How Much Does Roofing Cost in Minneapolis, MN?
A composition shingle reroof across Minneapolis tends to land in an estimated $11000–$30000, with the final number shaped by pitch, how many layers already sit on the deck, and whether the sheathing under an older Tangletown or Seward roof has taken on rot from years of ice dams.
Square footage is the starting point, not the answer. A steep Queen Anne roofline in Lowry Hill takes more time and safety setup than a low-pitch ranch near Diamond Lake, and that time shows up in the bid.
Estimate Your Roofing Cost in Minneapolis
Tear-off costs more than laying new shingles over old ones, since the deck has to be exposed and checked. Many Longfellow and Seward homes built before 1940 still have boards under that first layer, and boards change the math.
Make a selection in all three and the estimated range appears here. If JavaScript is off the menus will not respond, which costs you nothing: the tables on this page carry the identical numbers.
Planning figure only, never a quotation. The real total depends on the pitch and the number of squares, how much decking turns out to be sound once the old roof is off, and what the flashing details need, and all of that comes to you in writing before anything is ordered. None of your selections are sent anywhere.
Roofing Prices in Minneapolis by Service
Some older homes near Prospect Park or Linden Hills were reroofed more than once without a full tear-off, so a crew may find two or three layers already there. Minnesota code limits how many layers can stack, which affects the quote.
| Service | Typical job | After-hours call-out adds |
|---|---|---|
| attic ventilation and insulation upgrades | an estimated $450–$2600 | an estimated $125–$275 |
| Gutter Repair & Replacement | an estimated $1200–$4800 | an estimated $300–$725 |
| Flat & Low-Slope Roofing | an estimated $9000–$26000 | an estimated $2250–$5400 |
| Emergency Roof Tarping | an estimated $350–$1400 | an estimated $100–$200 |
| Flashing & Chimney Repair | an estimated $350–$1900 | an estimated $100–$200 |
| Gutter Cleaning & Gutter Guards | an estimated $175–$500 | an estimated $50–$100 |
What Changes the Price: Job Size
Ice dams do real damage here that other climates never see. A roof shaded most of the day near Cedar Lake or Bde Maka Ska holds snow longer, and repeated freeze-thaw at the eaves wears on shingles faster than open sun exposure does.
| Job size | What it covers | Estimated cost | Typical time on site |
|---|---|---|---|
| Leak Point Repair | This band handles an isolated fix: a flashing leak at a chimney or valley, a handful of wind-lifted shingles, or ice dam damage along one eave near Kingfield or Tangletown. It stays limited to that trouble spot, not a full slope, and skips any decking or ventilation work entirely. | an estimated $7700–$28500 | Once the pros are on the roof, most jobs like this close out in a few hours to a full day. Ice dam repairs near the eaves sometimes need a return visit after a hard freeze to confirm the fix held through another Minneapolis cold snap. |
| Partial Slope Reroof | One slope, often the north face shaded by mature trees in Linden Hills or Fulton, is torn off to bare decking and reroofed with new underlayment and shingle. This suits a foursquare where hail or wind damaged one side but the rest of the roof is still sound. | an estimated $11000–$39000 | Figure a single day, occasionally spilling into a second if the deck underneath a Longfellow or Fulton bungalow needs extra fastening. Minneapolis crews favor scheduling this outside a hard freeze stretch, since shingles seal better once temperatures climb well above freezing. |
| Full Roof Tear-Off | Every slope comes off down to the decking. Rotted or storm-damaged sheathing near Seward or Powderhorn Park homes gets replaced, then new underlayment, flashing, and shingle go on across the whole roof, not just the visible side. | an estimated $14300–$54000 | A full tear-off and reroof generally takes two to three days on a typical Minneapolis lot, stretching longer on steep-pitched Foursquares near Lowry Hill or homes with multiple dormers. Crews also build in time to inspect for hail bruising left from summer storms. |
| Reroof Plus Attic Ventilation | A full tear-off paired with fixing blocked or undersized attic ventilation, a common issue in pre-1940 bungalows near Cedar-Isles-Dean or East Isles where insulation was never brought up to modern standards, which drives repeat ice damming. | an estimated $19800–$78000 | Budget four to six days here, since correcting attic airflow and swapping old sheathing for solid decking on a Prospect Park or Seward-area home takes real hours beyond a standard reroof. Colder stretches of the season can push this timeline out further. |
Cost by Where the Problem Is
Flashing around chimneys and valleys is where Minneapolis roofs usually start leaking, and fixing it properly costs more than a patch. Older homes near Whittier or Powderhorn Park with brick chimneys need extra care where masonry meets shingle.
