# Roof Replacement Cost in Massachusetts (2026) | Magno & Co Page: https://magnoandco.com/blog-roof-replacement-cost-massachusetts > Roof replacement cost in Massachusetts: the 2025 Boston figure is $35,658 for asphalt shingles. What moves it up on Somerville and Cambridge homes. Kitchens, Baths & Exteriors ## Roof replacement cost in Massachusetts: the 2025 Boston number and what changes it Roof replacement cost in Massachusetts: the 2025 Boston figure is $35,658 for asphalt shingles. What moves it up on Somerville and Cambridge homes. **Mateus Magno** Licensed Construction Supervisor · November 2, 2026 · 4 min read Quick answer Remodeling magazine's 2025 Cost vs. Value report puts a full asphalt shingle roof replacement in Boston at $35,658, for a 3,000 sq ft hip roof torn off to the sheathing. Extra layers to strip, steep pitches, chimneys, rotten boards and street access push many Greater Boston roofs above or below that. What is the average roof replacement cost in Massachusetts? Remodeling magazine's 2025 Cost vs. Value data puts a full asphalt shingle roof replacement in Boston at **$35,658**. Below I explain what that price covers and why a Somerville or Cambridge roof often lands above or below it. Short version: size and pitch set the base price. Old layers, chimneys, rotten boards and street access decide the final number. ## Roof replacement cost in Massachusetts: the 2025 Boston figure The [2025 Cost vs. Value report for Boston](https://www.jlconline.com/cost-vs-value/2025/new-england/boston-ma/) prices two roofing jobs. The [asphalt project spec](https://www.jlconline.com/cost-vs-value/roofing-replacement-asphalt-shingles/) is a 30-square (3,000 sq ft) hip roof stripped to bare sheathing, with fiberglass shingles carrying at least a 25-year warranty, new felt or synthetic underlayment, drip edge, aluminum flashing, two skylights and a vented ridge. | Boston, 2025 | Asphalt shingles | Metal roof | | --- | --- | --- | | Job cost | $35,658 | $56,042 | | Resale value | $21,177 | $22,465 | | Cost recouped | 59.4% | 40.1% | My math: the asphalt job works out to about **$1,190 per square** (100 sq ft). The same report puts the national average at $31,871, so Boston runs about 12% higher. ## What drives the price on Somerville multi-families The model roof is a simple hip. Most roofs I see from Davis Square to East Somerville are not. Here is what moves the price: - **Layers to tear off.** The code says a roof replacement removes the existing layers down to the deck ([IRC R908.3](https://codes.iccsafe.org/content/IRC2021P2/chapter-9-roof-assemblies)). On 1900 to 1930 houses I often find two or three layers, and each one adds labor and dumpster weight. - **Pitch and height.** Steep Victorian roofs and three-story triple-deckers need staging, roof jacks and fall protection. - **Chimneys and flashing.** Old brick chimneys usually need new step and counterflashing, and sometimes repointing first. - **Rotten sheathing.** Nobody knows how many boards are bad until the old roof is off. - **Skylights, dormers and valleys.** Every one adds flashing work. - **Dumpster and street access.** Somerville requires a [permit for every dumpster](https://www.somervillema.gov/content/construction-dumpster-requirements): from Inspectional Services if it sits on the street, or from Fire Prevention if it sits on your property. It cannot go within **20 feet of an intersection** or **10 feet of a hydrant**. Every house is different, which is why I price each roof after climbing it. MAGNO & CO Planning a project in Somerville? Licensed builder & owner's rep · free walkthrough · written budget in about 48 hours. [Book a free consultation](https://calendar.google.com/calendar/appointments/schedules/AcZssZ3YJnElSsR4HsHaWVd6BsIBm7JOsDl2n-1EMy9trS9rj8PCyepopoQtl6O7um0eJcFcp5XXYk-Z)[978-397-5700](tel:+19783975700) ## Permits and fees in Somerville Somerville's [ISD Building Division](https://www.somervillema.gov/departments/isd/building-division) requires a building permit for all exterior work except painting, tiling and flooring. On a building with three or more units, a licensed contractor must pull it. Fees come from the City's [building fee schedule](https://www.somervillema.gov/content/building-permit-fee-schedule): - $20 per $1,000 of estimated cost (up to $100,000). - $4 per $1,000 for building code plan review. - A safety review fee of 0.35% of the cost, minimum $100. On a $35,658 roof, that is roughly **$980** if every line applies. Cambridge and Boston run their own permit desks with their own fees. ## Ice and water shield: the code basics - Massachusetts marks ice barrier underlayment as **required** in its climate table ([Table R301.2(1)](https://www.mass.gov/regulations/780-CMR-tenth-edition-residential-chapter-3-building-planning-amendments)). - Under [IRC R905.1.2](https://codes.iccsafe.org/content/IRC2021P2/chapter-9-roof-assemblies), it runs from the lowest roof edge to at least **24 inches inside the exterior wall line**. - On slopes of 8:12 or steeper, it must also extend at least **36 inches along the slope** from the eave. - If an old ice barrier is fully adhered to the deck, it may stay and be covered with a new layer (R908.3 exception). The Cost vs. Value spec lists felt or synthetic underlayment only, so make sure your quote includes the ice barrier. Massachusetts also says reroofing must meet the energy code ([780 CMR