estimates this to cost between $1,000 and $1,500.

Roof Repairs

When the old roofing is taken off the home, it can expose other issues that need to be fixed before the new roof can be installed. Rotting timber may be found, or it may be discovered that you need new supports for heavier material being used. 

Angi estimates this to cost between $400 and $2,000 depending upon what kind of repairs are needed. More extensive repairs might cost more than this range.

Here are some general estimates for repairs that might need to be made:

• Underlayment replacement: $2 to $3 per square foot
• Roof water damage restoration: $400 to $1,700
• Repair or replace roof trusses: $500 to $5,000
• Roof insulation replacement: $1,000 to $2,500
• Vent repair: $75 to $250
• Repair or replace fascia: $450 to $4,000
• Ridge cap repair or replacement: $200 to $750

Roof Size

The size of your home, and the square footage of your roof in particular, directly impacts the amount of roofing materials required. That means that roof size is one of the biggest factors that affects the cost of a roof replacement.

To get a ballpark figure for your home, you can multiply its square footage by $4.35 to get a lower-end estimate, or multiply it by $11 to get a high-end estimate.

Most homes in Maryland have roofs that are between 2,000 and 3,000 square feet. For this size range, the total cost of a roof replacement usually ranges from $10,000 to $21,000. This range is so wide because of other factors like materials and roof complexity. 

The average cost per square foot for a roof replacement can range from $2.50 to $20, depending on the complexity and the materials used.

Roof Height, Pitch, and Complexity

Maryland has a diverse range of roof types, including flat, low-slope, steep, and conventionally pitched roofs. The complexity of your roof affects the overall cost of a roof replacement because it affects the materials needed and the difficulty of installation.

Additionally, the height and pitch of your roof impact the price of a roof replacement. A roof with a steeper pitch or higher height may require more labor and materials, resulting in a higher overall cost. 

If your roof has multiple pitches and proves a little more difficult to access or walk on than other homes, it may cost more in labor, due to it taking longer to access and fit shingles to the shape of your roof. A steep roof requires our roofers to work with ropes and take extra precautions making the roofing installation process much longer.

Regional Location Price Differences and Climate

When it comes to the cost of a roof replacement in Maryland, your location and the climate play a significant role. Different regions in Maryland experience varying weather conditions, including extreme temperatures, heavy rain, snow, or high winds. These factors can affect the longevity and durability of your roof, which can impact the overall cost of replacement. 

Additionally, some towns and cities have a harder time acquiring materials, therefore they will be more expensive. If the local roofing contractors in your area have a full schedule, then you may have to wait or pay more to have your roof replaced. Roofing in Silver Spring MD will have a different price point than roofing in Washington DC. The reason for this is due to the complexity of install, how close you are to a roofing distributor. For example a roofing installation in Gaithersburg may not be located close to a dump site or a roofing material distributor so the price point may be higher.

Location Estimated Cost Range

Certain counties and cities in Maryland and Washington DC carry a premium for a number of reasons. Some could be the average style of home is larger or because the complexity of the designs. While there are a number of factors areas such as Montgomery County and Howard County tend to have a higher premium in roof prices compared to Anne Arundel County or Prince George's County.

Odenton, MD $8,000 – $13,500

Millersville, MD $8,000 – $13,500

Glen Burnie, MD $8,000 – $13,500

Annapolis, MD $8,500 – $14,500

Roofing in Rockville, MD $9,000 – $16,500

Germantown, MD $9,000 – $16,500

Gaithersburg, MD $9,000 – $16,500

Silver Spring, MD $9,000 – $16,500

Washington, D.C. $8,500 – $15,500

Bowie, MD $8,500 – $14,000

Roofing Prices Upper Marlboro, MD $8,500 – $14,000

Frederick, MD $9,000 – $16,500

Columbia, MD $8,500 – $14,500

Roofing Costs in Gambrills, MD $8,500 - $16,200

Crofton, MD $8,000 – $13,500

Roofing Waldorf, MD $8,500 – $14,500

Laurel, MD $8,500 – $14,000

Permits

Depending upon where you live, you may need a permit to replace the roof on your home, and those cost money. The general rule is that any building that needs structural work will probably need a permit. 

It’s important to look up the local permit regulations in your area so you can submit a request for a permit before the work begins if you need one. Many roofs do not need permits to replace them, though some jurisdictions may require them. For most shingled roof replacements, you will not need a permit.