| Where on the roof | Estimated cost | Why it varies |
|---|---|---|
| A Longfellow bungalow near the Mississippi River bluff usually runs smaller than a Foursquare in Tangletown or Fulton, and that square footage gap between neighborhoods changes the bid before a crew ever climbs a ladder in Minneapolis. | an estimated $600–$2800 | Squares set the shingle order and the labor hours, plain and simple. A 1,600-square-foot roof takes noticeably fewer bundles and less time than a sprawling place near Lake Harriet, and that gap shows up on the invoice. |
| Foursquares and Queen Anne homes near Tangletown and Kenwood often stack dormers and cross-gables into one roofline, unlike the simpler bungalow pitches common in Longfellow. Crews spend more time on cut valleys and flashing joints where these roof planes meet, and that labor shows up in the bid before a single shingle goes down. | an estimated $500–$2200 | A steep pitch means every bundle gets carried or roped up instead of stacked and walked into place. That slower footing and the added harness time turns into more labor hours on the bid. |
| Two-story Queen Anne and Colonial Revival homes near Lowry Hill outnumber the single-level ramblers found in parts of Camden or Folwell, and floor count shapes ladder setup before the first shingle comes off. | an estimated $700–$2600 | Working a second story means longer ladder runs and more trips carrying shingle bundles up rather than stacking them at ground level, and some jobs call for renting a lift for the day. |
| Bryn Mawr and Linden Hills lots often set the garage back from the curb, so a trailer can sit near the alley without blocking the street. Older Whittier blocks with shared driveways and tight side yards mean the same trailer may have to stage out front, adding a haul distance that shows up in the bid. | an estimated $450–$1900 | Tight staging means tear-off debris gets carried by hand to the trailer rather than dropped straight in from the roof edge, and that extra carrying time adds labor cost a wide driveway avoids. |
| Homes near Nicollet Mall and the Mill District sit close to supply routes crews already use, while addresses further out toward Bloomington or Brooklyn Park mean a longer haul for every material delivery. | an estimated $400–$1800 | A longer haul out to the edges of the metro burns more fuel and more of the workday just getting materials to the site, time that a job closer to central Minneapolis simply does not need. |
| Pre-1940 bungalows common through Seward and Longfellow sometimes still carry an old layer underneath the visible shingles, something newer construction near Diamond Lake typically does not have to deal with. | an estimated $600–$4800 | Minnesota's building code lets one old layer stay under new shingles in some cases, but a roof already carrying two layers has to be stripped bare first. Bungalows in Seward and Keewaydin from the early 1900s often picked up that second layer decades ago, so tear-off cost gets added before the new roof goes on. |
| Shaded lots backing onto Theodore Wirth Park or wooded stretches near Minnehaha Creek hold snowmelt and moisture longer than open blocks in Linden Hills, and that lingering dampness works against old sheathing over time. | an estimated $1800–$9000 | Ice dams back water up under shingles every winter in older Minneapolis housing stock, and by the time a crew opens up a roof near Powderhorn Park or Cooper, some sheathing underneath is often soft or delaminated. Each board pulled out and replaced gets tallied separately once the old shingles are off. |
| A single-family foursquare near Powderhorn Park prices differently than a duplex-style property common in Cedar-Riverside, where two rooflines under one address change how the work gets staged and disposed of. | an estimated $11000–$30000 | Separate rooflines on one address mean the setup, the teardown, and the haul-away steps happen twice instead of once, and that repeated effort is what moves the price rather than the square footage alone. |
Six Things That Decide Your Final Price
Gutters often get replaced alongside a reroof, since a full basement sits below grade and needs water shed away from the foundation, not pooled against it. This matters on clay-heavy soil, which swells and shifts more than sandy ground does.
