Roof replacement cost in Richmond, VA
Local estimate from BLS wage data and BEA price levels. Reviewed Nov 4, 2026.
- Typical range (2,000 sq ft of roof)
- $5,500 – $11,400
- Per sq ft of roof
- $2.70 – $5.45
- before permit
- Versus US midpoint
- −9%
- US $9,300
- Rank of 300 metros
- #188
- 1 = most expensive
Richmond homeowners pay roughly $5,500 to $11,400 to replace a roof at 2,000 sq ft of roof, or $2.70 to $5.45 per sq ft of roof (permit not included). Against the US midpoint, Richmond is 9% lower. Roofers earn a median of $23.10 an hour in the Richmond area, 13% below the US median of $26.65.
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Estimated cost for 2,000 sq ft of roof in Richmond, VA, standard level
$7,250 to $9,650
About $3.55 to $4.65 per sq ft of roof before permits. Labor is about 59% of the bill.
| Part | Low | High |
|---|---|---|
| Materials | $2,550 | $3,850 |
| Labor | $4,500 | $5,400 |
| Permits and fees | $220 | $370 |
| Total | $7,250 | $9,650 |
Cost breakdown for 2,000 sq ft of roof in Richmond, VA
| Part of the job | Low | Midpoint | High | Share |
|---|---|---|---|---|
| Materials | $1,550 | $3,200 | $4,850 | 38% |
| Labor | $3,850 | $4,950 | $6,100 | 59% |
| Permits and fees | $100 | $290 | $490 | 3% |
| Total | $5,500 | $8,450 | $11,400 | 100% |
Why Richmond prices look the way they do
Labor is 59% of the midpoint bill here, against 61% nationally. The mix of trades behind this job is roofers (85%), construction laborers (15%). We weight each trade's local median wage by that share and compare it with the national median. In Richmond the blended ratio comes out at 0.87.
On the materials line, the BEA goods price index for the Richmond metro is 96.8 (US = 100). The midpoint materials bill for 2,000 sq ft of roof comes to $3,200, compared with $3,300 at national prices. Permit and inspection fees are scaled by the broader index (97.9) and land at $100 to $490.
Richmond: what basic, standard and premium work costs
Three bands are cut from the same cited range and localized for Richmond wages and prices. They overlap on purpose: a good standard job and a modest premium job can cost the same. The grid below prices the same bands at 4 common sizes.
Basic
$5,500 to $7,850
3-tab shingles, single layer, simple roof
Standard
$7,250 to $9,650
Architectural shingles, standard pitch and tear-off
Premium
$9,050 to $11,400
Heavy architectural, steep or cut-up roof, decking repairs
| Size | Basic | Standard | Premium |
|---|---|---|---|
| small (1,200 sq ft of roof) | $3,350 – $4,800 | $4,450 – $5,950 | $5,550 – $7,050 |
| average (2,000 sq ft of roof) | $5,500 – $7,850 | $7,250 – $9,650 | $9,050 – $11,400 |
| large (2,800 sq ft of roof) | $7,650 – $10,900 | $10,100 – $13,400 | $12,500 – $15,800 |
| very large (3,600 sq ft of roof) | $9,800 – $13,900 | $12,900 – $17,100 | $16,000 – $20,200 |
When to schedule roof in Richmond
We use NOAA's 1991-2020 climate normals for Richmond Intl Ap (10 miles from the city center). These are 30-year monthly averages, not forecasts.
August through June is the stretch where exterior installation runs into the fewest weather problems in Richmond (11 of 12 months). July has an average daytime high of 90°F or more.
Richmond gets about 46 inches of precipitation in a normal year, including roughly 9 inches of snow. The wettest months are June, August and September (4.9 inches in August). Inside the workable window, February and November are the driest, at 2.6 and 3.1 inches. The station averages about 45 days a year at 90°F or above.
