How much does it cost to replace a roof in Maryland?

Reviewed by Adam Graham remodeling expert. Written by Fixr.com.

Located on the East Coast, Maryland is a small state with many historic homes and variable weather. In this beautiful state, you can find everything from small row homes with flat roofs to large colonials with gable roofs and even mid-century modern homes sporting butterfly roofs. The average lifespan of a roof is 30 to 50 years for all these homes, with high winds, heavy rain, and snow taking their toll. While Maryland roofs may last centuries, many must be replaced sooner. Various roof shapes and materials lead to a range of costs within the state for a roof replacement.

The state average cost of a new roof is $15,000 to $45,000, with most homeowners spending $21,000 on a 3,000 sq.ft. roof replacement on a cross-gable roof using mid-grade architectural shingles. This project’s low cost is $5,000 for a 2,000 sq.ft. gable roof replacement using basic 3-tab shingles. The high cost is $60,000 for a 3,000 sq.ft. slate roof replacement on a hipped roof with moderate roof deck modifications.

Average Roof Replacement Cost in Maryland

Average Cost of a New Roof in Maryland by Size

Homes in Maryland come in several sizes and architectural styles, from small cottages and row houses to large colonials. This, combined with several roof shapes and types, leads to a range of sizes. Most homes in Maryland have a roof between 2,000 and 4,000 sq.ft., with 3,000 sq.ft. being the average. However, you can have much smaller homes with roofs of 1,000, 1,200, or 1,600 sq.ft. Total costs for a roof replacement in Maryland range from $2.50 to $20 per sq.ft., depending on the roof material and complexity. Below are the average costs to replace a roof in Maryland and the national average costs for replacement based on the size.

Roof Replacement Cost Maryland by Pitch

Homes in Maryland have roofs of many shapes and sizes. This includes flat, low-slope, steep, and conventionally pitched roofs. Most homes in Maryland have gable and hipped roofs, which have conventional slopes. But many row houses also have flat roofs or a mixture of flat roofs with ornamental roof sections to the front of the building with a steep slope. You can also find A-frame roofs in some areas, and on many mid-century homes, you can find low-slope butterfly roofs.

Conventionally pitched and low-slope roofs have the lowest costs. Flat roofs and other low-slope roofs must use different materials than conventional roofs, so they have different costs. Roofs with high pitches have the highest costs because they are the most difficult to work on. Roofs of all types can have a range of costs, depending on the material. Below are the average costs for replacing a roof in Maryland and the national average costs based on the pitch. As you can see, flat roof repair and replacement costs are typically lowest.

Average Roof Replacement Cost in Maryland by Material

Homes in Maryland feature a range of materials. The most common materials are asphalt and architectural shingles. Architectural shingles come in 30 and 50-year warranty types and can be rated for some of the high winds that Maryland sees, which is why this is one of the more popular options, with basic asphalt shingles being popular for their low cost.

For those with flat roofs, the most common materials are rubber or a type of single membrane - TPO or PVC, with both having the same basic costs. In addition to these materials, it is common to find cedar, metal, and slate roofs. Row houses in historic areas without a flat roof frequently have a slate roof, which can last up to 200 years. Metal roofs are becoming more popular for the same reason that architectural shingles are. They can last 50 years or more and resist high winds, while cedar roofs are popular in rural areas. Each material has costs, appearances, and durabilities. Below are the average costs to install each material in Maryland and the national cost per square foot.

Average Cost of a New Roof in Maryland by Shape

Like there are several architectural styles in Maryland, there are also several popular roof shapes. The most common shape is the gable roof. A gable roof typically has 2 slopes, but you can have more complex gable roofs in Maryland, including the cross, clipped, and Dutch gable. Hipped roofs are also popular. A hipped roof has 4 sides, while a gable typically has 2. This means that a home with a hip roof needs more roofing than a home with a gable roof, even if they are the same size.