Roof Pitch and Ease of Access
A steep-roofed foursquare in Tangletown takes longer to bid and work than a low-pitch rambler near Diamond Lake. Steeper pitch means harnesses, roof jacks, and slower footing, which adds labor hours before the first shingle comes off. Flatter roofs let the crew move material and set up faster, but flat sections near Powderhorn Park need careful attention to drainage so water doesn't sit after a summer thunderstorm. Pitch is usually the first thing a bid accounts for.
Tear-Off or Overlay Job
Layer count on a Minneapolis roof changes the labor line before anything else gets measured. A house near Tangletown or Fulton with one original layer of shingles is a faster tear-off than a foursquare that already got a re-cover decades back. Stripping two layers takes longer, fills more disposal, and often turns up decking problems the first layer hid. Quotes should say plainly how many layers are up there and what removing each one adds to the bill.
What the Decking Shows
Once the old shingles come off, the deck itself sets the real price. Minneapolis winters push snowmelt and ice dams into roof edges for weeks at a stretch, and a bungalow near Longfellow or Seward with decades of that cycle can hide soft or delaminated plywood under sound-looking shingles. Sections that flex or feel spongy underfoot get replaced board by board, and that labor and lumber only shows up once the tear-off is underway, not before.
Flashing at Chimneys and Vents
Roofs in Minneapolis rarely give out across a whole slope at once. Trouble shows up first around chimneys, skylights, and vent stacks near neighborhoods like Kingfield or Prospect Park, where flashing has to shed water on a tight angle instead of a flat run. More penetrations mean more seams to seal correctly, and a roof with a chimney plus several vents costs more to flash right than a plain gable with none of that.
Shingle, Slate, or Standing Seam
Material moves the number further than anything else on this list. Three-tab shingle, architectural laminate, an impact-rated Class 4 shingle, standing seam metal and slate are five different prices and five different service lives, and owners here often ask about Class 4 specifically after a hail season. Weight is the other half of the question. Slate and tile are heavy, and on a Longfellow bungalow or a Marcy-Holmes house built before 1940 the framing has to be looked at before anyone commits to a covering that weighs several times what came off.
Season and Site Access
A detached garage roof reachable from the alley in Cedar-Riverside costs less to service than a steep urban lot near Loring Park with no easy spot for a dumpster or material lift. Timing matters too: work books up fast after a hailstorm rolls through the metro, and cold-weather installs near or below freezing need different handling for shingles to seal properly, which can shift both scheduling and price.
What Is Free and What Costs Extra
Attic ventilation gets checked on most Minneapolis reroofs, since a blocked soffit vent traps heat in summer and worsens ice damming in winter. Correcting airflow now, on a foursquare near Fulton or Kingfield, costs less than fixing rot later.
| Service | Estimated price |
|---|---|
| Roof deck board replacement | $80 to $130 per sheet |
| Open sheathing filled in solid | $2.75 to $5 per sq ft |
| New flashing at chimneys, skylights | $325 to $850 each |
| Gutter run sized for ice dams | $9 to $16 per foot |
| Attic ventilation brought to code | $450 to $950 total |
| Foursquare or steep-roof access fee | 15 to 25 percent extra |
| Ice dam and gutter debris clearing | $250 to $500 visit |
Does Homeowners Insurance Cover Roofing in Minnesota?