When and Why Should I Replace My Roof? 

The only way your roof can work properly is if it has not been compromised. Damage or wearing of the roof can cause water to seep in which can cause electrical problems and other issues. 

Prolonged exposure to the elements can cause varying issues inside the home, like deteriorating wood, which can affect the structural integrity of the home if left unchecked. When the roof is compromised, it is recommended to replace the whole roof instead of doing spot repairs. 

This ensures no weak spots, and the integrity of the whole roof is renewed. Here are some reasons why it is necessary to replace the whole Maryland roof:

Aging

The most common reason Maryland homeowners need a new roof is due to the roof aging. The asphalt shingles on a home’s roof do not last forever. Eventually, the elements create wear and tear. 

Curling or missing shingles create weak spots that could cause serious damage to the inside of the home. Ice dams, storms, mold, and moss are all factors that can cause damage to the shingles, thus causing damage to the integrity of the roof. If it is obvious to the untrained eye that your roof is worn and needs work, then it is time to replace the roof of the home.

Storm Damage

Residents in Maryland have seen their share of storms in recent years, though those near the water are more prone to storm damage. Damaging storms are often a reason why a Maryland homeowner would need a new roof. High winds can blow shingles or granules off the roof, and broken tree branches can puncture holes in the roof allowing all the elements and pests inside the home.

Increase Resale Value

Planning on selling your home within the next few years? It is recommended to replace the roof of your home if you plan on selling your home, as it shows you valued the home and performed proper repairs and maintenance to keep it in the best condition possible. 

A new Maryland roof will boost the curb appeal, update the home, and raise the asking price. Maryland homeowners understand we have one of the highest-priced housing markets in the nation, thus you will get a higher return on your investment than residents in smaller, less demanding markets.

Building Attachments

It is not uncommon in this day and age to see people building additional rooms to add to their home, or simply remodeling. New roofing installation on the add-on only will make it obvious that there are newer and older parts of the home. 

Replacing the whole roof makes the home come together when being remodeled or building additions, and will add to the asking price. Many Maryland homeowners that are remodeling or building an additional unit choose to replace the whole roof to bring the whole home together.

Roof Replacement vs. Roofover

In Maryland, you can either roof over your existing roof or opt for a full roof replacement. Roofovers are permissible as long as your roof deck has no more than two layers of roofing, with heavier materials like slate limited to just one layer.

Opting for a roofover can translate to cost savings by bypassing tear-off expenses. This approach might be particularly favorable for materials like metal roofs, especially if the roof deck is in good condition. Metal is unaffected by the material beneath it, and with a lifespan of at least 50 years, a tear-off may not be necessary for a considerable amount of time.

However, it's essential to weigh the pros and cons. While roofing over may be suitable for materials like metal, it might not be the optimal choice for asphalt shingles, especially if the roof deck is in poor condition. 

In such cases, the longevity of the new roof may be compromised, and when it's time for the next replacement, the cost and effort increase as you'll need to remove two layers instead of one.

Considering the weather conditions in Maryland, with high winds and rain, the general recommendation leans towards tearing down to the roof deck in most cases. However, the option to roof over is still available based on your preferences and circumstances.

Full vs. Partial Roof Replacement Costs

If your roof is damaged in a limited area, you also have the option of doing a partial roof replacement rather than a full replacement. Both options have their pros and cons, and the cost can vary significantly. 

A full roof replacement involves removing the entire old roof and installing a brand-new one, which can be more expensive but ensures a longer lifespan for your roof. On the other hand, a partial roof replacement only addresses specific areas of damage or wear, which can be more cost-effective in the short term but may result in future repairs. 

An assessment by a professional roofing contractor can help you decide whether a full or partial roof replacement is the best option for you.

How to Save Money on a Roof Replacement‍

Replacing the roof of your home can cost more than you would like to spend. While there are some things you absolutely cannot pinch pennies on, such as a quality roofing contractor, there are ways to help you cut the cost of your roof replacement in Maryland.

