A new roof in Maryland usually costs about $4.50 to $10 per square foot of roof for architectural asphalt shingles installed, which puts a 20-square (2,000 sq ft) roof at roughly $9,000 to $20,000, according to Fixr’s Maryland pricing. Fixr puts the typical Maryland job at $21,000 for a 3,000 sq ft roof in mid-grade architectural shingles. The same size roof with a hip design and two skylights came to $30,138 in the Washington, DC market in Remodeling magazine’s 2025 Cost vs Value report, and $32,206 in Baltimore in the 2024 edition.
Those figures are not contradictory once you price them on the same basis, and that is what this page does. It converts every published Maryland number to cost per square foot of roof, shows what the state’s roofer wages add, and covers the Maryland rules that change the bid: the 2021 International Residential Code, county permits, the Maryland Home Improvement Commission (MHIC) license, and the state’s one-third deposit cap. For the national picture, start with our roof replacement cost guide.
By The Roofing Brief Team. Last reviewed: October 2026.
Key numbers at a glance
These are the Maryland figures most homeowners are looking for, each from a named source. Prices are installed costs and can vary with roof pitch, access, tear-off layers and deck condition, so treat them as planning ranges rather than quotes.
| Figure | Maryland value | Source |
|---|---|---|
| Architectural asphalt shingles, installed | $4.50 to $10.00 per sq ft | Fixr, Maryland roof replacement costs (updated Jan. 2025) |
| Typical Maryland job | $21,000 (3,000 sq ft roof, cross-gable, mid-grade architectural) | Fixr, Maryland |
| 30-square laminated shingle replacement, Washington, DC market | $30,138, with 85.2% recouped at resale | Remodeling, 2025 Cost vs Value |
| Same project, Baltimore | $32,206, with 57.5% recouped at resale | Remodeling, 2024 Cost vs Value (Baltimore is not in the 2025 market list) |
| Metal roof replacement, Washington, DC market | $49,596 | Remodeling, 2025 Cost vs Value |
| Roofer median wage, Maryland vs U.S. | $28.89 vs $26.65 per hour (8.4% higher) | BLS OEWS, May 2025, SOC 47-2181 |
| Largest deposit a contractor may take | One-third of the contract price | Md. Code, Business Regulation 8-617 |
Why Maryland roof prices range from $8,000 to $32,000
Published Maryland roof prices range from about $8,000 to over $32,000 because each source prices a different job, not because the market is chaotic. This Old House averages all asphalt work by home size. Fixr prices a 3,000 sq ft architectural shingle roof. Remodeling’s Cost vs Value prices a 30-square laminated shingle roof with a hip layout, two skylights and a vented ridge.
Put on a per-square-foot basis, the spread narrows to about $4.64 to $10.74. That is still a wide band, and the difference between the low and high ends is the scope inside the bid: skylight flashing, hip and ridge detailing, underlayment grade and how much decking gets replaced. The table converts each headline figure; the per-square-foot column is our calculation (total divided by roof area).
| Source | Headline figure | What it prices | Per sq ft of roof |
|---|---|---|---|
| This Old House, Maryland (2026, RSMeans data) | $8,251 average; $6,501 to $20,359 range | Asphalt shingles, averaged across home sizes | $4.64 (asphalt) |
| Fixr, Maryland (Jan. 2025) | $21,000 typical; $15,000 to $45,000 range | 3,000 sq ft cross-gable roof, mid-grade architectural | $7.00 |
| Remodeling Cost vs Value 2025, Washington, DC | $30,138 | 30 squares laminated shingles, hip roof, 2 skylights, vented ridge, full tear-off | $10.05 |
| Remodeling Cost vs Value 2024, Baltimore | $32,206 | 30-square asphalt shingle replacement (2024 specification) | $10.74 |
The practical takeaway: when two Maryland bids differ by thousands of dollars, compare the scope line by line before comparing totals. A bid that includes skylight reflashing, ice barrier at the eaves and a ridge vent is not the same job as one that does not. Our roof replacement cost by metro ranking shows where the Washington area sits against other large markets.
