How Much Does a New Roof Cost in Southeast Michigan?
Learn more about the factors that influence the overall cost of a new roof and find out how you can calculate the cost of your replacement.
Learn more about the factors that influence the overall cost of a new roof and find out how you can calculate the cost of your replacement.
Whether your roof has been damaged or you’re simply looking for an upgrade, we know the question that haunts your mind: How much is this going to cost me?
It’s a valid concern. You need the roof to protect your home and budgeting for the cost of replacement matters.
Unfortunately, there’s no one-size-fits-all answer because several factors will influence the cost of your new roof.
“Can’t you just give me a number?”
We’d love to, but then we wouldn’t be doing our jobs. In fact, you should be suspicious of any contractor who gives you a number with no inspection. Prices will vary by the size and pitch of your roof, how many roof layers you have, the type of shingles you want, and if you need any ventilation or gutter upgrades.
While you still need to schedule an inspection to get an accurate estimate, here’s a look at what typical cost ranges are by area in Southeast Michigan:
| City | Typical Cost Range | Notes |
| Warren | $9,000 – $14,000 | Warren has a lot of older homes that require more wood replacement. |
| Novi | $11,000 – $16,500 | Novi homes have larger roofs and typically need more insulation upgrades. |
| Royal Oak | $10,000 – $15,500 | Homes in Royal Oak have steeper pitches, so they require more labor and safety precautions. |
| Livonia | $9,500 – $14,500 | Livonia has a mix of older and newer homes. |
| Farmington Hills | $10,000 – $16,000 | Farmington Hills projects usually require full-system upgrades. |
The size of your roof is a significant cost factor. As you’ve likely already guessed, the bigger the roof, the higher the price, since more shingles, underlayment, and other materials are required.
However, size isn’t the only thing that matters. The design of your roof, including aspects like slopes and angles, affect the cost of your new roof. For example, a 2,000-square foot ranch with a low pitch will cost less than a two-story colonial with a steep angle. Complex designs demand more precision and time, and they pose safety risks for our workers.
Another aspect of your roof’s design that will impact cost is how many layers it has. In Michigan, homes can have up to two layers. If your home has an additional layer, that means more labor to remove it and more material waste to dispose of.
There are two replacement methods contractors can use: tear-offs (where the original roof is completely removed) or layovers/re-roofing (where another roofing layer is installed over the existing roof).
We’ll be honest—layovers are less expensive upfront than tear-offs because less labor and material waste is involved. However, the process is extremely risky for multiple reasons.
First, a second layer will add weight to your roof, potentially exceeding what it was designed to support. Another critical issue with a layover is that you’re not inspecting the roof decking, underlayment, or structural components. If you have rot, water damage, or deteriorated sheathing, you’re not fixing the problem; you’re just adding an extra layer on top of it. The last reason why we recommend avoiding layovers is because most shingle manufacturers void warranties on layover installations, so if you experience damage in the future, it’s not going to be covered, and we don’t want that for you.
So, if Chuck in a truck offers to re-roof your home for $2,000 less, you might be saving money upfront, but it might cost you $10,000 to fix leaks down the road.
Different materials come with varying price tags, influenced by their durability, aesthetic appeal, and energy efficiency. For example, standard 3-tab asphalt shingles are generally more affordable, while other materials, like metal, slate, or tile, can be more expensive.
High-quality brands, like CertainTeed, known for their longevity, warranty offerings, and superior performance, typically come with higher prices. These manufacturers invest in research and development to produce materials that offer better protection against environmental factors, require less maintenance, and provide greater energy efficiency.
There’s a lot more to a roof than the shingles. When we assess a roof, we look at:
Location is not always a cost factor; it depends on the contractor you choose. At L&S Home Improvements, we never charge more based on location. Whether you’re 50 miles away or 25 miles away, the only cost factors we look at are the factors we listed above.
The roof replacement process varies by contractor. When you work with L&S Home Improvements, you can expect:
We know that having a number as a point of reference can provide peace of mind. That’s why we offer Instant Pricing through Roofle, which calculates the cost of your roof using satellite technology. It’s easy to use—all you have to do is put in your information, confirm the slope of your roof (to the best of your ability), select a material option, and you’ll receive a price range.
Keep in mind that this is only a cost calculation. Once you receive your instant price, an L&S team member will contact you to schedule a FREE inspection. During this inspection, we’ll assess the condition of your roof, determine what upgrades are required, and provide an estimate.
Visit our website today to discover your Instant Price, or skip this step and contact us directly to schedule your free inspection.
About L&S Home Improvements
L&S Home Improvements is a family-owned and -operated roofing company with more than 75 years of combined industry experience. We proudly serve and build long-lasting relationships with homeowners and businesses throughout Southeast Michigan. Whether you need a roof replacement or new siding installed, you can trust that our licensed and insured team will get the job done right.
