Roof Replacement Cost in Ann Arbor, Michigan (2026)
An asphalt re-roof of a 2,000 sq ft home in Ann Arbor runs $6,510 to $14,415. The median Ann Arbor household earns $81,089 a year, so that is 4.2 to 9.2 weeks of its pay. Ann Arbor gets 97 freeze-thaw days, 38th highest of 209. Starting ranges, not quotes. Prices compiled June 2026.
Short answer: Plan on about $10,450 for asphalt shingles in Ann Arbor, or 6.7 weeks of the median household's $81,089. Metal roofs in Ann Arbor cost $15,810 to $37,200; asphalt ranges from $6,510 to $14,415.
Got a quote? See where it falls in Ann Arbor
Compares your price per square foot with the Ann Arbor installed range (tear-off and underlayment included). Not a judgment of any one roofer.
What would a Ann Arbor roof cost per month?
Example rate only; your lender's offer will differ. For a Ann Arbor home the principal is the local range for your size and material, and this is not a loan offer in Ann Arbor or anywhere else.
How much life is left in my Ann Arbor roof?
Typical lifespans are published ranges for each material; for a Ann Arbor house, real life also depends on installation, attic ventilation and the weather Ann Arbor gets.
Price your own roof in Ann Arbor
Ann Arbor prices sit 7% under the national base. A typical Ann Arbor roof is 6.7 weeks of local pay, 187th heaviest of 209 cities.
- Same job at national base rates
- Difference in Ann Arbor
- Extra tear-off included
How we calculated this
One sum produces the asphalt shingle range at the top of this page. You can redo it with a calculator.
| Step | What goes in | Value |
|---|---|---|
| National base, low end | 3-Tab Asphalt Shingles, $3.50 per sq ft × 2,000 sq ft | $7,000 |
| National base, high end | Architectural Asphalt Shingles, $7.75 per sq ft × 2,000 sq ft | $15,500 |
| Ann Arbor cost index | Fixed for Ann Arbor, not recalculated from wages | 0.93× |
| Ann Arbor low | $7,000 × Ann Arbor index 0.93 | $6,510, 4.2 weeks of Ann Arbor pay |
| Ann Arbor high | $15,500 × Ann Arbor index 0.93 | $14,415, 9.2 weeks of Ann Arbor pay |
| Ann Arbor typical | Midpoint of the Ann Arbor low and high, rounded to $50 | $10,450 |
- Where Ann Arbor sits. The median index across the 209 cities we price is 0.89×. 186 of them are under 1.00× and 23 are over it.
- Roofer pay near Ann Arbor. Shown above beside the price, from the BLS source. The index is not calculated from it.
Prices compiled June 2026, BLS pay OEWS May 2025. This is an estimate, not a quote. Why the range has a low and a high end and how the other materials are priced: full method, inputs and limits.
Cost by roofing material in Ann Arbor
A typical asphalt roof in Ann Arbor costs $10,450, which is 6.7 weeks of local pay and puts Ann Arbor 187th of 209 for burden.
| Material | Weeks of pay | Typical | Share of home value |
|---|---|---|---|
| 3-Tab Asphalt Shingles in Ann Arbor | 5.5 | $8,600 | 2.0% |
| Architectural Asphalt Shingles in Ann Arbor | 7.3 | $11,400 | 2.6% |
| Metal (Steel/Aluminum) in Ann Arbor | 14.0 | $21,850 | 5.0% |
| Standing Seam Metal in Ann Arbor | 19.1 | $29,750 | 6.8% |
| Concrete Tile in Ann Arbor | 12.5 | $19,550 | 4.5% |
| TPO / EPDM in Ann Arbor* | 3.6 | $5,600 | 1.3% |
* Flat-roof prices are per 1,000 sq ft, not for a whole 2,000 sq ft house. Rated life: 3-Tab Asphalt Shingles 15–20 years; Architectural Asphalt Shingles 25–30 years; Metal (Steel/Aluminum) 40–70 years; Standing Seam Metal 50–70 years; Concrete Tile 40–50 years; TPO / EPDM (flat roofs) 15–25 years. How we calculated these prices · Sources
What weather does to a Ann Arbor roof
- Freeze-thaw days. Water gets under shingles at night and expands as ice.
