Roof replacement cost in Ann Arbor, MI
Local estimate from BLS wage data and BEA price levels. Reviewed Nov 4, 2026.
- Typical range (2,000 sq ft of roof)
- $6,500 – $13,000
- Per sq ft of roof
- $3.20 – $6.20
- before permit
- Versus US midpoint
- +4%
- US $9,300
- Rank of 300 metros
- #80
- 1 = most expensive
Local price for a new roof in the Ann Arbor area: $6,500 to $13,000 for 2,000 sq ft of roof. The low end is a basic job on easy ground; the high end is a premium spec with harder access. The midpoint runs 4% higher than the US figure. Roofers earn a median of $29.68 an hour in the Ann Arbor area, 11% above the US median of $26.65.
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Estimated cost for 2,000 sq ft of roof in Ann Arbor, MI, standard level
$8,400 to $11,000
About $4.10 to $5.30 per sq ft of roof before permits. Labor is about 65% of the bill.
| Part | Low | High |
|---|---|---|
| Materials | $2,450 | $3,750 |
| Labor | $5,750 | $6,900 |
| Permits and fees | $220 | $380 |
| Total | $8,400 | $11,000 |
Cost breakdown for 2,000 sq ft of roof in Ann Arbor, MI
| Part of the job | Low | Midpoint | High | Share |
|---|---|---|---|---|
| Materials | $1,500 | $3,100 | $4,700 | 32% |
| Labor | $4,900 | $6,300 | $7,750 | 65% |
| Permits and fees | $100 | $300 | $500 | 3% |
| Total | $6,500 | $9,700 | $13,000 | 100% |
What is behind the Ann Arbor number
The wage side of the estimate leans on roofers, who do 85% of the hours on a typical job. Their local median is $29.68 an hour. Add the other trades involved and the blended wage index for Ann Arbor is 1.11 (US = 1.00), which puts labor at 65% of the total.
Materials are scaled with BEA's regional price parity for goods. Ann Arbor is at 93.7 against 100 for the US, so a materials line of $3,300 nationally becomes $3,100 here (midpoint, 2,000 sq ft of roof). Permits follow the all-items index of 100.9: $100 to $500.
Ann Arbor against nearby metros and the rest of Michigan
Of the five closest metros, 3 are cheaper than Ann Arbor. Lansing is the lowest at about $8,850 (midpoint, 2,000 sq ft of roof), 50 miles away.
| Area | Range | Midpoint | vs. here |
|---|---|---|---|
| Ann Arbor, MIthis page | $6,500 – $13,000 | $9,700 | |
| Detroit, MI45 miles | $6,750 – $13,500 | $10,100 | +4% |
| Toledo, OH50 miles | $6,200 – $12,500 | $9,350 | −4% |
| Lansing, MI50 miles | $5,800 – $11,900 | $8,850 | −9% |
| Flint, MI55 miles | $7,150 – $14,000 | $10,600 | +9% |
| Saginaw, MI75 miles | $6,150 – $12,400 | $9,250 | −5% |
| Michigan (statewide) | $6,350 – $12,800 | $9,550 | −2% |
| United States | $6,100 – $12,500 | $9,300 | −4% |
Out of the 300 metros we cover, Ann Arbor ranks #80 for the cost of this job (#1 is the most expensive). Statewide, Ann Arbor is 2% above the Michigan figure.
Elsewhere in Michigan
| Metro | Size | Range | Midpoint | vs. here |
|---|---|---|---|---|
| Detroit, MI | 1,904,530 jobs | $6,750 – $13,500 | $10,100 | +4% |
| Grand Rapids, MI | 598,260 jobs | $5,600 – $11,600 | $8,600 | −12% |
| Lansing, MI | 217,180 jobs | $5,800 – $11,900 | $8,850 | −9% |
| Flint, MI | 135,040 jobs | $7,150 – $14,000 | $10,600 | +9% |
| Kalamazoo, MI | 121,790 jobs | $6,300 – $12,700 | $9,500 | −2% |
| Saginaw, MI | 80,000 jobs | $6,150 – $12,400 | $9,250 | −5% |
Metros of a similar size
Big cities and small ones price differently, so here is Ann Arbor against the 4 metros with the closest total employment.
| Metro | Size | Range | Midpoint | vs. here |
|---|---|---|---|---|
| Deltona, FL | 219,740 jobs | $5,400 – $11,300 | $8,350 | −14% |
| Lansing, MI | 217,180 jobs | $5,800 – $11,900 | $8,850 | −9% |
| Springfield, MO | 223,030 jobs | $5,450 – $11,300 | $8,350 | −14% |
| Santa Rosa, CA | 205,260 jobs | $6,950 – $14,000 | $10,500 | +8% |
The best months for roof in Ann Arbor
Climate numbers on this page come from NOAA's 1991-2020 U.S. Climate Normals at the nearest suitable station, Ann Arbor Muni Ap (5 miles from the city center). They are 30-year averages, so any one year can run hotter, colder or wetter.
