The average cost to replace a roof in Ann Arbor is often higher than online estimators suggest.
Labor pricing in Ann Arbor currently hover at 1.103x the national average.
Additionally, the Ann Arbor climate requires specific attention to ventilation standards.
Be wary of national averages, which frequently miss the ‘hidden fees’ like dump fees and permits.
Below is the 2025 breakdown for a standard 2,200 sq. ft. home in your zip code.
Table of Contents
Pricing in Ann Arbor is stable with national averages. Expect standard pricing without premiums.
️ Climate-Specific Advice for Ann Arbor
- Ice Dams: Ann Arbor winters can be harsh. Ensure your bid includes Ice & Water Shield at the eaves and valleys.
1. The ‘Hidden Fees’ Breakdown
The following table breaks down the specific costs for a 2,200 sq. ft. architectural shingle roof in Ann Arbor, MI, including labor, materials, and permitting fees. This equates to roughly $609 per square installed.
| Ann Arbor Roofing Cost Elements | Cost (2,200 sq. ft.) |
|---|---|
| Materials Total | $5,703 |
| ⌞ Shingles, Underlayment, Nails | $4,719 |
| ⌞ Ice & Water Shield (Code Req.) | $214 |
| ⌞ Drip Edge & Flashing | $770 |
| Local Labor (Ann Arbor) | $6,940 |
| Dump Fees | $537 |
| Permits | $229 |
| TOTAL ESTIMATE | $13,409 |
️ Local Permitting & Codes for Ann Arbor
- Department: Building Department
- Address: 301 E Huron St, Ann Arbor, MI 48104
- Phone: (734) 794-6263
[Image of roof layers diagram]
2. Material Comparison
| Material | Gross | Net (After ROI) |
|---|---|---|
| 3-Tab Asphalt | $11,557 | $4,623 |
| Architectural | $13,409 | $4,694 |
| Metal (Standing Seam) TAX CREDIT |
$26,598 | $3,990 |
| Clay/Concrete Tile | $32,153 | $8,039 |
A new roof isn’t just an expense; it’s an investment. The “Net Cost” column in our analysis subtracts the Resale Value Increase (ROI) from the upfront price.
Example: If you spend $20k but your home value goes up by $14k, your effective “Net Cost” is only $6k.
Ann Arbor Hiring Checklist
Before signing a contract in MI, ensure your roofer provides:
- Proof of Insurance: Liability and Worker’s Comp are mandatory to protect you from lawsuits.
- Local References: Ask for 3 recent jobs in the Ann Arbor area you can drive by.
- Written Warranty: Ensure you get both a manufacturer’s warranty (materials) and a workmanship warranty (labor).
- Licensing: Verify the contractor is registered with the LARA (Michigan Dept of Licensing).
- Scope of Work: A detailed itemized list including cleanup and disposal fees.
Frequently Asked Questions
In 2025, the average cost for an architectural shingle roof in Ann Arbor ranges between $11,397 and $15,420 depending on accessibility and slope.
Yes, most roofing projects in MI require a permit. Based on current labor values, you should budget approximately $229 for permit fees in Ann Arbor.
Most residential jobs in the Ann Arbor area take 1-2 days. Weather conditions can affect this timeline.
Typically yes, if the damage is caused by a sudden peril like hail. However, policies usually do not cover normal wear and tear due to age. Check our Insurance Guide for details.
Affordability & Options
Check your eligibility for insurance coverage or monthly installment options.
When to book in Ann Arbor: Spring and Summer are peak seasons. For the best pricing, try to book in late Fall (before the freeze) when crews are looking to fill gaps.
Not sure how to pay? Compare HELOCs vs. Contractor options in our Roofing Financing Guide.
Don’t settle for the first bid.
Given that Ann Arbor labor rates are variable, we recommend comparing at least 3 licensed pros.
Methodology: Our 2025 cost analysis for Ann Arbor is based on a standard 2,200 sq. ft. roof geometry (4/12 pitch). Prices include local waste disposal fees, MI permit averages, and labor rates adjusted for the Ann Arbor metro area. Material costs fluctuate weekly; always verify with a written contractor bid.
About the Data:
This guide was updated on December 28, 2025 by the RoofingData.us Research Team. Our costs are calculated using a proprietary algorithm that tracks real-time labor rates in MI and material costs from major suppliers (ABC Supply, Beacon). Learn more about our methodology.