New roof cost in Maryland by material
Asphalt shingles are the cheapest common roof in Maryland at about $2.50 to $3.75 per square foot for 3-tab and $4.50 to $10 for architectural, per Fixr. Metal runs about $8.50 to $17.50, and natural slate about $14.50 to $20. This Old House’s Maryland averages land inside or near the low end of each Fixr range.
| Material | Fixr Maryland range, per sq ft | This Old House Maryland average, per sq ft | Cost per 1,000 sq ft of roof (Fixr range) |
|---|---|---|---|
| 3-tab asphalt shingles | $2.50 to $3.75 | $4.64 (all asphalt) | $2,500 to $3,750 |
| Architectural asphalt shingles | $4.50 to $10.00 | $4.64 (all asphalt) | $4,500 to $10,000 |
| EPDM rubber (low slope) | $4.50 to $6.00 | Not listed | $4,500 to $6,000 |
| PVC or TPO membrane (low slope) | $6.00 to $9.00 | Not listed | $6,000 to $9,000 |
| Cedar shakes or shingles | $7.00 to $14.00 | $9.78 (wood) | $7,000 to $14,000 |
| Metal | $8.50 to $17.50 | $9.09 | $8,500 to $17,500 |
| Clay tile | Not listed | $14.44 | About $14,400 (average) |
| Natural slate | $14.50 to $20.00 | $14.52 | $14,500 to $20,000 |
Material choice in Maryland often follows the housing stock. Baltimore’s rowhouses mostly have flat or low-slope roofs that take membrane systems, so EPDM, TPO, PVC or modified bitumen pricing applies, not shingle pricing. Older homes in Annapolis, Frederick and the historic districts of Montgomery County are where slate and standing seam metal show up most, and where replacing in kind may be required (see the permits section below).
How much does a new roof cost for a Maryland house by size?
Roofers price the roof surface, not the floor area, so a two-story 2,200 sq ft house in Maryland usually needs a smaller roof than a one-story house of the same size. Using a 6/12 pitch and a 10% allowance for overhangs, a 2,200 sq ft two-story house has about 13.5 squares of roof and may cost roughly $6,300 to $13,600 in asphalt shingles.
| House | Footprint | Estimated roof area | At $4.64/sq ft (This Old House avg) | At $7.00/sq ft (Fixr typical) | At $10.05/sq ft (Cost vs Value DC) |
|---|---|---|---|---|---|
| 1,500 sq ft, one story | 1,500 sq ft | About 1,845 sq ft (18.4 squares) | About $8,600 | About $12,900 | About $18,500 |
| 2,200 sq ft, two stories | 1,100 sq ft | About 1,353 sq ft (13.5 squares) | About $6,300 | About $9,500 | About $13,600 |
| 2,200 sq ft, one story | 2,200 sq ft | About 2,706 sq ft (27.1 squares) | About $12,600 | About $18,900 | About $27,200 |
| 3,000 sq ft, two stories | 1,500 sq ft | About 1,845 sq ft (18.4 squares) | About $8,600 | About $12,900 | About $18,500 |
To measure your own roof before calling for bids, our roof square footage guide walks through the math, and the 1,500 sq ft house roof cost and 30-square roof cost pages break those two common sizes down line by line.
What changes the price of a roof in Maryland
Labor is the main Maryland-specific cost driver. Maryland roofers earned a median of $28.89 an hour in May 2025, 8.4% above the U.S. median of $26.65, per the Bureau of Labor Statistics. With labor near 60% of a Maryland roof job (Fixr), that wage gap alone can add about 5% to a bid compared with a national-average labor market.
| Driver | Effect on a Maryland bid | Source |
|---|---|---|
| Roofer wages | Maryland mean $29.63/hr vs U.S. $27.95 (6.0% higher); median $28.89 vs $26.65 (8.4% higher). Baltimore metro mean $28.74; Washington metro mean $29.76. | BLS OEWS, May 2025 |
| Labor share of the job | About 60% of total project cost in Maryland, so wage differences pass through to the price | Fixr, Maryland |
| Sales tax on materials | Maryland’s 6% sales and use tax applies to building materials; a contractor who incorporates them into your house is treated as the consumer and pays the tax, so it is built into the bid rather than added at the end | Md. Code, Tax-General 11-104; COMAR 03.06.01.19 |
| Rowhouse low-slope roofs | Membrane systems with party-wall flashing, parapet copings and scuppers; small areas but detail-heavy labor | Our Baltimore roofer research |
| Historic district review | Replacement in kind (slate, metal) may be required, which can multiply material cost | Montgomery County Historic Preservation Commission HAWP approvals |
| Skylights, hips, ridge vents | The scope difference behind most of the gap between $7 and $10 per sq ft bids | Remodeling, 2025 Cost vs Value project specification |
| Contractor insurance | Every licensed contractor must carry at least $500,000 of general liability coverage, a fixed overhead cost in every bid | Md. Code, Business Regulation 8-302.1 |
For the full state-by-state wage table behind these figures, see our roofer salary by state report. Note that BLS wage data covers employees, not owner-operators, so it tracks the labor market rather than any single company’s rates.