1. Shop around: You may think you can’t afford a quality contractor, but you most definitely cannot afford to allow an unqualified person to replace your roof. In order to cut costs and still be able to afford a quality professional, we suggest you shop around for different companies. It is wise to research and request local references for the roofing companies in your area, as well as their reviews. You can request bids from several companies and go with the one you are most comfortable with. Look for local roofing companies. As a homeowner, you can also call the manufacturers to ask if they have any recommended roofing installers. One way to find a good roofing company is to find a company with the highest level of manufacturer certifications.
2. Time is money: When scheduling your roof replacement, try to do it in the roofing contractor’s least busy season. This means waiting till late winter or early spring to schedule your roof replacement. Due to the company being less busy, their prices will most likely be lower than they are in their ‘busy season’.
3. Work with your insurance: If your roof was damaged due to tree branches falling and your home needs a new roof, your insurance may cover the costs. A lot of insurance companies will cover the cost of replacing your roof IF the roof needs to be replaced due to natural reasons and not negligence. Rarely will an insurance company pay for an entire roof replacement. Most insurance companies will cover an “As-is” replacement of builder-grade roofs, though they will not cover a roof that is built to manufacturer specifications.
4. Do some of the work yourself: This option isn’t for everybody, but if you have the right tools and equipment and aren’t afraid of heights, you could save yourself some money on your roof replacement. Starting or fully removing the old roofing will help cut labor costs, but make sure it has been approved by your contractor before you start as you could cause serious damage and further repair costs.‍
5. Choose budget-friendly materials: The materials you choose for your roof have a big impact on how much you’ll spend on a roof replacement. We’ll cover some of the most popular types of shingles below.
   

What Kinds of Shingles Are There?

There are many different types of shingles for your home that you can choose from. Knowing what their uses are and how much they cost can help you determine which kind of shingles you’d like to use when you decide to replace your roof.

Asphalt Shingles

Asphalt shingles are single-handedly the most cost-effective and are very versatile. There are three different types of asphalt shingles.

3-Tab Shingles

• These are the cheapest, and most basic of the asphalt shingles. They can last for about 25 years. The downside to these is there are fewer aesthetic options, and they have a shorter lifespan than other shingles. They’re not much cheaper than standard shingles but are a significantly inferior product.

Architectural Shingles

• These are the most common type of asphalt shingles and are manufactured with multiple layers. These shingles are the most popular because they can be used to make the roof look like natural slate or wood shake, which can boost the curb appeal of your home significantly. They also last longer than 3-tab shingles and aren’t much more expensive.

Luxury Designer Asphalt Shingles

• These shingles give the roof a multi-dimensional appearance, as well as provide maximum durability. These shingles are cheaper than slate or cedar shingle alternatives. These are meant to replicate high-end roofing but carry a premium price tag with the same 50-year warranty as an asphalt shingle.

Metal Shingles

Replacing your roof with metal will give your home a more stylish appearance. Metal roofs are more common in the South, so these roofs tend to stand out and turn a boring roof into an architectural element of the home. 

They come in many different colors to choose from, so you can coordinate the roof color with the exterior paint on your home. Metal shingles are relatively easy to install and lightweight. There are different types of metal to choose from when replacing your roof.

Aluminum

• This type of metal roof shingle has incredible durability. They can resist wind and fire. They also will be less damaged if tree branches or power lines were to fall on the roof. It does not rot, and aluminum is recyclable so at the end of the roof’s life, the shingles can be recycled, making them environmentally friendly as well. The downside to these shingles is they can amplify noise on the roof such as rain and wind. They are also high in cost compared to asphalt shingles.

Copper

• When you are contemplating which material to use when replacing your metal roof, copper is as luxurious as it gets. Copper is not coated or painted because it weathers without corroding. Since copper is so expensive, most homeowners use it in special places in order to accentuate certain features of the house. Copper is also wildfire, snow, and hail resistant. Copper roofing can lower the cost of insurance, last 60+ years, and yield a high return when the home is sold. The cons to having a copper roof are the increased noise and the cost of the material.

Steel

• Steel is a durable material to use when replacing your metal roof. It is resistant to cracking, shrinking, and erosion. In some places, insurance companies will discount policies if your home has a steel roof as it is vastly superior to asphalt shingles. It also has a life expectancy of 15-30 years. Steel is recyclable so once your steel roof has met its life expectancy all the roofing material can be recycled and reused. It’s also energy-efficient and can yield up to an 85% return when the home is sold, according to Modernize Home Service. The downside to steel roofing is that the steel will need to be recoated eventually, as natural elements will wear down the protective coating on the steel, and it costs considerably more than asphalt shingles.

