What a Roof Costs: Ranges for Baltimore Homeowners
How to read these numbers
Every figure below is a typical U.S. range, not a quote for your home. Your price depends on roof size, pitch, number of layers, material, access, and what is found under the old roofing. Use the ranges to check whether a quote lands in the expected area, then ask the provider to explain any gap.
Only a provider who has seen your roof can give a real price. Get it in writing, with the work listed line by line.
Roof replacement ranges
- Asphalt shingle roof: $5,500 – $12,000. A common choice; varies with size and pitch.
- Metal roof: $10,000 – $25,000. Higher start cost, long service life.
- Slate or tile roof: $15,000 – $40,000. Heavy; framing may need a check.
- Tear-off and disposal: $1,000 – $3,000. Rises with extra layers.
- Decking repair: $70 – $120 per sheet. Only if rot is found.
- Permit and inspection: $150 – $600. Set by your town.
Material is the biggest swing. Asphalt shingle sits at the lower end of the scale, while metal, slate and tile cost more up front. Metal has a higher start cost but a long service life, so some homeowners weigh it over a longer stretch of time. Slate and tile are heavy, so the framing may need to be checked before work begins.
Ask whether tear-off, disposal and the permit are folded into the main price or listed as separate lines. Both approaches are common. What matters is that you can compare quotes on the same basis.
Storm and hail damage ranges
- Inspection and damage report: $150 – $500. Often credited toward work; ask first.
- Temporary tarp or patch: $300 – $1,500. Depends on size and access.
- Minor shingle repair: $300 – $1,200. Several lifted or missing shingles.
- Larger section repair: $1,200 – $4,000. Multiple slopes or flashing work.
- Decking replacement: $70 – $100 per sheet. Only where wood is soft or rotted.
- Full roof replacement after hail: $8,000 – $25,000+. Size, layers and material drive this.
If you think a storm damaged your roof, ask your insurer how claims work. Neither this site nor a roofer can tell you whether a claim will be paid. Dated photos and a written damage report help in either case.
Smaller repair ranges
- Minor shingle patch: $150 – $500. Few shingles, easy access.
- Flashing repair: $200 – $800. Chimney and wall joints cost more.
- Vent pipe boot reseal: $150 – $450. A common small leak source.
- Leak inspection: $100 – $400. Often credited toward the repair.
- Decking section replaced: $300 – $1,000. Depends on rot and size.
- Temporary tarp: $300 – $1,000. Short-term cover only.
A tarp only buys time. It keeps water out while you collect quotes for permanent work, so ask how long the provider expects it to hold.
What pushes a price up or down
- Size and pitch: more area and steeper slopes mean more labor and more safety setup.
- Layers: each extra layer of old roofing raises the tear-off and disposal cost.
- Material: shingle, metal, slate and tile all sit in different bands.
- Roof shape: valleys, dormers, chimneys and skylights add flashing work.
- Access: tight lots, rowhouse access and overhanging trees can add time.
- Hidden damage: rotted decking is charged per sheet once it is found.
- Timing: weather windows and busy seasons can affect schedules and sometimes pricing.
Older colonials and rowhouses can hide more surprises, such as several layers or aging decking, so ask a provider how they handle unknowns.
What a written quote should include
- The scope of work, described in plain words
- Materials by type and brand
- Tear-off, disposal and cleanup
- How decking problems will be priced, such as a per-sheet rate
- Permit and inspection handling
- Warranty terms for materials and workmanship
- A payment schedule
- An estimated start and finish window
A vague quote makes comparison hard. If one provider lists tear-off and another does not, the lower number may not be the lower cost.
Budgeting tips
Set aside room for decking. You usually cannot know its condition until the old roof is off, so it is the most common surprise. Gather at least two written quotes and compare them line by line. Ask which fees, such as an inspection, are credited if you hire that provider. Do not pick on the bottom number alone.
Use the request form to describe your roof and get the process started.
Keep reading
What a Roof Costs: Ranges for Baltimore Homeowners: questions
Why do two quotes for the same roof differ so much?
Quotes can differ because of scope, materials, tear-off, disposal, decking terms and warranty. One may include items the other lists separately or leaves out. Lay the quotes side by side and compare each line. Ask each provider to explain any item you do not see in the other quote, and keep the answers in writing.
Is the permit part of the roof price?
It depends on the provider. Permit and inspection typically run $150 – $600 and are set by your town. Some quotes fold that into the total, while others list it on its own line. Ask who handles the paperwork and whether the fee is already counted, so you can compare quotes on equal terms.
Should I pay for an inspection before hiring?
Sometimes. A storm inspection and damage report typically runs $150 – $500, and a leak inspection $100 – $400. Both are often credited toward the work if you hire that provider, but not always. Ask first, and ask what you will receive in writing, such as a report with photos.
Request a callback
Send a short request for an estimate, or write to contact@transitionmix.living. A provider in our network can follow up with next steps and a written quote.
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