Pricing guide
What roofing costs in Madison
Real 2026 ranges for Madison and Dane County — repairs by job, replacement by house size, ice dam work, metal versus shingle — and the things that move a quote. These are typical ranges, not a quote; every roof gets a written price after we've walked it.
Three numbers that set the price
Every Madison roof quote starts with three: squares (100 sq ft of roof each), pitch, and layers coming off. A 1,100 sq ft Eastmorland ranch is 14–17 squares at 4/12 with one layer. A 1,500 sq ft Tenney-Lapham two-story is 18–24 squares at 10/12 with dormers and, often, two or three layers. The second costs more per square and takes twice as long. These are typical ranges, not a quote.
Replacement, by the kind of house you have
Architectural shingles installed run $450–$800 per square, with tear-off, synthetic underlayment, ice barrier at eaves, valleys and penetrations, new flashing and boots, ridge vent, the permit and cleanup.
| Madison house | Squares | Architectural shingle | Standing-seam metal |
|---|---|---|---|
| Postwar ranch, Westmorland, Nakoma, Eastmorland | 14 – 17 | $9,000 – $12,000 | $19,000 – $30,000 |
| Century two-story, isthmus or Vilas, dormers, steep | 18 – 24 | $10,500 – $18,000 | $25,000 – $42,000 |
| 1990s two-story, Blackhawk or Hawks Landing | 22 – 28 | $11,000 – $20,000 | $28,000 – $48,000 |
| 2000s two-story, Sun Prairie or Verona, valleys and a bonus room | 28 – 34 | $14,000 – $24,000 | $36,000 – $60,000 |
| Custom, Middleton Hills, Bishops Bay, Shorewood Hills | 40 – 50 | $20,000 – $36,000 | $50,000 – $90,000 |
Exposed-fastener metal panels fall between the columns at $800–$1,300 per square. Three-tab shingles save about 15% and we don't put them on under Wisconsin wind and snow.
Repairs
| Job | Madison range |
|---|---|
| Pipe boot | $250 – $450 |
| Wind-lifted or missing shingles, one small area | $300 – $800 |
| Skylight flashing kit | $400 – $900 |
| Eave rebuild after an ice dam | $400 – $1,500 |
| Valley re-lay with membrane | $500 – $1,200 |
| Dormer or wall step flashing | $450 – $1,100 |
| Chimney step and counter-flashing | $600 – $1,500 |
| Ice dam steam removal | $400 – $1,200 per visit |
| Emergency tarp | $300 – $700 |
| Cut in a ridge vent | $500 – $900 |
| Decking | $90 – $150 per sheet |
The typical repair visit is $300–$1,500. When a repair on a roof past 18 years crosses $2,500, we put the replacement number next to it and let you choose.
The lines that are specific to Madison
Three items on a quote here matter more than they would in a mild climate, and they're where cheap quotes cut corners.
Ice barrier distance. Code requires membrane from the eave to 24 inches past the inside of the exterior wall. On a low-slope ranch that's often the first six feet; with an ice dam history we run it further. A quote should state the distance in feet.
Decking allowance. Two decades of ice at the eaves rots plywood. Plank decking on old houses needs an overlay before it can take modern nails, which can add $2,000–$4,000. The quote should carry a per-sheet price, not "as needed."
Ventilation. Ridge vent, cleared soffits and baffles. Roof ventilation Madison attics are missing is why so many 20-year-old roofs here look 30. A few hundred dollars now, thousands later.
What else moves it
- Pitch past 8/12 needs staging: add 10–20%. That's most of the isthmus.
- Layers. A second layer adds $1,000–$2,500 in labor and disposal; a third, which we still find on 1920s houses, more.
- Cut-up roofs. Every valley, dormer, skylight and chimney is flashing work. A Middleton Hills house with four dormers is the expensive end.
- Access. Narrow isthmus lots, fenced yards, a back slope with no driveway under it.
- Class 4 shingles add $30–$80 per square and earn a discount from some insurers, worth it in a hail corridor.
- Timing. Prices don't move with the season, but after a June hailstorm the wait for anything that isn't leaking is three to six weeks. December and January are often the fastest.
Reading the quotes side by side
A roof estimate Madison roofers hand you that's $3,000 under the others has left something out. Look for: tear-off versus roof-over; synthetic underlayment; ice barrier in feet; a named shingle line and its wind rating; six nails; a per-sheet decking price; new flashing, not reused; ridge vent and soffit work; the permit; and both warranties in years. Our post on what a roof replacement costs in Madison goes house by house; repair versus replacement is for when you're not sure you need one.
Insurance, financing, rebates
Hail and wind are insurance. Age and ice dams from a leaky attic are not. Roof financing Madison contractors offer runs through manufacturer programs at 12–60 months, and a home equity line is frequently cheaper on a $15,000 roof. Focus on Energy rebates can offset attic air-sealing and insulation done with the roof. Roof replacement cost Madison homeowners actually pay is the number on the written quote.
Services
Roof Repair
Leaks at flashing, boots, valleys and skylights, wind-lifted shingles, soft decking — found from the attic, fixed with a written price.
Roof Repair →Roof Replacement
Tear-off to the deck, synthetic underlayment, ice-and-water shield past code, architectural shingles with six nails. $9,000–$22,000 on most homes.
Roof Replacement →Ice Dam Repair & Prevention
Steam removal that doesn't chip shingles, repair of what the water ruined, and the attic air-sealing and ventilation that keep it from coming back.
Ice Dam Repair & Prevention →Hail & Wind Damage Repair
Tarping, photo documentation from the roof, a scope your adjuster can follow, and the repair — for the hail and straight-line wind Dane County gets every spring.
Hail & Wind Damage Repair →Roof Inspection
A walked inspection with photos and a written report — for buying a house, filing a claim, or finding out how many winters the roof has left.
Roof Inspection →Questions we get asked
What does a new roof cost on a 2,000 sq ft Madison house?
Figure 24–30 squares, so $12,000–$22,000 in architectural shingles with full tear-off and $30,000–$52,000 in standing-seam metal. A plain gable on a ranch-style footprint lands low; a two-story with valleys, dormers and a 10/12 pitch lands high.
Repair or replace: which is cheaper in the long run?
Repair when the roof is under about 18 years and the trouble is in one or two places: a boot, a valley, a flashing, an eave that ice-dammed once. Replace when granules are everywhere, there are two layers, or it's the third repair in two years. After that you're renting time at a bad rate.
Are estimates free in Madison?
Ours are, in writing, for repairs and replacements. A formal inspection report for a real estate deal is $150–$300 and is credited if we do the work. A company charging for a replacement quote is charging you for the sales pitch.
Need roof work in Madison?
Call for a free estimate. Mon–Sat 7am–7pm.