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Roof Replacement Cost in the Philadelphia Area

By Tom Alvarez · Sources verified by the editorial team on Oct 31, 2026

What a new roof costs in Philadelphia

Angi publishes Philadelphia pages for roofing. Angi says its local figures start from national averages adjusted with "local price index data", so treat them as estimates, not local quotes.

Angi Philadelphia estimate Typical range Average Updated
Roof replacement $5,192–$10,986 $8,067 Aug 4, 2026
Flat roof replacement $2,384–$5,813 $4,098 Aug 1, 2026
Shingle roof (separate Angi page) $7,695–$24,624 $10,773 May 26, 2026

The Angi pages don't agree with each other. The shingle page's range is well above the general roof replacement page, even though most sloped roofs here are asphalt shingles. Angi's Philadelphia flat roof page also says a 1,000-square-foot flat roof costs $3,000–$12,000, which is wider than its own typical range. We show the conflicts instead of picking one.

Angi's Philadelphia roof replacement page gives these ranges by roof size:

Roof size Angi Philadelphia range
1,000 sq ft $2,240–$7,050
1,500 sq ft $3,360–$10,580
2,000 sq ft $4,480–$14,100
2,500 sq ft $5,600–$17,630
3,000 sq ft $6,720–$21,150

Angi says labor "will account for around half of your total project cost". It puts Philadelphia roofer labor at $40–$80 per hour, or $1.50–$3 per square foot.

Cost by material

Angi's Philadelphia page lists an average cost per square foot for each material; HomeGuide lists national installed prices. Lifespans are from InterNACHI's life expectancy chart.

Material Angi Philadelphia (per sq ft) HomeGuide national, installed (per sq ft) InterNACHI lifespan
Asphalt shingle $3–$11 $3–$6 20 years (3-tab); 30 years (architectural)
Metal $5–$22 $5–$16 40–80 years
Slate $10–$30 $10–$30 60–150 years
Rubber (EPDM) $3–$13 $3.50–$10 (EPDM, flat roof page) 15–25 years
Tile $7–$25 $7–$25 not used here

For whole-roof totals, HomeGuide's national installed figures are $7,500–$14,000 for asphalt shingles and $7,500–$40,000 for metal. Angi's national page gives $5,800–$20,000 for asphalt, $5,700–$25,000 for metal and $5,800–$30,000 for "high-end stone or slate". These are national figures.

Lifespan estimates vary by source. HomeGuide says 3-tab shingles last 15–20 years and architectural shingles 20–30. Angi says asphalt roofs "typically last 15 to 30 years".

Flat roofs on Philadelphia rowhomes

Many Philadelphia rowhomes have flat or low-slope roofs. Shingles aren't an option there: the city's EZ re-roofing standard allows asphalt shingles only on slopes of 2:12 or more.

Angi's Philadelphia flat roof page lists these material prices per square foot:

Flat roof material Angi Philadelphia (per sq ft) HomeGuide national, installed (per sq ft) Lifespan (HomeGuide)
TPO $5.50–$7.50 $4–$10 10–25 years
EPDM rubber $8–$12 $3.50–$10 15–25 years
Modified bitumen $3.50–$7.50 $4–$7.50 10–20 years
Built-up (tar and gravel) $4–$10 $3.50–$7.50 20–30 years

Angi adds $1.50–$5 per square foot for demolition and $125–$350 for inspections in Philadelphia, and says a flat roof replacement "takes about five days".

Rowhome details that can change the job:

  • Shared roofs and party walls. Philadelphia's building permit page requires Protection of Property documentation for "Severing of structural roof or wall covering spanning properties" and for party wall changes. If your roof runs continuously onto a neighbor's, ask your roofer how the edge will be handled. (Our reading.)
  • Insulation. If insulation is altered during the job, the city's EZ standard requires R-49 or greater.
  • Cool roof rule. Philadelphia's amended building code (Bill No. 260394, effective July 1, 2026) requires low-slope roofs over conditioned space "on newly constructed buildings and additions to existing buildings" to meet reflectance ratings from the Cool Roof Rating Council. Metal, tile, wood and slate roofs are exempt. Our reading: the rule as written covers new buildings and additions. It doesn't say it applies when you re-cover an existing house. Ask L&I or your roofer before you choose a dark membrane.

Tear-off or a layer over the old roof?

Philadelphia's EZ re-roofing standard requires a full tear-off when:

  • the existing roof is water-damaged or deteriorated;
  • it's wood shake, slate, clay, cement or asbestos-cement tile; or
  • it already has "two (2) or more roof coverings".

HomeGuide says "Most cities limit roofs to a maximum of two roof layers" and that an overlay saves removal costs but shortens the roof's life (national). Angi's Philadelphia page puts removal at $1 to $5 per square foot and says removal and disposal "are normally included in your roofing quote".

Once the old roof is off, the roofer may find rotted sheathing. Angi's Philadelphia page lists sheathing at $2–$7 per square foot. Philadelphia's EZ permit doesn't cover planned replacement of more than 10% of the roof's sheathing, and if damaged sheathing turns up during tear-off, the inspector must be told.