- Days at 90F or hotter. Heat bakes the oils out of asphalt and loosens sealant strips.
- Days with an inch of rain. Heavy rain tests flashing, valleys and gutters.
- Yearly precipitation. More water means more years of wet decking.
Rank 1 is the most days or inches among the cities we cover. Values are 2014–2023 averages of a 50 km grid cell around Ann Arbor. Source: NASA POWER (MERRA-2/IMERG reanalysis, daily point data), 2014–2023
Repair or replace in Ann Arbor
The median Ann Arbor home was built in 1971, so an original roof would be 55 years old, past the 25–30 years architectural shingles are rated for. Here a repair mostly buys time. 64.3% of Ann Arbor homes predate 1980, so some roofs on the street are second or third generation.
| Job | Cost | Weeks of pay |
|---|---|---|
| Small repair in Ann Arbor | $600 | 0.38 |
| Larger repair in Ann Arbor | $2,800 | 1.8 |
| Half of a new roof (50% rule) in Ann Arbor | $5,200 | 3.3 |
| One year of roof life in Ann Arbor | $380 | 0.24 |
The last row prices one year of roof life in Ann Arbor: a typical architectural roof divided by its rated 25–30 years. A repair is worth paying for when it buys at least as many years as its cost divided by that figure. The 50% rule is a common rule of thumb, not a law.
If insurance covers the damage
Estimates against Ann Arbor's $6,510–$14,415 range. General information, not legal advice. How claims work →
| Your deductible | Weeks of Ann Arbor pay | Out-of-pocket |
|---|---|---|
| $500 | 0.32 weeks in Ann Arbor | $500 |
| $1,000 | 0.64 weeks in Ann Arbor | $1,000 |
| $2,500 | 1.6 weeks in Ann Arbor | $2,500 |
Ann Arbor against nearby Michigan cities
6 neighbors share 0.93×, against Ann Arbor's 0.93×. Closest is Flint, about 51 mi out.
Distances are to scale. Dot size is weeks of local pay for a typical asphalt roof, so a bigger dot means a heavier bill for that city's households.
| City | Weeks of pay | Price vs here | Contractors (verified) | Hail events, since 2017 |
|---|---|---|---|---|
| Ann Arbor (this page) | 6.7 | — | 28 (1) | 43 |
| Flint roofers ≈51 mi from Ann Arbor |
15.0 | same | 25 (3) | 18 |
| Lansing roofers ≈52 mi from Ann Arbor |
10.4 | same | 27 (5) | 17 |
| Battle Creek roofers ≈73 mi from Ann Arbor |
10.5 | same | 22 (6) | 7 |
| Saginaw roofers ≈79 mi from Ann Arbor |
14.6 | same | 20 (3) | 11 |
| Kalamazoo roofers ≈94 mi from Ann Arbor |
11.1 | same | 24 (8) | 10 |
| Grand Rapids roofers ≈109 mi from Ann Arbor |
8.3 | same | 30 (5) | 15 |
On the cost index Ann Arbor sits at 0.93×, and a Ann Arbor roof takes 6.7 weeks of its pay, rank 187 of 209.
What a re-roof costs against home values in Ann Arbor
Share of median home value
In Ann Arbor a typical re-roof takes 2.4% of the $435,100 median home value. Only 11 cities carry a lighter ratio.
Source: Census ACS (Ann Arbor city), 2019–2023How old the homes are
Share of homes built before 1980.
64.3% of Ann Arbor homes predate 1980. The median Ann Arbor home was built in 1971, so a roof never replaced there is 55 years old. Oldest-first, Ann Arbor stands #53 of 209.
