Roofing
How Much Does a Roof Replacement Cost in New England?
A new asphalt shingle roof on an average house in New England cost $35,701 in 2025, according to the Cost vs. Value report: about $1,190 for every 100 square feet of roof, with the old roof torn off. Here is what that benchmark includes and how to estimate your own.
Key points
- In the 2025 Cost vs. Value report, a 30-square asphalt shingle roof replacement cost $35,701 in New England.
- That is about $1,190 per square (100 square feet of roof), or roughly $11.90 per square foot, with tear-off included.
- Roof size and pitch, the number of layers to remove, damaged sheathing, and flashing details move the price the most.
- It recovered 62.6 percent of its cost at resale in New England.
What the benchmark includes
The project tears the old roofing off to bare sheathing and installs 30 squares (3,000 square feet of roof) of architectural fiberglass asphalt shingles with a 25-year minimum warranty, new underlayment, galvanized drip edge, aluminum flashing, flashing at two skylights, and a vented ridge.
| New England | U.S. average | |
|---|---|---|
| Job cost | $35,701 | $31,871 |
| Per square (100 sq ft) | about $1,190 | about $1,060 |
| Cost recouped | 62.6% | 67.5% |
What changes the price
The number of squares sets the base. These push it up or down:
- Roof size, measured in squares of 100 square feet.
- Pitch: steep roofs need more safety equipment and labor.
- Complexity: valleys, dormers, chimneys, and skylights all need flashing.
- Layers: more old layers mean more tear-off and disposal.
- Sheathing: rotted or soft decking is replaced before the new roof goes on.
- Ventilation and ice barrier: bringing the roof up to code adds to a bare-minimum price but protects the new roof.
How to ballpark your roof
A roofer measures in squares. Multiply your roof area in squares by about $1,190 as a New England starting point, then adjust for pitch, complexity, and repairs. Roof area is larger than the footprint of the house because of the slope and overhangs, so a measured estimate is the number to plan around.
Frequently asked questions
How long does an asphalt shingle roof last?
Typically about 20 to 30 years, depending on the shingle, the ventilation, and the exposure to sun, wind, and salt air.
Can new shingles go over the old roof?
Massachusetts code allows a second layer in some cases, but tearing off lets the sheathing be inspected and an ice barrier and new underlayment be installed.
Do I need a permit for a new roof in Massachusetts?
Yes. A roof replacement needs a building permit from the town building department.
Need a new roof?
Cedar House Carpentry handles roofing across Cape Cod and the South Shore with our own in-house crew, fully licensed and insured.