R901.1](https://www.mass.gov/regulations/780-CMR-tenth-edition-residential-chapter-9-roof-assemblies-amendments)). For why the eaves matter so much here, read my [guide to ice dams in Somerville](https://magnoandco.com/blog-somerville-ice-dams-roof). ## Lead-safe trim work A roof job almost always disturbs painted fascia, soffits and rake boards. In Massachusetts, paid work in housing built before 1978 that disturbs **more than 20 square feet** of painted exterior surface must be done by a licensed [lead-safe renovation contractor](https://www.mass.gov/info-details/lead-safe-renovation-for-homeowners), with a certified supervisor on site. That means plastic on the ground, careful scraping and a full cleanup. My [lead paint guide](https://magnoandco.com/blog-lead-paint-older-homes-renovation) explains what to expect. **Builder's tip:** Ask every roofer to write down how many layers they assumed and what they charge per sheet of replacement sheathing. On old Somerville roofs, those two lines cause most of the surprise change orders. ## Repair first, or replace? Not every leak means a new roof. A failed chimney flashing or a few blown shingles can often be fixed for a fraction of the cost. My [repair or replace guide](https://magnoandco.com/blog-roof-repair-or-replace-somerville) walks through the signs I look for. ## Need a hand? I manage roof replacements across Somerville, Cambridge and Greater Boston, including the trim, flashing and lead-safe work around them. [Book a free walkthrough](https://magnoandco.com/contact) and I will send a written line-item budget, usually within 48 hours. ## Frequently asked questions How much does a new roof cost in Massachusetts? Remodeling magazine's 2025 Cost vs. Value report puts an asphalt shingle roof replacement in Boston at $35,658 for a 3,000 sq ft hip roof, and a metal roof at $56,042. Layers, pitch, chimneys and access change the price on each house. Do I need a permit to replace my roof in Somerville? Yes. Somerville requires a building permit for all exterior work except painting, tiling and flooring, and on a building with three or more units a licensed contractor must pull it. Is ice and water shield required in Massachusetts? Yes. The Massachusetts residential code marks ice barrier underlayment as required, running from the eave to at least 24 inches inside the exterior wall line, and at least 36 inches along the slope on roofs of 8:12 or steeper. Can you put a new roof over old shingles in Massachusetts? Only in limited cases. The residential code does not allow a recover over two or more existing layers, over a water-soaked or deteriorated roof, or over slate, so most old Greater Boston roofs need a full tear-off. **Planning work on your home?** See [everything I do](https://magnoandco.com/services), [how I price work](https://magnoandco.com/pricing) and [the towns I work in](https://magnoandco.com/areas). **Good to know:** this article is general information, not legal or engineering advice. Rules change and every property is different — confirm the details for your home with your city's building department, or [ask me](https://magnoandco.com/contact). See our [Terms & Disclaimers](https://magnoandco.com/terms). **About the author** Mateus Magno founded Magno & Co in 2020. He is a licensed Massachusetts Construction Supervisor (CS-123658), registered Home Improvement Contractor (HIC #220484) and certified Lead-Safe Renovator Supervisor who has renovated and managed over $5 million in projects across Greater Boston. [More about Mateus →](https://magnoandco.com/about) Keep reading ## More from the blog [Kitchens, Baths & Exteriors ### Deck cost per square foot in Massachusetts: real Boston numbers for wood and composite Deck cost per square foot in Massachusetts from 2025 Boston data: about $64 for wood and $81 for composite, plus footings, permits and railing code. 4 min read · Read article →](https://magnoandco.com/blog-deck-cost-massachusetts) [Kitchens, Baths & Exteriors ### Chimney removal cost: what Somerville and Cambridge homeowners should know Chimney removal cost for Somerville and Cambridge old homes: partial vs full removal, permits, roof patching, asbestos and lead, and what drives price. 4 min read · Read article →](https://magnoandco.com/blog-chimney-removal-cost) [Kitchens, Baths & Exteriors ### Porch rebuild cost in Somerville: what drives the price on a triple-decker Porch rebuild cost in Somerville explained: rot, stacked triple-decker porches, permits, 42-inch guards, stair rules and what really drives the price. 4 min read · Read article →](https://magnoandco.com/blog-porch-rebuild-cost-somerville) ## Have a question about your project? Plans, a sketch or just an idea — talk to me. You'll get honest advice and a clear written budget and schedule. [Book a free consultation](https://calendar.google.com/calendar/appointments/schedules/AcZssZ3YJnElSsR4HsHaWVd6BsIBm7JOsDl2n-1EMy9trS9rj8PCyepopoQtl6O7um0eJcFcp5XXYk-Z) [Call 978-397-5700](tel:+19783975700) ## Worked with Magno & Co? A 1-minute Google review helps Somerville neighbors find a builder they can trust, and it means a lot to a small local business. [Leave a Google review](https://g.page/r/CW23iOz7D9gnEAE/review) [Read our reviews on Google →](https://maps.google.com/?cid=2871062337128281965) --- Magno & Co · licensed owner's representative and builder · 55 Davis Square, Fl 3, Somerville, MA 02145 · 978-397-5700 · info.magnoandco@gmail.com · MA CSL CS-123658 · MA HIC #220484 · https://magnoandco.com/