Source: Census ACS (Ann Arbor city), 2019–2023Storms behind Ann Arbor roof bills
Public NOAA records for Ann Arbor's county.
- 16days with hail of 1 inch or larger
- 2 inlargest hailstone reported
- 56days with gusts of 58 mph or more
Hail reports by month
NOAA logged 69 hail reports for Ann Arbor's county since 2014. July is the busiest month with 18 of them, 26% of the total.
Busiest three: July 18, May 16, June 16.
No hail was reported in 4 of the 12 months (January to December, in calendar order).
The costliest storm day on record in the county was June 15, 2023, with $1,001,000 of reported property damage.
All reported hail, wind and tornado damage there adds up to at least $2,060,500. It is a floor, because many reports carry no dollar estimate.
The county saw 2 tornadoes, the strongest rated EF1.
Source: NOAA Storm Events, 2014–June 2026Reported hail locations, Washtenaw County
- 1+ in
- 1.75+ in
- 2.75+ in
Hail reports per year
| 2017 | 8 |
|---|---|
| 2018 | 4 |
| 2019 | 4 |
| 2020 | 4 |
| 2021 | 3 |
| 2023 | 16 |
| 2024 | 2 |
| 2025 | 1 |
| 2026* | 1 |
43 recorded hail events across 8 full years plus 2026 to June represented in the data. 2023 had the most events among represented full years: 16.
The last bar is a partial year.
Source: NOAA Storm Events, 2014–June 2026 Ann Arbor storm history · Hail risk lookup
The Ann Arbor roofing market
Ann Arbor's 2020 census population was 123,851. The University of Michigan anchors the economy with roughly 30,000 employees, including about 12,000 in its medical center, sustaining strong residential and institutional building stock. A dense concentration of high-tech firms including Duo Security, ProQuest, and KLA Corporation keeps professional-class homeownership high and supports steady demand for premium roofing work on well-maintained owner-occupied homes throughout the city.
Roofing companies in Ann Arbor's county
- 16roofing establishments with paid employees
- 43.8%have fewer than 5 employees
43.8% of the county's roofing firms have under 5 staff, 20 points below the 190-city median of 64%.
Source: Census CBP, 2023On PickARoofer: 28 roofing contractors listed in Ann Arbor, 1 verified against a public registry. See them
What roofers earn here
A roofer in the Ann Arbor metro earns a median $61,730 a year, $2,200 above the $59,530 statewide median. 12 of 141 metros pay more than the Ann Arbor area.
Source: BLS OEWS, roofers, May 2025Ann Arbor roof bill in weeks of pay
Weeks of median household income
The median Ann Arbor household earns $81,089 a year, or $1,559 a week. A Ann Arbor asphalt re-roof, typically $10,450, takes 6.7 weeks of that.
Flint ($10,450 typical, 51 miles away) takes 15.0 weeks of its own pay, 8.3 weeks more than Ann Arbor.
186 of 208 other cities ask for more, 22 for less.
Sum for Ann Arbor: $10,450 ÷ ($81,089 ÷ 52) = 6.7 weeks.
Source: Census ACS (Ann Arbor city), 2019–2023Areas PickARoofer contractors serve in Ann Arbor
- Downtown Ann Arbor
- Siena Heights
- Westside
- Kerrytown
- Northfield
ZIP codes: 48104, 48103, 48109, 48105, 48106.
Roof cost in Ann Arbor: questions
In Ann Arbor, what does a roof replacement cost?
In Ann Arbor, how many weeks of pay is a new roof?
In Ann Arbor, should I repair or replace my roof?
For a Ann Arbor home, is a re-roof a big bill?
When does hail hit Ann Arbor?
For a Ann Arbor roof, who pulls the permit?
How many roofing firms work near Ann Arbor?
More for Ann Arbor
Cite this page
Data version: Prices compiled June 2026. Free to quote with credit under CC BY 4.0.