Maryland building code and permit rules for a reroof
Maryland builds to the 2021 International Residential Code, adopted statewide through the Maryland Building Performance Standards (COMAR 09.12.51), with the state amendments effective May 29, 2023. The state has proposed moving to the 2024 IBC, IRC and IECC; the proposal was published in the Maryland Register on June 26, 2026, with comments accepted through July 27, 2026.
Permits are issued locally, so whether your reroof needs one depends on your county or city. Three examples from our Maryland metro research show how much the rules differ:
- City of Hagerstown: a building permit is required when more than 20% of the sheathing or decking is replaced, or when the type of roof covering changes (Hagerstown roofer research).
- Calvert County: a permit is required for roof construction or sheathing replacement, but a shingle-only replacement inside the Chesapeake Bay Critical Area, within 1,000 feet of tidal water, needs none (Lexington Park and Calvert research).
- Montgomery County historic districts: roof replacements on designated properties, including many in Takoma Park, go through a Historic Area Work Permit under County Code Chapter 24A, and the building permit is conditioned on the approved HAWP.
Two code points affect almost every Maryland reroof. Under IRC R905.1.2, an ice barrier is required at the eaves where the local jurisdiction’s Table R301.2 designates a history of ice damming, so ask your county building office whether it applies to your address; our ice barrier code guide explains the 24-inch rule. Under IRC R908.3.1.1, you cannot lay a new roof over an existing one that is water-soaked, already has two or more layers, or is slate or tile, so those roofs need a full tear-off. Typical permit fees by city are compared in our roof permit cost by metro data.
Maryland licensing and contract rules that protect your money
Maryland requires an MHIC contractor license for home improvement work, roofing included, and unlike many states it sets no minimum job value before the license applies (Business Regulation 8-301). The license is also the gateway to the MHIC Guaranty Fund, which can repay a homeowner up to $30,000 for actual losses caused by a licensed contractor.
Before you sign or pay anything, work through this list. Each step cites the Maryland statute that sets the rule.
- Look up the MHIC license number on the Maryland Department of Labor’s MHIC search. The contract must show it, along with the salesperson’s license number (BR 8-501).
- Confirm liability coverage of at least $500,000. Maryland has required it of every licensed contractor since June 1, 2024 (BR 8-302.1).
- Get a written, signed contract with approximate start and substantial-completion dates, a description of the work and materials, and the agreed price (BR 8-501).
- Pay no more than one-third as a deposit, and nothing before the contract is signed (BR 8-617). Later payments are negotiable.
- Check for a lien clause. If the contract secures payment with a mortgage or lien on your home, the first page must say so in bold type, and you have 3 business days to rescind in writing (BR 8-501).
- Refuse any offer to cover your insurance deductible. A contractor who pays or promises to pay any part of your deductible from a claim, with intent to defraud the insurer, commits a fraudulent insurance act (Insurance 27-407.2).
- Know your Guaranty Fund limits. The Fund pays up to $30,000 per claimant against one contractor, never more than you paid, only for licensed contractors, and claims must be filed within 3 years of discovering the loss (BR 8-405).
- If solar panels are going back on, a Maryland contract for rooftop solar must include a wildlife barrier unless you waive it in writing after being told the cost and risks (BR 8-501(f)).
To compare finalists once the paperwork checks out, our Maryland metro rankings for Baltimore, the Washington, DC suburbs, Hagerstown and Lexington Park score certified contractors on a published formula.
