Updated October 2026. These prices come from 102 residential asphalt roof replacements Nick Tracey Roofing & Exteriors signed in Massachusetts between January 2025 and October 2026, mostly in the Merrimack Valley and on the North Shore.
Short answer: Most asphalt shingle roof replacements we sign in Massachusetts cost $13,200 to $26,500. The middle job is about $19,600. Roughly 1 in 10 comes in under $10,800, and roughly 1 in 10 runs over $33,800 (large homes, steep pitches, or roofs with a lot of decking or flashing work).
Each price is a full replacement: tear-off, ice and water shield, underlayment, shingles, flashing, ventilation, the building permit, cleanup and our 25-year installation warranty.
Roof replacement cost by area
| Area | Typical range (middle half of jobs) | Middle job | Jobs |
|---|---|---|---|
| Merrimack Valley (Andover, North Andover, Methuen, Haverhill, Boxford, Georgetown, Tewksbury) | $13,200 – $24,100 | $19,200 | 52 |
| North Shore & Newburyport area (Newburyport, Amesbury, Newbury, Merrimac, Salisbury, Rowley) | $13,700 – $26,400 | $19,100 | 27 |
| All Massachusetts jobs | $13,200 – $26,500 | $19,600 | 102 |
Ranges are the 25th to 75th percentile of signed contracts, rounded to the nearest $100. Area samples are modest, so use them as a guide, not a quote.
Why roofs cost more in Massachusetts than in New Hampshire
Our middle Massachusetts roof runs about $3,000 more than our middle New Hampshire roof ($19,600 vs. $16,700 in NH). Three things account for most of the gap:
- Permits on every job. Massachusetts requires a building permit for a re-roof, pulled by a licensed Construction Supervisor. We handle the paperwork and inspection, and that cost is in the price.
- Older, larger homes. Andover, North Andover, Boxford and Newburyport have many older Colonials, Capes with dormers and antique homes. More roof planes and older decking mean more labor and materials.
- Two-layer limit. The Massachusetts building code allows at most two layers of asphalt shingles. If a house already has two, the tear-off is mandatory and bigger. Read more on the MA two-layer rule.
Cost by roofing material
| Material | Typical range on our jobs | What to know |
|---|---|---|
| Architectural asphalt shingles | $13,200 – $26,500 | The standard for most Merrimack Valley and North Shore homes. Owens Corning shingles, 25–30 year expected life. |
| Standing seam metal | $21,000 – $42,000 | Based on 42 metal jobs across NH and MA. Sheds snow and lasts 40+ years. |
| EPDM / flat roofing | Varies widely | Common on porches, additions and low-slope sections. Priced by the section. |
What drives the price
- Roof size and pitch. Priced by the square (100 sq ft of roof). Steep roofs slow the crew and need more safety setup.
- Complexity. Dormers, valleys, turrets and multiple roof planes add flashing and labor. Historic homes often have all of these.
- Layers and decking. Removing two layers costs more than one. Rotted sheathing is replaced per sheet, and older homes with plank decking may need new plywood for a proper shingle install.
- Ice and water shield and ventilation. Required along the eaves for ice dam protection. Balanced attic ventilation protects the shingles and the warranty.
- Chimneys and skylights. Each needs new flashing. Swapping an old skylight during the re-roof saves a second job later.
- Access. Tight in-town lots in Newburyport or Andover can need smaller dumpsters and extra hauling.
Get a written, line-item quote for your roof. Our North Andover office covers the Merrimack Valley and North Shore. Free estimates.
What is the average cost of replacing a roof in Massachusetts?
On our jobs, the middle Massachusetts asphalt roof replacement is about $19,600, and half of all jobs fall between $13,200 and $26,500. National averages you see online are often lower because they don’t account for Massachusetts permit requirements, older housing and local labor costs.
Is $30,000 too much for a roof in Massachusetts?
It depends on the house. About 1 in 4 of our Massachusetts asphalt replacements ran above $26,500, and about 1 in 10 above $33,800. Large Colonials, steep roofs and homes needing full decking replacement land there. For an average-size home, ask for a line-item breakdown so you can see what’s driving the number. For a standing seam metal roof, $30,000 is normal.
Do you need a permit to replace a roof in Massachusetts?
Yes. A building permit is required for re-roofing in Massachusetts, and it must be pulled by someone with a Construction Supervisor License. The local building department inspects the work. We pull the permit on every Massachusetts roof we install, under Construction Supervisor License CS-120178.
What is the “25% rule” for roofing?
Some states, Florida in particular, require the whole roof to meet current code if more than 25% is replaced within 12 months. Massachusetts doesn’t use that rule, but any re-roof needs a permit, and the two-layer limit applies. Once damage reaches a quarter or more of a roof, replacing it is usually the better value.
Should a 20-year-old roof be replaced?
Not automatically. Older 3-tab shingles often wear out around 20 years, while architectural shingles typically last 25 to 30 with good ventilation. Look for curling, granule loss, granules in the gutters and staining in the attic, or have us inspect it. See 10 signs you need a new roof.
How to pay for a new roof
Many homeowners use savings, a home equity line or a roofing loan. We offer financing through St. Mary’s Bank. Comparing options? Read HELOC vs. roofing loan in MA.
Where these numbers come from
Nick Tracey Roofing & Exteriors is an Owens Corning Platinum Preferred contractor with an office at 800 Turnpike Street in North Andover, plus offices in Bedford and Seabrook, NH. We are registered with Massachusetts as a home improvement contractor (HIC Reg. #212691), and owner Nick Tracey holds Massachusetts Construction Supervisor License CS-120178. Every number here comes from contracts our Massachusetts customers signed in 2025 and 2026. Planning new siding as well? See the siding cost guide, or learn how our roof replacement process works.
Free roof estimates across the Merrimack Valley and North Shore. Andover, North Andover, Methuen, Haverhill, Boxford, Newburyport, Amesbury and nearby towns.
Call (603) 921-1706 or Book your estimate