Permits

Philadelphia

  • Permit type: "Roof covering replacement" is on L&I's list of EZ permits, which don't need plans. L&I says some of these, including roof covering, can be issued immediately when the contractor's license, insurance and tax account are current.
  • Who can pull it: a licensed Philadelphia contractor. For an existing one- or two-family home, it can also be the owner who lives there or "A registered PA Home Improvement Contractor (HIC) who holds a Philadelphia Commercial Activity License".
  • Fee: $69 for a one- or two-family home (fee schedule effective October 1, 2026), plus a $3 city surcharge and a $4.50 state surcharge. The $25 filing fee is applied toward the permit fee. Angi's Philadelphia pages give other permit figures ($50, "$70 on average" and $250–$500); we use the city's schedule.
  • What's required: the manufacturer's installation instructions go in with the application. A Roof Replacement Certification form is due "Before final inspection". Debris must be disposed of "at the end of each working day", and a drip edge is required.
  • Historic properties: need Philadelphia Historical Commission approval before the permit (see below).

Pennsylvania suburbs

Pennsylvania's Uniform Construction Code exempts some small projects from permits, but its list doesn't mention roofs, and it says "An ordinary repair does not require a permit." Whether a reroof is an ordinary repair is up to your township. (Our reading.) Examples we checked:

  • Montgomery Township (Montgomery County) has a roofing permit form and written re-roofing requirements, including ice dam protection "24” inside the exterior wall line" and double underlayment on slopes between 2:12 and 4:12.
  • Bensalem (Bucks County): "REROOFING Residential .. $ 75.00 plus residential permit fee."
  • Upper Darby (Delaware County) uses one application packet for building, roofing and other work and says "Permits must be reviewed and approved prior to starting any work."
  • Tredyffrin (Chester County) treats "Replacement of existing roof material that does not exceed 25% of the total roof area performed within any 12-month period" as an ordinary repair, so a full reroof needs a permit there. (Our reading.)

Rules differ in every township, so call your code office before work starts.

New Jersey

New Jersey's Uniform Construction Code lists "The repair or replacement of existing roof covering on detached one- and two-family dwellings" as ordinary maintenance, which needs no permit. Work "affecting structural or fire safety" isn't ordinary maintenance. Our reading: rowhomes, twins and townhouses aren't detached, and structural work such as new sheathing or rafters may need a permit. Check with your town's construction office.

Historic districts in Philadelphia

The Philadelphia Historical Commission reviews "Roofing and flashing" work on designated properties. The city says "Often, the staff reviews and approves applications without referral" to the full Commission.

Under the Commission's rules, staff can approve replacing slate "with the exception of mansards, turrets, and other character-defining features", when the substitute materials "closely approximate the color and shape" of the original. Email preservation@phila.gov before you sign a contract, because the EZ re-roofing standard requires prior approval for historic buildings.

Hiring a roofer: Pennsylvania and New Jersey rules

Pennsylvania. The Home Improvement Consumer Protection Act covers roofs. Contractors who did $5,000 or more in home improvements in the previous year must register with the Attorney General. Check a registration at 1-888-520-6680, but note the AG's warning: "Registration does not imply endorsement." For a job over $500, the contract must be written and signed and include:

  • the contractor's registration number;
  • start and completion dates;
  • a description of the work and materials;
  • the total price, with the down payment listed separately;
  • the names of subcontractors;
  • proof of liability insurance of at least $50,000; and
  • your right to cancel "within three business days of the date of signing".

The contractor can't take payment before the contract is signed. On contracts over $5,000, the deposit can't exceed one-third of the price, plus the cost of special-order materials. In Philadelphia, the roofer also needs a city contractor license to pull the permit. For an existing one- or two-family home, a Pennsylvania HIC registration plus a Commercial Activity License also works (see above).

New Jersey. Home improvement contracts over $500 must be in writing. They must include the contractor's registration number, a copy of the liability insurance certificate and the total price. You can cancel "before midnight of the third business day" after you receive a copy. New Jersey's consumer affairs office says contractors must carry at least $500,000 per occurrence in liability insurance. Our sewer line guide covers both states' contractor rules in more detail.

How to read a roofing quote

Our checklist, built from the city's re-roofing standard, the state contract laws and the cost items in the price guides above:

  • Tear-off or overlay: does the quote say which, and how many layers are coming off?
  • Sheathing: is there a per-sheet or per-square-foot price for rotted decking found after tear-off? Angi's Philadelphia range is $2–$7 per square foot.
  • Material: brand, product line and color, and for flat roofs the membrane type and thickness.
  • Underlayment, ice protection, flashing and drip edge. Philadelphia doesn't allow deteriorated flashing, metal edgings or drain parts to be reinstalled.
  • Insulation and ventilation: included or not, and whether insulation work meets the city's R-49 rule.
  • Permit and inspection: who pulls the permit and who files the Roof Replacement Certification.
  • Cleanup and disposal: included, and how debris is handled each day.
  • Warranties: the manufacturer's material warranty and the roofer's workmanship warranty are separate. Angi's Philadelphia page lists extended warranties at $500–$5,000.
  • Payment schedule: in Pennsylvania, no more than one-third down on jobs over $5,000.
  • Required contract items in your state (see above).