Wind, not hail, drives Maryland roof damage
Maryland’s ten-year storm record is dominated by thunderstorm wind. Across the four Maryland metros we have profiled, NOAA Storm Events data for 2016 to 2025 shows roughly 5 to 11 severe wind reports for every hail report, which points spending toward wind detailing and tree clearance more than impact-rated shingles.
| Metro (counties covered) | Severe wind reports | Hail reports | Tornadoes | Reported property damage |
|---|---|---|---|---|
| Baltimore-Columbia-Towson | 1,353 | 127 | 33 | $86.8 million |
| Washington-Arlington-Alexandria (Maryland suburbs plus DC, northern Virginia and part of West Virginia) | 3,185 | 350 | 40 | $118.7 million |
| Hagerstown-Martinsburg (Washington County MD, Berkeley and Morgan WV) | 323 | 67 | 4 | $2.92 million |
| Lexington Park (Calvert and St. Mary’s) | 253 | 41 | 8 | $7.5 million |
For a Maryland reroof, that record supports asking about the shingle manufacturer’s high-wind nailing pattern, starter strip at eaves and rakes, and drip edge, and about trimming limbs that overhang the roof. Large hail does occur, so if your insurer offers a discount for impact-resistant shingles, compare it with the upgrade cost using our impact-resistant shingle discount data.
Will insurance pay for a new roof in Maryland?
Homeowners insurance in Maryland generally pays for a roof when a covered peril, such as wind, hail or a falling tree, causes sudden damage, and it generally does not pay for wear from age. How much it pays on an older roof depends on the policy: some policies settle roof claims at actual cash value, which deducts depreciation, while others pay replacement cost.
A 20-year-old roof can still be covered for storm damage, but the payout may be reduced by depreciation, and some insurers decline to renew or restrict coverage on older roofs. Read the loss-settlement section and any roof endorsement before filing. Our guide to insurance non-renewal by roof age explains the endorsements insurers use. If you think a claim was handled wrongly, the Maryland Insurance Administration takes consumer complaints.
Help paying for a roof in Maryland
There is no federal tax credit for a new roof installed in 2026. Public Law 119-21 ended the Section 25C home improvement credit for property placed in service after December 31, 2025, and the Section 25D clean energy credit for expenditures made after that date. Check current IRS guidance and a tax professional for your situation.
The state’s main option is the Maryland Housing Rehabilitation Program from the Department of Housing and Community Development (DHCD), which lists roof repair and replacement as an eligible item. Per DHCD, owner-occupants with household income at or below 80% of the statewide or Washington, DC area median may borrow up to $50,000 at 0% to 6% for up to 30 years, with deferred payments possible at or below 50% of median. DHCD’s Special Targeted Applicant Rehabilitation (STAR) program adds funding for lower-income owners in participating counties. Apply through your county housing office or DHCD.
Which roof should you pick in Maryland?
The right Maryland roof depends on the roof’s slope, the house’s location and how long you plan to stay. This table maps common Maryland situations to a starting recommendation; a contractor’s inspection and your local permit office have the final say.
| Your situation | Starting recommendation | Why |
|---|---|---|
| Suburban pitched roof, selling within 10 years | Architectural asphalt shingles | Lowest cost per sq ft; Cost vs Value 2025 shows 85.2% of an asphalt job recouped at resale in the DC market |
| Staying long term, wind-exposed lot | Architectural shingles with a high-wind nailing pattern, or metal | Wind dominates Maryland storm reports; metal costs about $8.50 to $17.50 per sq ft |
| Baltimore rowhouse with a flat roof | EPDM, TPO, PVC or modified bitumen membrane | IRC R905.2.2 limits asphalt shingles to slopes of 2:12 or more; party-wall and parapet flashing drive the price |
| Existing slate in a historic district | Repair or replace in kind; check for a HAWP or local review first | A material change may need preservation approval before a building permit |
| Roof already has two layers or is water-soaked | Full tear-off to the deck | IRC R908.3.1.1 bars another recover layer |
| Household income at or below 80% of area median | Ask DHCD or your county about the Housing Rehabilitation Program | Loans up to $50,000 at 0% to 6% for eligible owner-occupants |
Frequently asked questions
How much does a new roof cost in Maryland?
A new architectural asphalt roof in Maryland typically costs about $4.50 to $10 per square foot installed, per Fixr, or roughly $9,000 to $20,000 for a 2,000 sq ft roof. Fixr puts the typical Maryland job at $21,000 for a 3,000 sq ft roof. Metal runs about $8.50 to $17.50 per square foot and slate about $14.50 to $20, so material choice can double or triple the total.