Does the season change the price? Probably, but we do not have a sourced seasonal price curve, so the estimator shows a year-round figure and does not adjust by month. When you collect quotes, ask whether scheduling in a slower month gets a better rate.
| Month | Avg high °F | Avg low °F | Precip (in) | For this job |
|---|---|---|---|---|
| Jan | 48 | 29 | 3.2 | Workable |
| Feb | 52 | 30 | 2.6 | Workable |
| Mar | 60 | 37 | 4.0 | Workable |
| Apr | 70 | 46 | 3.2 | Workable |
| May | 78 | 56 | 4.0 | Workable |
| Jun | 86 | 65 | 4.6 | Workable |
| Jul | 90 | 69 | 4.4 | Hot |
| Aug | 88 | 68 | 4.9 | Workable |
| Sep | 81 | 61 | 4.6 | Workable |
| Oct | 71 | 49 | 3.4 | Workable |
| Nov | 60 | 39 | 3.1 | Workable |
| Dec | 52 | 32 | 3.5 | Workable |
Roof replacement: what moves the price in Richmond
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.
Permit
Roof replacement permits run $100-$500 depending on the location.
Is Richmond cheap or dear? The local comparison
Of the five closest metros, 2 are cheaper than Richmond. Lynchburg is the lowest at about $8,200 (midpoint, 2,000 sq ft of roof), 95 miles away.
| Area | Range | Midpoint | vs. here |
|---|---|---|---|
| Richmond, VAthis page | $5,500 – $11,400 | $8,450 | |
| Virginia Beach, VA70 miles | $5,300 – $11,200 | $8,250 | −2% |
| Charlottesville, VA75 miles | $5,550 – $11,500 | $8,550 | +1% |
| Lexington Park, MD80 miles | $6,400 – $13,000 | $9,650 | +14% |
| Lynchburg, VA95 miles | $5,300 – $11,100 | $8,200 | −3% |
| Washington, DC100 miles | $6,400 – $13,100 | $9,750 | +15% |
| Virginia (statewide) | $5,600 – $11,700 | $8,650 | +2% |
| United States | $6,100 – $12,500 | $9,300 | +10% |
Across 300 US metros, Richmond comes in at #188 from the top. The priciest is Worcester, MA at $13,800; the cheapest is El Paso, TX at $7,200 (midpoints, 2,000 sq ft of roof). Statewide, Richmond is 2% below the Virginia figure.
Other Virginia metros
| Metro | Size | Range | Midpoint | vs. here |
|---|---|---|---|---|
| Virginia Beach, VA | 763,060 jobs | $5,300 – $11,200 | $8,250 | −2% |
| Roanoke, VA | 153,980 jobs | $5,300 – $11,100 | $8,200 | −3% |
| Charlottesville, VA | 114,780 jobs | $5,550 – $11,500 | $8,550 | +1% |
| Lynchburg, VA | 97,190 jobs | $5,300 – $11,100 | $8,200 | −3% |
| Blacksburg, VA | 74,070 jobs | $5,500 – $11,400 | $8,450 | level |
| Winchester, VA | 67,740 jobs | $5,300 – $11,200 | $8,250 | −3% |
Cities with a workforce like Richmond's
Big cities and small ones price differently, so here is Richmond against the 4 metros with the closest total employment.
| Metro | Size | Range | Midpoint | vs. here |
|---|---|---|---|---|
| Oklahoma City, OK | 677,680 jobs | $5,100 – $10,700 | $7,900 | −7% |
| Memphis, TN | 611,670 jobs | $5,400 – $11,300 | $8,350 | −2% |
| Louisville, KY | 685,190 jobs | $5,600 – $11,600 | $8,600 | +2% |
| Hartford, CT | 599,770 jobs | $6,900 – $13,700 | $10,300 | +22% |
Local wages behind the labor line
Wages are the part of this estimate that changes most from town to town. 2 trades carry the job here, and each is compared with its US median. The weighted result for Richmond is 0.87 times the national level.
