How Much Does a New Roof Cost in Ann Arbor, MI?
Complete Ann Arbor pricing guide: replacement, repairs, materials, neighborhood cost breakdowns, ice-dam protection, and financing for Washtenaw County homeowners.
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$11,800
Avg. Ann Arbor architectural asphalt replacement (2,000 sq ft home)
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$465
Typical Ann Arbor roof repair call-out
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90+
Hard freeze-thaw cycles per winter in Washtenaw County
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42"
Average annual snowfall in Ann Arbor
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Ann Arbor homeowners typically pay $7,800 to $18,500 for roof replacement, with an average of $11,800 for a 2,000 sq ft home using architectural asphalt shingles. Local roof repair cost averages $465 per call. The factors that really move your final Ann Arbor number are freeze-thaw cycling on Washtenaw County’s clay soils, ice-dam exposure on under-insulated bungalow attics across the Old West Side and Burns Park, historic-district review on protected streets, and whether your contractor carries a Michigan Residential Builder license registered with the City of Ann Arbor.
This guide walks through roofing cost Ann Arbor end to end: home-size and material pricing, neighborhood-by-neighborhood variation from Burns Park to Arbor Hills, repair pricing, climate impact on roof life, financing paths including DTE Energy programs and Michigan Saves, replacement timing, contractor vetting, and a calibrated cost calculator. When you are ready to compare real Ann Arbor bids, jump to the free quote tool or browse the where we serve directory for neighboring Michigan cities.
Ann Arbor Roofing Cost Estimator by Home Size & Material
Ranges reflect Ann Arbor installed pricing including tear-off, synthetic underlayment, ice-and-water shield at eaves and valleys (required by the Michigan Residential Code below the frost line), standard flashing, ridge ventilation, City of Ann Arbor permit, and disposal. Actual roof surface area in Ann Arbor typically runs about 1.35× the living-area footprint because of the moderately steep 5:12 to 8:12 pitches on most pre-war Burns Park, Old West Side, and Water Hill housing stock.
| Home Size | 3-Tab Asphalt | Architectural | Standing-Seam Metal | Synthetic Slate / Tile |
|---|---|---|---|---|
| 1,000 sq ft | $4,000–$5,800 | $4,800–$7,400 | $10,800–$17,000 | $13,800–$22,000 |
| 1,500 sq ft | $5,800–$8,600 | $7,200–$11,200 | $16,200–$25,500 | $20,800–$33,000 |
| 2,000 sq ft | $7,600–$11,400 | $9,500–$14,800 | $21,300–$33,500 | $27,400–$43,500 |
| 2,200 sq ft | $8,400–$12,600 | $10,400–$16,200 | $23,400–$36,800 | $30,100–$47,800 |
| 3,000 sq ft | $11,400–$17,100 | $14,200–$22,200 | $31,900–$50,300 | $41,000–$65,200 |
Ranges assume single-layer tear-off, 5:12 to 8:12 pitch, and standard street access. Double-layer tear-offs (common on century-old Old West Side and Old Fourth Ward homes), 9:12-plus pitches, and dormer-heavy Burns Park bungalows trend toward the high end. Need a smaller starting point? See our 800 sq ft roof guide for compact ranches and Bryant-area cottages.
Ann Arbor Roof Cost Calculator
Enter your home size and select a material for an instant Ann Arbor-calibrated installed price range.
Estimated Ann Arbor installed range will appear here.
Estimate only. Ann Arbor roof area is assumed at 1.35× living-area footprint to account for moderately steep snow-shed pitches. Actual bids vary with pitch, tear-off layers, decking condition, permits, and neighborhood labor.