How much does it cost to replace a roof on a 2,200 square foot house?
A 2,200 sq ft two-story Maryland house has about 13.5 squares of roof at a 6/12 pitch, so asphalt shingles may cost roughly $6,300 to $13,600. A one-story house of the same floor area has about 27 squares and may cost roughly $12,600 to $27,200. These are Roofing Brief estimates using This Old House and Remodeling per-square-foot prices; steep pitches and dormers raise them.
Is $30,000 too much for a roof?
Not always. Remodeling’s 2025 Cost vs Value report priced a 3,000 sq ft laminated shingle roof with two skylights at $30,138 in the Washington, DC market, and Baltimore’s 2024 figure was $32,206. For a typical 15 to 20 square asphalt roof in Maryland, though, $30,000 is well above published ranges, so ask the contractor to itemize area, tear-off, decking and flashing.
Will insurance cover a 20 year old roof?
Often yes for sudden storm damage from a covered peril such as wind or hail, but not for wear from age. On an older roof, many policies pay actual cash value, which subtracts depreciation, so a 20-year-old roof may get a much smaller payout than a newer one. Some insurers also restrict or decline to renew older roofs. Check your policy’s loss-settlement terms and any roof endorsement.
What is the 25% rule for roofing?
The 25% rule is a Florida Building Code provision that historically required a full reroof when more than 25% of a roof section was repaired within 12 months; Florida narrowed it in 2022. Maryland’s codes, based on the 2021 International Residential Code, carry no statewide equivalent. Local permit triggers vary, for example Hagerstown requires a permit when more than 20% of the sheathing is replaced.
Do you need a license to replace a roof in Maryland?
Yes. Maryland requires a Maryland Home Improvement Commission contractor license for home improvement work, including residential roofing, with no minimum job value (Business Regulation 8-301). Licensed contractors must carry at least $500,000 of general liability insurance, and only work by a licensed contractor qualifies for the MHIC Guaranty Fund, which can repay up to $30,000 of actual loss.
Do you need a permit to replace a roof in Maryland?
It depends on the county or city, because Maryland permits are issued locally. Hagerstown requires one when over 20% of the sheathing is replaced or the covering type changes, while Calvert County exempts shingle-only replacement inside the Chesapeake Bay Critical Area. Historic properties in Montgomery County need a Historic Area Work Permit. Ask your local building office before work starts.
Sources
- U.S. Bureau of Labor Statistics, Occupational Employment and Wage Statistics, May 2025, Roofers (SOC 47-2181): U.S., Maryland, Baltimore-Columbia-Towson and Washington-Arlington-Alexandria estimates.
- Remodeling magazine (published on JLC Online), 2025 Cost vs Value Report, Washington, DC and South Atlantic; 2024 Cost vs Value Report, Baltimore; 2025 Roofing Replacement (Asphalt Shingles) project specification.
- Fixr, Roof Replacement Costs in Maryland, updated January 31, 2025.
- This Old House, The Cost of a Roof Replacement in Maryland, 2026.
- COMAR 09.12.51.04, Maryland Building Performance Standards, incorporation by reference (2021 IBC, IRC, IECC); Maryland Department of Labor, Building Codes Administration notice of proposed 2024 code adoption.
- International Code Council, 2021 International Residential Code, Sections R905.1.2, R905.2.2 and R908.3.1.1.
- Annotated Code of Maryland, Business Regulation 8-301, 8-302.1, 8-405, 8-501 and 8-617; Insurance 27-407.2; Tax-General 11-104. COMAR 03.06.01.19.
- Maryland Department of Labor, Maryland Home Improvement Commission, licensing, contract and Guaranty Fund guidance.
- Maryland Department of Housing and Community Development, Maryland Housing Rehabilitation Program.
- Montgomery County Historic Preservation Commission, Historic Area Work Permit approvals under County Code Chapter 24A.
- NOAA National Centers for Environmental Information, Storm Events Database, 2016 to 2025, as compiled in The Roofing Brief metro pages.
- Public Law 119-21, Sections 70505 and 70506.
Reviewed by The Roofing Brief Team. Last reviewed: October 2026. Prices, code editions and program terms change; confirm current figures with your contractor, local building office and the agencies named above.