For exterior installation, the comfortable months in Ann Arbor are March through November: 9 of 12. Outside them, January, February and December have an average daytime high under 45°F.
In January, February and December the average high stays below 45°F. Sealants, adhesives and some materials, such as vinyl, are harder to install well in the cold, and short daylight cuts the working day.
Ann Arbor gets about 30 inches of precipitation in a normal year. The wettest months are May, June and July (3.6 inches in June). Inside the workable window, March and November are the driest, at 1.9 and 2.1 inches. The station averages about 11 days a year at 90°F or above.
We do not adjust the estimate by month, because we have no reliable published data on seasonal pricing. It is still worth asking contractors whether an off-peak start date changes their bid.
| Month | Avg high °F | Avg low °F | Precip (in) | For this job |
|---|---|---|---|---|
| Jan | 32 | 15 | 1.7 | Cold |
| Feb | 35 | 16 | 1.5 | Cold |
| Mar | 45 | 25 | 1.9 | Workable |
| Apr | 59 | 35 | 3.0 | Workable |
| May | 70 | 46 | 3.4 | Workable |
| Jun | 79 | 54 | 3.6 | Workable |
| Jul | 84 | 57 | 3.2 | Workable |
| Aug | 81 | 57 | 2.7 | Workable |
| Sep | 74 | 48 | 2.8 | Workable |
| Oct | 62 | 38 | 2.2 | Workable |
| Nov | 48 | 30 | 2.1 | Workable |
| Dec | 36 | 22 | 1.7 | Cold |
Ann Arbor: what basic, standard and premium work costs
The cited range is split into basic, standard and premium bands, then scaled to Ann Arbor. Bands overlap, because plenty of standard jobs cost as much as a light premium one. Sizes run from small (1,200 sq ft of roof) to very large (3,600 sq ft of roof).
Basic
$6,500 to $9,050
3-tab shingles, single layer, simple roof
Standard
$8,400 to $11,000
Architectural shingles, standard pitch and tear-off
Premium
$10,400 to $13,000
Heavy architectural, steep or cut-up roof, decking repairs
| Size | Basic | Standard | Premium |
|---|---|---|---|
| small (1,200 sq ft of roof) | $3,950 – $5,550 | $5,150 – $6,750 | $6,350 – $7,950 |
| average (2,000 sq ft of roof) | $6,500 – $9,050 | $8,400 – $11,000 | $10,400 – $13,000 |
| large (2,800 sq ft of roof) | $9,050 – $12,600 | $11,700 – $15,300 | $14,400 – $17,900 |
| very large (3,600 sq ft of roof) | $11,600 – $16,100 | $15,000 – $19,500 | $18,400 – $22,900 |
Who does the work: Ann Arbor trade wages
The labor line is built from BLS wage data, one trade at a time. This job draws on 2 trades. We compare each trade's local median with the US median, weight the ratios by how much of the job each trade does, and apply the blend to the national labor cost. For Ann Arbor the blend is 1.11.
Roofers (47-2181), 85% of the weighting: a median of $29.68 an hour, 11% above the US median of $26.65. The middle half of them earn between $22.75 and $44.17 an hour. About 80 work in the metro. That is 3.6 per 10,000 jobs, compared with 8.7 nationally, so expect fewer local crews to bid.
For construction laborers (47-2061, weighted 15%) the local median is $24.48 an hour, which is 8% above the national $22.66. The middle half of them earn between $22.01 and $29.43 an hour. BLS counts 510 of them working in the area, 23.2 for every 10,000 jobs (US: 70.5), so the local bench is thinner than average.
A quick sensitivity check: moving the lead trade (roofers) from the median to the 75th percentile wage adds about $2,650 to the midpoint estimate; the 25th percentile takes off about $1,250. That is a swing of roughly 13.0% to 27.1% of the total, which is useful for judging whether a bid reflects wages or something else, such as scope or margin.
Ann Arbor has 219,730 jobs in total (BLS, May 2025), ranking 110th by size among the 300 metros on this site.
| Trade | Weight | 25th pct | Median | 75th pct | US median | Ratio | Level used |
|---|---|---|---|---|---|---|---|
| Roofers (47-2181) | 85% | $22.75 | $29.68 | $44.17 | $26.65 | 1.11 | metro |
| Construction laborers (47-2061) | 15% | $22.01 | $24.48 | $29.43 | $22.66 | 1.08 | metro |
| Blended | 100% | 1.11 | |||||
Why two Ann Arbor quotes can differ
Roof area, not floor area
Pitch and complexity mean roof surface is larger than the house's footprint. A 1,500 sq ft ranch can have 1,800-2,200 sq ft of roof.