What Questions Should I Ask When Inquiring About Replacing My Roof?

Replacing your roof and hiring a reputable contractor can bring up some questions that you need answers to. Remembering to ask these questions will not only help you pick the perfect company but will also help you understand how the process works. 

Here are some simple questions to ask a contractor, when inquiring about replacing your roof:

• Do I need a permit to replace my roof?
• How long will the project take?
• What jobs have you completed that I can go observe?
• What steps do you take to ensure the safety of my family, my home, and your employees?
• How will you access my roof?
• Replacing Your Roof Is An Investment

According to Million Acres, replacing your roof will give you the biggest bang for your buck when remodeling your home. 

Additionally, the National Association of Realtors published a report showing that they found 39% of realtors recommend the homeowner replace the roof before listing the home on the market. 

The most astonishing fact from this report is that 33% of realtors INSIST that the roof replacement is what sold the home. On top of all that information, the report also showed that homeowners are on average receiving 107% of what they spend on roof replacement when they sell their homes. 

This means that if someone spends $7,500 to replace their roof, when they sell their home, they will receive $8,000 for the roof. This shows that replacing your roof is an investment that will yield good returns when you sell your home. 

It may not be an investment you get to enjoy every day like sitting on your brand new porch, but it will shield the inside of your home from inclement weather, rodents and other pests, and rotten wood, and it will increase your property’s value.

Maryland Roof Replacement FAQs

How often should you replace a roof in Maryland? 

The average longevity of a roof in Maryland ranges from 30 to 50 years, encompassing various roofing materials utilized in the state. Notably, durable slate roofs can endure for up to 200 years, while many asphalt roofs tend to have shorter lifespans, often around 20 years. If your roof has been damaged by a storm, you should have it evaluated immediately by a roofing contractor.

Which roof type is recommended for Maryland?

Given Maryland's exposure to high winds and storms, metal roofs and wind-resistant architectural shingle roofs are typically the recommended choices if you’re seeking superior durability and resilience.

Do I need a permit to replace my Maryland roof? 

Typically, no permit is necessary unless there are structural alterations to the roof deck, such as modifications and repairs. If you're solely changing the surface material without structural changes, a permit is not required.

How much does flat roofing replacement cost in Maryland?

The cost of flat roofing replacement in Maryland can vary based on several factors. Generally, flat roofs use materials like rubber, TPO (Thermoplastic Olefin), and PVC (Polyvinyl Chloride) for their durability and weather resistance. The average cost of a flat roof replacement in Maryland ranges from $15 to $20 per square foot.

It's important to note that the total cost of flat roofing replacement will depend on the size of your roof, labor expenses, and any additional factors such as repairs or modifications needed during the replacement process. To get a more accurate estimate, it's advisable to consult with roofing professionals or use a roofing cost calculator tailored to Maryland's specific conditions.

How much does a metal roof cost in Maryland?

The cost of a metal roof in Maryland can vary depending on various factors such as the type of metal, installation complexity, and the size of your roof. In general, the material cost of metal roofing in Maryland is between $9 and $11 per square foot. This range does not include labor.

Keep in mind that these are average costs, and actual prices may differ based on specific materials, roof size, and other project-specific considerations. 

To get an accurate estimate for your metal roof replacement in Maryland, it's recommended to consult with local roofing professionals or use a roofing cost calculator tailored to your region.

Are 3-tab shingles less expensive for a roof replacement?

Three-tab shingles have a slightly lower price point on first glance, but they are an inferior product that doesn’t adequately protect your home. 

At Capitol Improvements, we recommend installing high-quality shingles for your roof replacement so that you don’t incur even costlier damages down the line.

Why Choose Capitol Improvements to Replace My Roof?

Capitol Improvements has been a proud and thriving roof replacement and home improvement company for over 30 years. We take pride in our work and are one of the top reputable roofing companies in Maryland. Our team of knowledgeable employees has been properly trained and educated on roof replacements and workplace safety. 

We only use the highest quality materials and other warranties for those materials. Our craftsmen are ready to use their extensive training and knowledge to boost the aesthetic and integrity of your home, by using the latest architectural trends and industry standards. 

Don’t hesitate to give Capital Improvements a call or submit a quote for a free estimate with absolutely no obligation!