Minnesota charges sales tax on the full roofing contract, materials and labor together, not materials alone. The percentage owed depends on which Hennepin County jurisdiction the house sits in. A written bid should list that tax as its own line, separate from the job total.
Often claimable
- A Mississippi River bluff windstorm snaps a mature tree limb onto the roof deck.
- Straight-line derecho winds tear off a whole slope of shingles in one storm.
- Golf-ball hail from a summer thunderstorm cracks shingles across the roof in one date.
- Wind-driven rain gets past storm-torn flashing near Lake Harriet and stains a ceiling.
Usually not covered
- Shingles worn thin from age alone: gradual wear, not a covered loss event.
- Ice dam leaks from years of poor attic insulation: a maintenance gap, not storm damage.
- A bungalow roof past its rated years near Linden Hills: expected wear, not a claim.
- Flashing installed wrong the first time: the original installer's error, not the insurer's problem.
- Gutters clogged for seasons and left to back up: skipped upkeep, not an insurable event.
Permit rules track the scope of the tear-off, not the neighborhood. Strip an East Isles or Longfellow roof to bare sheathing and Minneapolis will expect an application and inspection; a smaller patch after hail damage near Powderhorn Lake often clears without one.
Why the Cheapest Quote Usually Costs More
Spring hail and summer thunderstorms bring one busy season for Minneapolis roofers, and the short window before winter brings another. Booking before the first snow means less waiting than calling once ice dams are already forming on the eaves.
A Second Layer, Not a Tear-Off
A low bid on a Minneapolis tear-off sometimes means only the top layer comes off, leaving the original shingles as a base course. Nailing through two layers gives fasteners less to grip, so shingles work loose sooner in a hard freeze. The crew skips checking the deck under the old layers, so soft plywood near Powderhorn Park or Longfellow goes unnoticed until a leak shows up in the attic. Get the tear-off written into the bid, not assumed from a verbal quote.
Nobody Checked the Sheathing
Pulling the old roofing off a Minneapolis foursquare or Queen Anne is the only real chance to look at the plywood or plank deck underneath. Years of ice dam melt backing up under old shingles can soften or rot that wood quietly, with no sign from the attic below. A rushed low bid tears off, skips the walk-through, and nails new shingles straight over deck damage that a proper inspection would have caught and priced separately before closing it up.
Felt Where Ice-Dam Protection Belongs
Minneapolis winters push meltwater back up under shingles at the eaves and valleys, then refreeze it there, which is exactly what ice dams are. Basic felt paper is not built to seal around the nails that hold shingles down, so water finds its way through the smallest gap. The right underlayment for eaves, valleys, and low-slope sections here is a different product entirely, and swapping it for felt to save a few dollars shows up as a ceiling stain by February.
No Permit on File Anywhere
Flashing around chimneys and valleys does the hardest work on a Minneapolis roof, and a low bid sometimes reuses the old metal instead of replacing it. Bent, thinned flashing looks fine from the street in Longfellow or Seward but leaves gaps where snowmelt backs up during a thaw. Written warranties disappear the same way: a verbal promise from a crew that's already gone by the next ice storm isn't worth much when the ceiling stains.
Bring in more than one bid, and insist each roofer actually gets up on the house instead of guessing from Nicollet Mall traffic. Numbers built off satellite photos or a curbside glance in Cedar-Riverside tend to grow once ladders come out and the real pitch and layers show up.
Estimates Across Hennepin County
Require a lien waiver at each payment, signed by the roofing company and anyone supplying materials for the job. Minnesota allows an unpaid supplier to file a mechanic's lien against a Linden Hills or Prospect Park property even after the homeowner already paid the contractor in full.
Downtown West · Downtown East · Loring Park · Linden Hills · Fulton · Kingfield · Longfellow · Edina · Bloomington · Golden Valley
Frequently Asked Questions
How much does a new roof cost in Minneapolis, MN?
