Ann Arbor particulars
The state's snow table lists Washtenaw County at 25 psf of ground snow, with Ann Arbor, Ypsilanti and Saline at 20. That is snow on the ground, not the load on a roof. Ann Arbor also has 15 local historic districts, where the city says work is reviewed by the Historic District Commission and by city staff, and building permit applications in a district get a staff review with a $35 fee on the fee schedule.
The city's page does not name roofs, so whether a re-roof triggers that review is something to ask before you sign. Building and Construction Services is at 301 E. Huron St, 734-794-6263, and applications go through STREAM. Housing in Ann Arbor is 64.3 percent pre-1980 with a median home value of $435,100, the highest in our first group of cities. For storms, Washtenaw County had 1 hail report of 1 inch or larger and 12 wind reports of 50 knots or more on 6 days (largest 61 kt) in Jul 2024 to Jun 2026, plus 1 tornado report.
Reports naming Ann Arbor itself give 7 wind and 1 tornado, a minimum. Roofer pay in the Ann Arbor metro has a median of $29.68 an hour (medium confidence, via O*NET): pay, not price. See Ypsilanti and Novi too.
Roof replacement in Ann Arbor: what to know
Michigan's Table R301.2(5) lists Washtenaw County at 25 psf, with Ann Arbor, Ypsilanti and Saline at 20; it is the weight of snow on the ground. The code text for a replacement removes old coverings to the deck. An ice barrier then runs from the eaves to at least 24 inches inside the exterior wall line, and for slopes of 8:12 or steeper also 36 inches along the slope, based on the 2015 text with no Michigan amendment found.
A median home value of $435,100 raises what is at stake, and 64.3 percent of homes predate 1980. If the house sits in one of the city's local historic districts, work is reviewed by the Historic District Commission and city staff, and the city's page does not say whether a roof counts. The building office at 734-794-6263 can tell you before you sign.
Permits for roof replacement in Ann Arbor
Roofing is not on the state's exemption list, enforcement is local, and cities answer differently.
Many cities run their own building department, so start by asking the City of Ann Arbor building department who issues roofing permits.
When a replacement cannot wait for the calendar
- The old covering is off and the deck is open to rain or snow with no cover on it. Ask the company in writing what it will do tonight.
- Water is entering the house during the job.
- An aging roof with no leaks: compare written estimates and read your policy first.
What to gather before you ask for estimates
Try this first: ask for the material, color and profile in writing, and check them against any historic district review.
- Find your declarations page and note whether roof losses settle at actual cash value or replacement cost, and whether you have ordinance and law coverage.
- Get written estimates, as DIFS advises, and ask each company what it will do about tear-off to the deck, the ice barrier, underlayment, flashing and the permit.
- Check each license number on LARA before you sign.
What roof replacement costs
The estimate below is the Michigan-wide one, adjusted for Michigan wages and not for Ann Arbor in particular. The same table is on the roof replacement page. How we estimate costs. Prices as of Oct 19, 2026.
| Item | Figure | What it is |
|---|---|---|
| Estimated range, not a quote | $6,225 to $15,400 per roof, tear-off included | Built from two national published ranges, adjusted by the Michigan roofer median wage ratio (1.07) plus a typical permit fee ($100). No Michigan roofing company price is shown, because none of the companies we looked at published a price we could count. |
| Estimated range per square, not a quote | $275 to $740 per square (100 square feet), installed | Built from one national published range, adjusted by the Michigan roofer median wage ratio (1.07). No Michigan roofing company price is shown, because none of the companies we looked at published a price we could count. |
| Roofer wage, Michigan median | $28.62 an hour | 25th to 75th percentile $23.02 to $37.56. What Michigan roofers are paid (BLS May 2025, read through O*NET OnLine), not what a company charges you. Medium confidence. |
| Roofer helper wage, Michigan median | $20.07 an hour | 25th to 75th percentile $18.50 to $23.86. A wage, not a price. Medium confidence. |
| Residential re-roofing permit, Grand Rapids | $66 | FY2027 fee schedule. |
| Roof or re-roof permit, Sterling Heights | $78, plus $56 application | Building permit application, 2026-27. |
| Roof permit, East Lansing | $60 application, plus $140 residential | Unclear whether the $140 includes the $60. |
| Re-roofing permit, Kalamazoo | $52 | 2026 fee schedule; other fees may add to it. |
| Roofing permit, Midland | Valuation is squares times $300; table starts at $78 for the first $1,000 | Whether the roofing fee uses this table is our inference. |
How we estimate costs: the Estimated range row is a model, not a quote. It takes two published national ranges for this job (cost guides from third-party sites that we have not verified and do not cite) and multiplies them by Michigan's roofer median wage ratio to the US (1.07, BLS May 2025 data read through O*NET OnLine) and adds a typical permit fee ($100). The wage and permit rows in the table are what roofing workers are paid and what a city's own schedule charges, and neither is a price. We have not collected quotes, and we found no Michigan roofing company that publishes a price we could count. Full method.
Questions about roof replacement
How many layers of shingles can a Michigan roof have?
Under the 2015 code, a re-cover is barred where the existing roof already has two or more applications of roof covering, so a second layer in total is the limit. A replacement includes tear-off to the deck. Re-cover is also barred over a water-soaked or deteriorated roof.
Does Michigan require an ice barrier on a new roof?
Michigan's table says yes, along the eaves: from the lowest edge to at least 24 inches inside the exterior wall line. Slopes of 8:12 or steeper also need at least 36 inches along the slope. We rate the distances medium confidence.
Do I need a permit to replace my roof in Michigan?
It depends on your city: Grand Rapids and Sterling Heights require one, and Portage requires none for shingles only. Ask the building department before you sign.