Shingle Roof Replacement Cost in Beverly, Massachusetts
A shingle roof replacement in Beverly typically runs $6,100 – $17,500 installed — $375 – $750 per square (100 sq ft) — from 3-tab up to architectural grade, tear-off included.
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Shingle roofing cost by grade.
Installed prices for a full shingle replacement in Beverly. Roofers quote per square (100 sq ft) — a typical single-family roof runs 17–25 squares.
- 3-tab shinglesFlat profile, 15–20 year typical service$6,100 – $11,500
- Architectural shinglesDimensional, 25–30 year — the U.S. default$8,800 – $17,500
- Designer / premium shinglesSlate and shake look-alikes$13,000 – $27,500
- Underlayment & ice barrierSynthetic felt, ice & water shield where code requires$550 – $2,200
- Deck repair (plywood)Replacing rotted sheathing, priced by extent$550 – $2,800
- Tear-off & disposalOld layers off, dumpster included$1,100 – $3,300
- Permits & inspectionVaries by municipality$275 – $1,100
* Adjusted for Beverly's labor market — an on-site measure sets the square count.
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Indicative range based on Beverly-adjusted rates. Deck condition, flashing, and contractor overhead may shift the final invoice. Get written quotes from licensed roofing contractors before signing.
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Before you sign: the quote checklist
- Get quotes from at least 3 licensed roofing contractors in Beverly.
- Make sure every quote itemizes tear-off, underlayment, flashing, and disposal.
- Verify licensing and insurance before hiring — ask for certificates, not promises.
- Ask about both the material warranty and the workmanship warranty — they differ.
Shingle Roof in Beverly: what matters
Beverly's historic neighborhoods, like the North Beverly area, feature many older homes with roofs that have weathered decades of New England winters. From heavy snow loads to nor'easters, the local climate takes a toll on asphalt shingles. If your home's roof is showing signs of age—curling shingles, leaks, or granule loss—replacement may be the practical next step. This guide covers what Beverly homeowners should know about shingle roof replacement costs, focusing on local factors that influence pricing. Understanding these variables helps you plan for a major home investment without surprises.
Why Shingle Roof Replacement Costs Vary in Beverly
Several factors unique to Beverly affect replacement costs. The age of your home matters—many houses in the Beverly Cove area have steep roofs that require extra safety measures and labor. Massachusetts building codes mandate specific underlayment and ice-and-water shield requirements, especially along eaves, which adds material costs. Local disposal fees for old shingles and packaging can vary by transfer station. Labor rates reflect the higher cost of living in the North Shore region. Additionally, permit fees from the city's permitting office are required for any roof replacement. All these elements combine to create a range of project costs.
Beverly by the numbers
U.S. Census Bureau · ACS- 41,611
- Population
- 9,840
- Homeowners
- $564,200
- Median home value
- $98,474
- Median income
- 1958
- Median home built
- 17,317
- Housing units
9,840 homeowner households, median home built 1958 — a housing stock where many roofs are at or past their service life. Local labor sets the rate roofers charge in Beverly.
Common Reasons Beverly Roofs Need Replacement
Ice Dam Damage
Beverly's freeze-thaw cycles cause ice dams along eaves, forcing water under shingles and damaging the roof deck. Repeated damage often necessitates full replacement.
Wind-Lifted Shingles
Nor'easters and coastal storms can lift or tear off shingles, especially on older roofs. Missing or loose shingles compromise the roof's integrity.
Granule Loss from Sun Exposure
South-facing slopes on Beverly homes receive intense UV radiation, accelerating granule loss. This reduces shingle lifespan and leads to premature aging.
Algae and Moss Growth
Shaded, damp areas—common in Beverly's wooded lots—promote algae and moss, which retain moisture and degrade shingle surfaces over time.
Snow Load Stress
Heavy snow accumulation on older roofs can cause sagging or structural stress. Repeated loading and thawing weakens the roof system.
What to Expect During a Beverly Roof Replacement
In Massachusetts, roofing contractors must hold a valid state license. Your local building department will require a permit for the replacement. The process typically begins with a thorough inspection and measurement of your roof. After materials are delivered, the crew tears off old shingles and inspects the deck for rot. They install new underlayment, ice-and-water shield at eaves, and drip edge. Shingles are then nailed in place, followed by ridge vent installation. A final inspection by the city ensures code compliance. Expect the job to take several days, depending on roof size and complexity.
Shingle Roof pricing near Beverly
Shingle Roof cost questions — Beverly
How long does a shingle roof last in Beverly's climate?
Asphalt shingle roofs in Beverly typically last 20-25 years, but exposure to nor'easters, ice dams, and UV rays can shorten that lifespan. Regular inspections help you gauge when replacement is needed. Factors like roof slope, ventilation, and shingle quality also affect longevity.
What Massachusetts contractor licensing is required for roof replacement?
Massachusetts requires roofing contractors to hold a Construction Supervisor License (CSL) issued by the state. Additionally, they must register with the Home Improvement Contractor program. Always verify a contractor's license and insurance before hiring.
When is the ideal time to replace a roof in Beverly?
Late spring through early fall offers the most reliable weather for roof replacement. Mild temperatures allow shingles to seal properly. However, experienced crews can work in cooler months as long as conditions are dry and above freezing.
Do I need a permit for a roof replacement in Beverly?
Yes, the city's permitting office requires a building permit for any roof replacement. Your contractor typically handles the permit application. The permit ensures the work meets local building codes and may trigger a final inspection.
How do I choose a roofing contractor in Beverly?
Look for a contractor with a valid Massachusetts CSL, general liability insurance, and workers' compensation. Ask for local references and check online reviews. Get multiple written estimates that detail materials, labor, and warranty terms. Avoid high-pressure sales tactics.
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