Replacing a roof is one of the most important — and costly — home improvement projects a property owner can face. Whether your roof has reached the end of its lifespan, sustained storm damage, or has multiple ongoing leaks, a full replacement is often the only long-term solution.
In this article, we’ll break down what homeowners in Chicago, IL can expect to pay for a roof replacement in 2025, what factors influence cost, and how to plan for the expense.
Average Residential Roof Replacement Cost in Chicago
As of 2025, the average cost to replace a residential roof in Chicago ranges from $6,000 to $18,000, depending on several variables. Commercial roof replacements can go significantly higher.
| Roofing Material | Cost per sq ft | Total for 1,500 sq ft |
|---|---|---|
| Asphalt shingles | $4 – $6 | $6,000 – $9,000 |
| Architectural shingles | $5.50 – $7.50 | $8,250 – $11,250 |
| Metal roofing | $8 – $14 | $12,000 – $21,000 |
| Cedar shake | $10 – $15 | $15,000 – $22,500 |
| Flat roofing (TPO/EPDM) | $6 – $10 | $9,000 – $15,000 |
| Slate/tile roofing | $15 – $30+ | $22,500 – $45,000+ |
These ranges include material, labor, tear-off, disposal, and basic installation — but not extras like skylights, custom flashing, or complex architectural features.
Key Factors That Influence Roof Replacement Cost
1. Roof Size and Geometry
Most roofs are priced per “square,” which equals 100 square feet. The larger and more complex the roof (e.g., steep pitch, dormers, multiple valleys), the more materials and labor are required.
2. Material Type
Material selection has the largest impact on cost. Asphalt shingles are the most budget-friendly, while slate, tile, and standing seam metal are premium options. Each comes with a different lifespan and maintenance level.
3. Tear-Off vs. Overlay
Tearing off the existing roof before installing the new one adds to the cost — typically $1,000–$3,000 depending on layers and disposal fees. In most cases, building codes in Chicago require full tear-offs for long-term durability.
4. Permits and Code Compliance
Chicago requires permits for roof replacement, which may cost $250–$500 depending on project size. Work must also comply with local building codes, including ice barrier requirements, ventilation, and fire ratings.
5. Roofing Season
Roofing is seasonal in Chicago due to weather. Spring through early fall (April–October) is peak season, and prices may rise due to demand. Off-season work may be cheaper but carries risks due to cold temperatures and snow.
6. Labor Rates
Labor costs in Chicago are higher than the national average. Union jobs, commercial projects, or prevailing wage zones can increase costs further.
Cost of Commercial Roof Replacement in Chicago
Commercial roofs — typically flat or low-slope — are priced differently than pitched residential roofs. Prices depend heavily on materials, roof size, number of penetrations (vents, units), and insulation requirements.
| Commercial System | Average Cost per sq ft |
|---|---|
| TPO | $6.50 – $10.00 |
| EPDM | $6.00 – $9.00 |
| Modified Bitumen | $7.00 – $11.00 |
| Built-Up Roofing (BUR) | $8.00 – $12.00 |
| Spray Foam | $5.00 – $9.00 |
Large warehouses or flat-roof office buildings can range from $25,000 to $250,000+, depending on size.
What’s Included in a Roof Replacement Quote?
A complete roof replacement estimate in Chicago typically includes:
- Removal and disposal of old roofing
- Underlayment and leak barrier installation
- New shingles or roofing system
- Flashing, vents, drip edge, and sealing
- Labor and safety equipment
- Warranty (labor + materials)
- Permit costs (if applicable)
Some contractors may offer additional services like chimney flashing repair, gutter installation, or insulation upgrades at added cost.
How Often Do Roofs Need to Be Replaced?
Average lifespans by material:
- 3-tab asphalt shingles: 15–20 years
- Architectural shingles: 25–30 years
- Metal roofs: 40–70 years
- Tile/slate: 50–100+ years
- Flat roofing systems: 15–25 years (depending on material and maintenance)
If your roof is approaching these age ranges or showing major signs of deterioration, a full replacement is often more cost-effective than repeated repairs.
Signs You May Need a Full Replacement
- Missing, cracked, or curling shingles
- Granules collecting in gutters
- Water leaks or ceiling stains
- Mold or mildew in attic
- Sagging roof lines
- High energy bills (poor ventilation)
Frequently Asked Questions
1. How much does it cost to replace a roof in Chicago?
Most residential roof replacements cost $6,000 to $18,000, depending on the size, materials, and roof complexity.
2. How long does a roof replacement take?
A typical residential roof takes 1 to 3 days to replace. Weather or complex roof features may extend the timeline.
3. Will insurance cover my roof replacement?
Yes, but only for storm or accidental damage. Wear and tear or old age are not usually covered. Check your homeowner’s policy.
4. What is included in a roof replacement estimate?
A complete estimate should include:
- Tear-off and disposal
- New materials
- Labor
- Flashing and vents
- Permits and warranty info
5. Do I need a permit in Chicago for roof replacement?
Yes. Chicago requires permits for most roofing projects, especially if tearing off the old roof. Your contractor usually handles it.
Final Thoughts
While replacing a roof in Chicago is a significant investment, it’s one that protects your home’s structure, value, and energy efficiency. Understanding the variables that affect price — from materials to permits — will help you make informed decisions and budget wisely.
Before starting any project, get at least 3 detailed estimates, ensure your contractor is licensed, insured, and familiar with local codes, and ask questions about materials, warranties, and payment timelines.