Most Minneapolis homes take an estimated $11000–$30000 for a full tear-off and a new architectural composition roof, including underlayment, flashing, disposal and the permit. A larger or steeper roof, or a switch to metal or cedar, sits above that. What moves the figure most is the number of squares, the pitch, and how much decking turns out to be soft once the old roof is off. The inspection is free and the figure is written down before anything is ordered.
Is the roof inspection really free?
Yes. One of the licensed pros we connect you with goes up, photographs what they find, and leaves you a written estimate at no cost and with no obligation. A paid survey only makes sense when you need a report for a sale or an insurer, and that is an estimated $150–$500.
Why do two quotes on the same roof come back so far apart?
Almost always because they are quoting different work. One may be a layover and the other a full tear-off; one may include new valley and chimney flashing and the other reuse it; one may carry a per-sheet rate for replacing bad decking and the other stay silent about it. Ask all three questions of every quote and the numbers usually move a lot closer together.
How much does a roof repair cost?
A contained repair runs an estimated $400–$2200 in most cases: a cracked pipe boot, a run of lifted shingles, a length of failed step flashing. What pushes a repair up is access rather than materials, so a second-story valley behind a steep dormer costs more than the same repair on a garage. Where the repair is the fourth on the same roof, the honest answer is usually a replacement.
How much does it cost to have moss taken off a roof?
An estimated $400–$1600 for a typical house, depending on how much shade the roof sits under and how deep the growth has got into the seams. It is priced as a treatment rather than a pressure wash, because pressure blows the granules off a composition roof and takes years off it. Where moss has already lifted the shingles, the cleaning is the cheap part and the repair underneath is not.
How much does a flat or low-slope roof cost?
An estimated $9000–$26000 for a residential low-slope section - a porch, a dormer, a flat-roofed addition. It is a completely different system from the shingles around it, welded or torched rather than nailed, and it is quoted separately for that reason. Ponding water and a failed edge detail are what usually bring one to the end of its life.
What if the leak comes back?
Then it was not the source. Water travels along a rafter and shows up feet from where it got in, so a repair aimed at the stain rather than the entry point can look successful for a season. Work should carry a written workmanship warranty, and a leak that returns in the same place is a callback rather than a new job.
Does homeowners insurance cover a roof?
Sudden accidental damage from a covered event is generally claimable - wind lifting shingles, a limb coming down, hail an adjuster can identify. Age, wear, granule loss and moss are treated as maintenance and are not. The line between the two is where most claims are decided, so photograph the damage and the date, and keep the emergency tarping receipt.
Can I get a firm price over the phone?
A realistic range, yes, once we know roughly the size of the house and what is wrong. A firm price needs somebody on the roof, because the two things that move it most - the pitch and the state of the decking - cannot be judged from the ground.
Are there call-out charges or hidden fees?
No. The written estimate is the price for the work described. If the tear-off finds something bigger, you are told before it is done and you decide - which is exactly why the per-sheet decking rate belongs on the estimate from the start.
How can I keep the cost down?
Book in the dry months rather than in an emergency, and deal with the small things early. Clearing the gutters and keeping moss off costs an estimated $175–$500 and $400–$1600; letting either run turns a maintenance job into decking replacement. A roof caught with one soft sheet is a very different quote from one caught with twelve.
Do you cover the towns around Minneapolis?
Yes. We cover Minneapolis and the surrounding Hennepin County communities, including Downtown West, Downtown East, Loring Park, Linden Hills, Fulton, Kingfield, Longfellow, Edina, Bloomington, Golden Valley. Pricing is the same across the service area.
What A Roof Runs Here
A cost page can only get you close, because a tear-off on a Kingfield foursquare with layers of old shingle costs differently than a straightforward reroof on a Fulton bungalow with one layer down. Pitch, decking condition, and whether ice-and-water barrier needs to go in deeper all move the number. Use these figures to understand what drives price, then get a look at your own roof from the licensed pros we connect you with before treating any range as a quote.
Call (612) 493-0152