Planner
Roof replacement planner
Three questions get you an early budget range for architectural shingles and a scope checklist. Add details later if you want a sharper plan. No contact details needed.
Your plan
Your scope summary and budget information will appear here.
About the budget range
Roof prices depend on condition, materials, pitch, access and what's under the old roof. For early budgeting, the planner multiplies your roof area by our planning setting for the material you choose: $500–$1,000 per square for architectural shingles; $1,000–$1,800 per square for standing-seam metal; $500–$1,200 per square for exposed-fastener metal; $500–$1,000 per square for flat or low-slope roofs (EPDM or TPO) (a square is 100 sq ft of roof surface). We set this range for budgeting. It is not a verified Ohio or Michigan market average, it is not based on observed local job prices, and it is not a contractor quote.
The base range assumes one layer torn off, architectural shingles, standard underlayment, flashing and cleanup. It excludes deck replacement, major ventilation changes, difficult access, special materials, gutters and structural work. Those can change the price substantially.
We do not show dollar figures for metal, other shingle types, low-slope roofs, repairs, coatings or commercial roofs. Read the methodology.
Roof replacement cost by city
Local permit links and the house and weather details that change a quote in each city.
How to use this tool
- Enter your ZIP code so we know whether Ohio or Michigan settings apply.
- Give the size the easiest way you can: house size, a measured area or the footprint.
- Pick the shingle type, then open “Refine” if you know the layers, pitch or damage.
- Use the scope list and contractor questions to compare proposals line by line.
Replacing a roof in northwest Ohio and southeast Michigan
Most replacements here happen from spring through late fall. Winter work is possible but slower, and shingles may not seal down until warm weather. Many cities in the Toledo and metro Detroit areas require a permit for a re-roof, and some require a mid-job inspection of the deck or ice barrier.
Michigan requires a state license for residential roofing contractors. Ohio has no statewide residential roofing license, but many cities require contractor registration. Ask every bidder which applies to your address.
Roof materials compared
| Material | Best fit | Winter performance | Trade-offs |
|---|---|---|---|
| Architectural shingles | Most pitched roofs 4/12 and steeper | Proven with ice barrier at eaves and good attic ventilation | Wind and ice dams are the usual failure points |
| Standing-seam metal | Long-term owners, low-maintenance goals | Sheds snow well; needs snow guards over doors and walkways | Higher first cost; specialized installers |
| Exposed-fastener metal | Barns, garages, outbuildings, some homes | Sheds snow; screws need periodic checking | Fastener washers age and can leak |
| Low-slope membrane (EPDM or TPO) | Flat and nearly flat sections, porches, additions | Ponding water that freezes is the main risk | Drainage and seam quality decide the life |
Each material uses its own provisional planning setting in this tool. Final price depends on condition, layers, deck and access.
Get a free inspection or multiple bids
Free Asset Protection Inspection
Have the roof you're worried about looked at in person, at no cost and with no obligation. Homes, commercial buildings and HOA communities in Ohio and Michigan.
Inspections are done by our founder, Jonathan Blake, or, if you allow it, by the independent roofing and exterior contractor he works for.
Get three comparable bids
- Save or print this tool's result so every contractor starts from the same numbers.
- Ask at least three contractors for a written proposal on the same scope.
- Compare line by line: area, tear-off, repairs, materials, permits, warranty.
Why plan here first
| What you get | Midwest Roof Calculators | National cost websites | A first number on the doorstep |
|---|---|---|---|
| Built for Ohio and Michigan weather and permits | Yes | Rarely | Varies |
| Shows the formula and every assumption | Yes | Sometimes | Rarely |
| See results before giving contact details | Yes | Often not | No |
| Ranges labeled with what they include and exclude | Yes | Varies | Varies |
| Questions to ask every contractor | Yes | Sometimes | No |
| Replaces an in-person inspection | No, and we say so | No | No |
General comparison of approaches, not of any named company.
Frequently asked questions
Where do the price ranges come from?
They are our provisional planning settings, set after reading published 2026 cost guides: $500–$1,000 per square for architectural shingles; $1,000–$1,800 per square for standing-seam metal; $500–$1,200 per square for exposed-fastener metal; $500–$1,000 per square for flat or low-slope roofs (EPDM or TPO). A square is 100 sq ft of roof. They are not a verified Ohio or Michigan average and not a contractor quote.
Why is there no price for metal or other materials?
We only show a dollar range where we have set one on purpose and labeled it. For metal, 3-tab, premium shingles and low-slope roofs we have no reviewed figure, so the planner builds your scope and points you to a quote.
What can make my price higher than the range?
Deck replacement, extra layers to remove, steep pitch, three or more stories, complex roof lines, chimney or skylight flashing work, ventilation changes and gutters are all outside the base range.
Can new shingles go over my old roof?
Sometimes, but model codes generally do not allow it over two or more existing layers or over wet or deteriorated roofing. Your local building department decides, and most proposals for older homes call for a full tear-off.
Do I need to give my contact details to see the plan?
No. The full scope summary and budget information appear first. The request form is optional.
Get a real price from an inspection
Only an on-site inspection and a written proposal can give you a real price. Ask for one, or email yourself this plan.