Flat roofs are common on many row houses, while some older mid-century homes have butterfly roofs. A-frame roofs can be found throughout the state on cabins and several building styles, such as churches. Some roof shapes may require different materials, impacting costs. Very steep-sloped roofs like A-frames can be more difficult to work on, resulting in higher costs. Below are the average costs per square foot to replace roofs in Maryland and the national average based on the style.

Roof Replacement Cost Breakdown (Maryland)

No matter your roof’s shape or material, every roof replacement can be broken into 3 parts - the tear-off of the old roof, the material you install on it, and the installation of the final material. Maryland allows up to 2 roofing layers, except for heavy materials like slate. For this reason, if you have an existing layer of shingles, you have the option of putting another layer of shingles or a material like a metal roof over the existing material. This means you do not have to have a tear-off and can save the difference. Not doing a tear-off may mean you miss problems with your roof deck that need addressing. If you plan on roofing over, your roofer may discourage this if they find issues with your roof that need addressing first. Below are the average costs per square foot for the tear-off, material, and installation in Maryland, based on the different materials and installation costs.

Removing Old Roofing vs Roofing Over in Maryland

You may have the option of roofing over the existing material or removing it for a full replacement. Roof overs are legal in Maryland, provided you have no more than 2 layers of roofing on your roof deck, and heavy materials like slate can only have 1 layer.

You can save the tear-off costs on your roof when you roof over, meaning you can lower the project cost. This may be a good option for some materials, such as a metal roof, if the roof deck is in good shape because the metal is not impacted by the material below, and you do not need a tear-off for at least 50 years. However, a roof over may not be the best option for some asphalt shingles. If your roof deck is in poor condition, it does not tend to last as long as a first layer, so you may not get the full lifespan from the new roof. When the time comes to replace the roof again, you need to pay to remove 2 layers rather than 1. With the high winds and rain in Maryland, it is usually recommended that you tear down to the roof deck in most cases, but you can roof over if you choose.

Enhancement and Improvement Costs

Skylight Replacement

If you have a skylight on your roof that may need replacing, it is a good time to do it while your roof is being worked on. To replace a skylight, the material around it must be removed and replaced when the job is done. Replacing your skylight while your roof is torn off can help lower costs. The average price to install a skylight is $1,300 to $3,000.

Redeck a Roof

Your roof deck is the surface your roof material is installed on. If it is old, sagging, rotting, or has other issues, you may need to replace it. For a 3,000 sq.ft. roof, you need roughly 94 sheets of plywood installed to redeck your roof at an average cost of $6,500 to $9,400, plus the cost of the new roof.

Additional Considerations and Costs

• Permits. Permits are not required for roof installation in Maryland unless you need to repair or change your roof deck. Speak to your builder if you are unsure.
• Insurance. The roofing material can impact the cost of your homeowners insurance. Speak to your insurance adjuster for more information.
• Hiring. Always get at least 3 quotes from different roofers. Ask for references from each, and make sure they are local and fully licensed with the state. All roofers must be licensed with the state to work on your home.
• Inspection. If you are unsure whether your roof needs replacing, have a roof inspection done. During the inspection, your roofer helps determine your roof’s state. This costs $100 to $600.
• Rainwater elements. It is common to replace other things with the roof, including gutters, drip-edge, and eaves. If you think these things may need replacement, speak to your contractor.
• Dump fees. You may also have disposal fees for your old roofing material. Costs for dump fees are around $0.80 for 20 pounds of material in Maryland.
• Grants. If you live in a rural area or are a lower-income family, grants or loans may be available to help replace your roof. Speak to your local municipality to see if you qualify.
• Codes. If your roof is older, your contractor may need to make modifications to bring it up to code, which can increase costs. Speak to your contractor for more information.
• Location. Costs do not vary tremendously across the state. However, some locations on the coast or in larger cities like Annapolis may have slightly higher costs than rural areas.