Tear-off and layers
Removing a second layer or rotted decking adds cost, and the contractor can only see decking damage after tear-off.
Tear-off
Removing the old roof is $1-$5 per sq ft depending on the material and number of layers (HomeGuide). Check that your quote includes it.
Planning more than one job in Ann Arbor?
Jobs that often go together with roof are priced below at their usual sizes, using the same Ann Arbor wage and price inputs. Compared with national midpoints, metal roof comes out highest (+5%) and attic insulation lowest (−5%); the gap comes from the trades each job uses.
| Project | Size | Range | vs. US |
|---|---|---|---|
| Metal roof | 2,000 sq ft of roof | $11,100 – $33,600 | +5% |
| Gutters | 160 linear ft | $1,350 – $4,250 | +2% |
| Vinyl siding | 2,100 sq ft of wall | $8,500 – $25,600 | +1% |
| Attic insulation | 1,000 sq ft | $960 – $3,800 | −5% |
Get 3 local quotes
Tell us about the job and we will try to connect you with up to three local contractors for written quotes. It is free and you are under no obligation to hire. Your estimate of $8,400 to $11,000 for Ann Arbor, MI is attached.
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Roof replacement in Ann Arbor: your questions
+How much does it cost to replace a roof in Ann Arbor?
For 2,000 sq ft of roof, expect $6,500 to $13,000 in the Ann Arbor area. A standard-spec job lands at $8,400 to $11,000. Small jobs usually cost more per sq ft of roof and large ones less.
+What is the price per sq ft of roof for roof in Ann Arbor?
About $3.20 to $6.20 per sq ft of roof for materials and labor, plus $100 to $500 for the permit if one is needed. The US range is $3 to $6.
+Is roof cheaper in Ann Arbor or Detroit?
Detroit is 45 miles away. The midpoint for 2,000 sq ft of roof there is $10,100, which is 4% more than Ann Arbor ($9,700). Wage and materials indexes both feed that gap.
+How much of the bill is labor in Ann Arbor?
About 65% at the midpoint, or $6,300 out of $9,700. Materials are 32% and permits 3%. Nationally, labor is 61%.
+What would large (2,800 sq ft of roof) cost in Ann Arbor?
$9,050 to $17,900. Pick a different size in the estimator above to get your own number.
+Does roof need a permit in Ann Arbor?
Often, but rules are set by your city or county building office, so call before you hire. Budget $100 to $500 for fees in the Ann Arbor area (our national range of $100 to $500 scaled by the local price level).
+Is Ann Arbor expensive for roof compared with the rest of Michigan?
Ann Arbor is 2% above the Michigan statewide estimate ($9,550 at the midpoint). We cover 10 metros in Michigan; see the state page to compare them.
+What do roofers earn in Ann Arbor?
The BLS median is $29.68 an hour in the Ann Arbor area, compared with $26.65 nationally. The 25th to 75th percentile range is $22.75 to $44.17.
+What do basic and premium roof work cost in Ann Arbor?
For 2,000 sq ft of roof, basic work runs $6,500 to $9,050 and premium work $10,400 to $13,000. Basic means: 3-tab shingles, single layer, simple roof. Premium means: heavy architectural, steep or cut-up roof, decking repairs.
+When is the best time to replace a roof in Ann Arbor?
Based on NOAA 1991-2020 normals, the comfortable months for this kind of work are March through November. March and November are typically the driest of those months. Local contractors' schedules matter as much as the weather, so book early for the busy months.
Roof replacement near Ann Arbor
Where these numbers come from
Base prices are national ranges from the sources below. We scale labor by local BLS wages, materials by BEA goods prices and permits by the BEA all-items price level. Full method on the methodology page.
- HomeGuide: How Much Does a Roof Replacement Cost? (2026) (accessed November 4, 2026)
- BLS Occupational Employment and Wage Statistics, May 2025
- BEA Regional Price Parities, 2024
- NOAA NCEI U.S. Climate Normals, 1991-2020
Note on derived figures: Materials = HomeGuide's asphalt shingle price of $80-$250 per roofing square (100 sq ft), i.e. $0.80-$2.50 per sq ft. The rest of the installed price covers roofer labor ($1.50-$3.00/sq ft), tear-off, disposal, underlayment and contractor overhead.