Get more than one quote; the Pennsylvania Insurance Department gives the same advice after storms.

Repair or replace?

There's no single rule. Angi's national page says: "if the repair costs 50% or more of the cost of a replacement, you should replace everything." HomeGuide's national page sets a lower bar and lists these signs it's time to replace:

  • shingles that are "brittle, cracking, or losing most of their granules";
  • leaks in multiple places;
  • shingles more than 20 years old;
  • sagging;
  • damage over 25% of the roof surface; or
  • repairs that would cost more than 30% of a new roof.

Angi's national flat roof page puts a minor flat roof repair at about $400.

Storm damage and insurance claims

We can't tell you what your policy covers. Here's what the state insurance regulators say.

Pennsylvania. The Pennsylvania Insurance Department says:

  • take photos or video before cleanup or repairs;
  • make only the repairs needed to prevent further damage; and
  • "DO NOT make any permanent repairs before the insurance company is able to inspect the damage and your insurance carrier approves the repairs."

It warns about contractors "claiming to maximize the homeowner's payout". It says to never pay a contractor in full until the work is done. A public adjuster, whom you hire to negotiate a claim, must be licensed; report an unlicensed one at 877-881-6388.

Pennsylvania's Act 77 of 2026, signed Oct 22, 2026, caps public adjuster fees at 10% for catastrophic claims and 20% for other claims. It also bars public adjusters "from having a financial interest in repair or reconstruction work related to the same claim". The final bill text says the act "shall take effect in 180 days" (our arithmetic: April 20, 2027).

New Jersey. The Department of Banking and Insurance says:

  • make temporary repairs and keep the receipts;
  • "You are not required to use the company's recommended contractor."; and
  • public adjusters are licensed by the department and are "not required". They're paid from your claim settlement, "typically a percentage of the total amount received."

The consumer hotline is 1-800-446-7467.

Rebates, tax credits and help paying

  • Federal tax credit: none for roofs. The IRS says metal and asphalt roofs with cooling coatings or granules "no longer qualify" for the 25C credit from 2023 on, and 25C ended for property placed in service after Dec 31, 2025. See our federal tax credit guide.
  • ENERGY STAR: the EPA ended its ENERGY STAR roof products program effective June 1, 2022, so a roof can't earn that label now.
  • Solar: the 25D residential clean energy credit ended for expenditures after Dec 31, 2025.
  • Philadelphia Basic Systems Repair Program (BSRP): free repairs for eligible homeowners, including roofing emergencies such as "Roof leaks which have caused a 4 sq. ft. or larger section of ceiling to collapse (Small roof leaks are not considered emergencies)". You must own and live in a single-family home, be current or on a payment agreement for property taxes and water, meet income limits and own no other residential property. Call 215-448-2160 or apply through the city's One Philly Front Door.
  • PHFA HEELP loan (Pennsylvania): $1,000–$10,000 at 1% APR over 10 years. Eligible uses include "Roof replacements". It has income limits based on area median income.
  • Restore, Repair, Renew (Philadelphia): 3% fixed-rate, 10-year loans of $2,500–$24,999 for repairs focused on "health, safety, weatherization, accessibility, and quality of life". The page doesn't name roofs, so ask whether your project qualifies.
  • New Jersey: some towns and counties run repair programs. Cherry Hill's Home Improvement Program is a 0% deferred loan for income-eligible owners; it covers roofs, and "Roof, HVAC & ADA ramps are forgivable after 10 years". USDA's Section 504 program offers 1% repair loans up to $40,000 in eligible rural areas, and grants up to $10,000 for very-low-income owners 62 or older. Check with your town or county.

Our HVAC replacement guide covers other financing options.

FAQ

How much does a new roof cost in Philadelphia? Angi's Philadelphia estimate is $5,192–$10,986, averaging $8,067. Flat roofs average $4,098. Your quote depends on size, material, tear-off and sheathing repairs.

Do I need a permit to replace my roof in Philadelphia? Yes. Roof covering replacement is an EZ permit; the fee for a one- or two-family home is $69 plus surcharges.

Can a roofer put new shingles over the old ones? Not in Philadelphia if the roof already has two or more layers, is deteriorated or water-damaged, or is slate, tile or wood shake. The EZ standard requires a tear-off in those cases.

Is there a tax credit for a new roof? No. Roofs stopped qualifying for the federal 25C credit in 2023, and 25C ended after 2025.

How much deposit can a roofer ask for in Pennsylvania? On contracts over $5,000, no more than one-third of the price, plus the cost of special-order materials.

Should I let a roofer handle my insurance claim? The Pennsylvania Insurance Department warns about contractors who claim they can maximize your payout. A public adjuster must be licensed. Talk to your insurer or the state department first.

Thinking about a project?

We don't offer quotes or connect homeowners with roofers. Get at least two written quotes from registered roofers and compare them with the checklist above. The costs and rules in this guide come from the sources listed below. Learn how we make money.

Sources

All checked Oct 31, 2026.