How Much Does a New Roof Cost in North Dakota?

The ranges

For a typical Minot home of roughly 1,800 to 2,600 square feet of roof surface:

System	Typical total	Per square (100 sq ft)
Architectural asphalt shingle	$9,000 to $22,000	$450 to $750
Class 4 impact resistant shingle	$12,000 to $27,000	$550 to $900
Exposed fastener steel	$12,000 to $22,000	$600 to $950
Standing seam steel	$24,000 to $45,000	$1,100 to $1,900

Swipe the table sideways to see every column.

Roofers price in squares. One square is 100 square feet. A 2,000 square foot roof is 20 squares. If a quote does not state the square count, ask, because that is the number everything else scales from.

What actually moves the price

Pitch

Anything above about 7/12 needs fall protection staging and slows the crew down significantly. Expect 15 to 30 percent more labor on a steep roof than a walkable one.

Layers to tear off

Every existing layer is more labor and more dump weight. A second layer typically adds $800 to $1,800 on an average home. Older Minot and Velva homes commonly have two, occasionally three.

Deck replacement

Nobody knows what the deck looks like until the shingles are off. A good quote states a per-sheet rate up front, usually $70 to $130 per sheet installed. A quote that does not mention decking at all is a quote that will grow.

Complexity

Valleys, dormers, skylights, chimneys and multiple roof planes all cost more than open field area. A simple gable ranch and a cut-up two-story with the same square footage are not the same job.

Access

If the dump trailer cannot get near the house, everything moves by hand. Add cost.

Line items that should be in your quote

• Square count and pitch stated explicitly
• Full tear-off, with number of existing layers named
• Ice and water shield coverage, with the width at eaves and valleys
• Synthetic underlayment across the full deck
• Shingle brand, line and wind rating
• New pipe boots, step flashing and drip edge, not reuse
• Ventilation: ridge vent footage and whether intake is being corrected
• Per-sheet decking rate
• Dumpster, permit, cleanup and magnetic sweep
• Workmanship warranty length, in writing

Line items that are usually padding

• Roof coatings on a shingle roof. They do not extend life meaningfully and they can void the shingle warranty.
• Attic fans sold as an ice dam fix. A powered fan on an under-sealed attic pulls conditioned air up through the ceiling and can make ice damming worse. Air sealing first, then passive balanced ventilation.
• "Deductible assistance." Offering to absorb your insurance deductible is insurance fraud in North Dakota. A contractor who offers it is telling you something about how they handle everything else.

How insurance changes the math

If the replacement is a hail or wind claim, your out of pocket is your deductible, not the total. The important distinction is replacement cost value versus actual cash value. RCV pays the full replacement cost, usually in two payments with the second released once work is complete. ACV deducts depreciation for the age of the roof, so a 15 year old roof might be paid at half. Check your declarations page before you assume.

North Dakota policies frequently carry a separate percentage-based wind and hail deductible. On a $350,000 home a 2 percent wind and hail deductible is $7,000, not the $1,000 you were expecting.

Getting a number you can trust

Three quotes is standard advice and it is right, but only if you are comparing the same scope. Ask each contractor for square count, layer count, ice and water coverage and the per-sheet deck rate. Two quotes $6,000 apart usually turn out to be two different jobs.

Questions we get asked