For roofers (47-2181, weighted 85%) the local median is $23.10 an hour, which is 13% below the national $26.65. The middle half of them earn between $22.30 and $27.58 an hour. BLS counts 330 of them working in the area, 5.0 for every 10,000 jobs (US: 8.7), so the local bench is thinner than average.
Construction laborers (47-2061), 15% of the weighting: a median of $20.39 an hour, 10% below the US median of $22.66. The middle half of them earn between $18.21 and $22.61 an hour. About 4,560 work in the metro. That is 69.1 per 10,000 jobs, compared with 70.5 nationally, so the supply of crews looks typical.
Quotes come from real crews, not medians. If the roofers on your job are paid at the 75th percentile ($27.58 an hour) instead of the median, the labor line grows by about $810. At the 25th percentile ($22.30) it shrinks by about $150. The total moves by 9.6% or 1.7%, so wages alone rarely explain a quote that is far outside our range.
For context on the local economy, BLS counts 660,350 jobs in the Richmond area. That makes it the 45th largest of the 300 metros we cover, with 0.42% of US employment.
| Trade | Weight | 25th pct | Median | 75th pct | US median | Ratio | Level used |
|---|---|---|---|---|---|---|---|
| Roofers (47-2181) | 85% | $22.30 | $23.10 | $27.58 | $26.65 | 0.87 | metro |
| Construction laborers (47-2061) | 15% | $18.21 | $20.39 | $22.61 | $22.66 | 0.90 | metro |
| Blended | 100% | 0.87 | |||||
Related projects, priced for Richmond
Because every project leans on different trades, Richmond's wage level does not move all prices equally. Against the US midpoint, attic insulation runs −5% and metal roof −10%.
| Project | Size | Range | vs. US |
|---|---|---|---|
| Metal roof | 2,000 sq ft of roof | $8,900 – $29,600 | −10% |
| Gutters | 160 linear ft | $1,150 – $3,900 | −8% |
| Vinyl siding | 2,100 sq ft of wall | $7,700 – $23,000 | −9% |
| Attic insulation | 1,000 sq ft | $940 – $3,800 | −5% |
Get 3 local quotes
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Roof replacement in Richmond: your questions
+How much does it cost to replace a roof in Richmond?
For 2,000 sq ft of roof, expect $5,500 to $11,400 in the Richmond area. A standard-spec job lands at $7,250 to $9,650. 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 Richmond?
About $2.70 to $5.45 per sq ft of roof for materials and labor, plus $100 to $490 for the permit if one is needed. The US range is $3 to $6.
+Is roof cheaper in Richmond or Virginia Beach?
Virginia Beach is 70 miles away. The midpoint for 2,000 sq ft of roof there is $8,250, which is 2% less than Richmond ($8,450). Wage and materials indexes both feed that gap.
+How much of the bill is labor in Richmond?
About 59% at the midpoint, or $4,950 out of $8,450. Materials are 38% and permits 3%. Nationally, labor is 61%.
+What would large (2,800 sq ft of roof) cost in Richmond?
$7,650 to $15,800. Pick a different size in the estimator above to get your own number.
+Does roof need a permit in Richmond?
Often, but rules are set by your city or county building office, so call before you hire. Budget $100 to $490 for fees in the Richmond area (our national range of $100 to $500 scaled by the local price level).
+Is Richmond expensive for roof compared with the rest of Virginia?
Richmond is 2% below the Virginia statewide estimate ($8,650 at the midpoint). We cover 8 metros in Virginia; see the state page to compare them.
+What do roofers earn in Richmond?
The BLS median is $23.10 an hour in the Richmond area, compared with $26.65 nationally. The 25th to 75th percentile range is $22.30 to $27.58.
+What do basic and premium roof work cost in Richmond?
For 2,000 sq ft of roof, basic work runs $5,500 to $7,850 and premium work $9,050 to $11,400. 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 Richmond?
Based on NOAA 1991-2020 normals, the comfortable months for this kind of work are August through June. February 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 Richmond
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.