Ann Arbor Roof Replacement Cost: Complete Material Breakdown
Material choice is the single largest line item on an Ann Arbor replacement bid. The table below shows installed price ranges for every common roofing material in Washtenaw County, with realistic lifespan expectations adjusted for southeast Michigan freeze-thaw and ice-dam stress.
| Material | Installed / sq ft | Ann Arbor Lifespan | Ann Arbor Notes |
|---|---|---|---|
| 3-Tab Asphalt | $3.80–$5.40 | 17–20 yrs | Cheapest entry point. Thin profile fails sooner under Washtenaw freeze-thaw. Suitable only for budget rentals and short-hold flips. |
| Architectural Asphalt | $4.80–$7.40 | 22–28 yrs | Default Ann Arbor choice. Specify algae-resistant granules (GAF StainGuard, CertainTeed StreakFighter) for north-facing slopes shaded by mature street trees. |
| Premium / Designer Asphalt | $6.80–$10.20 | 28–35 yrs | Thicker profile, 130 mph wind rating. Good fit for Burns Park and Old Fourth Ward streetscapes where slate-look character matters. |
| Standing-Seam Metal | $10.50–$16.50 | 45–60 yrs | Best snow-shed performance. Pairs with snow guards on Arbor Hills and Eberwhite slopes that overhang walkways. Highest resale boost in north Ann Arbor. |
| Metal Shingles / Stone-Coated | $9.20–$13.80 | 40–55 yrs | Metal durability with shingle aesthetics. Often the only metal option that clears Old West Side Historic District design review. |
| Synthetic Slate / Composite | $13.50–$21.50 | 50+ yrs | Common on Tudor and Colonial Revival stock in Angell, Ives Woods, and Arbor Hills. Lighter than natural slate — no structural retrofit required. |
| Natural Slate | $22.00–$38.00 | 75–125 yrs | Found on a handful of historic Old Fourth Ward and Division Street mansions. Requires structural eval and slater-trained crew. |
| Cedar Shake / Concrete Tile | $9.50–$18.00 | 22–40 yrs | Rare in Ann Arbor. Cedar shake struggles with Michigan summer humidity; concrete tile is specialty-only and needs engineered framing. |
Asphalt vs Metal: Which Is Better Value in Ann Arbor?
The decision framework is different in Ann Arbor than in a southern metro. Freeze-thaw cycling, ice damming on under-insulated bungalow attics, and historic-district aesthetic limits all shift the durability and approval math. Here is the honest side-by-side for Washtenaw County homes.
| Factor | Architectural Asphalt | Standing-Seam Metal |
|---|---|---|
| Upfront cost (2,000 sq ft) | $9,500–$14,800 | $21,300–$33,500 |
| Ann Arbor lifespan | 22–28 years | 45–60 years |
| Cost per year of service | ~$485/yr | ~$520/yr |
| Snow shed / ice-dam resistance | Average | Excellent (needs snow guards) |
| Hail rating (Class 4 available) | Yes (IR architectural) | Yes (24-gauge) |
| Wind rating | 110–130 mph | 140–180 mph |
| Historic district approval | Almost always | Rarely (use metal shingle) |
| Resale boost | 60–70% of cost | 75–90% of cost |
Bottom line for Ann Arbor: architectural asphalt remains the default choice under $15,000 and is a sound buy if you plan to sell within ten years. Standing-seam metal becomes the better cost-per-year play if you plan to stay in the home 15+ years, if you are already pulling a long-term HELOC, or if your home sits outside a historic district where ice damming is a recurring January headache.
Roof Replacement Cost by Ann Arbor Neighborhood
Pricing within the 48103–48109 zip cluster varies more than most homeowners expect. The drivers are housing age, roof pitch, dormer complexity, historic-district review timelines, and tree-cover cleanup. The table below shows typical architectural-asphalt replacement ranges for a 2,000 sq ft home in each major Ann Arbor neighborhood.
| Neighborhood | Typical Arch. Asphalt (2,000 sf) | Pricing Drivers |
|---|---|---|
| Burns Park | $11,400–$17,200 | Early-1900s stock, complex dormers, tree-canopy debris cleanup. Premium labor near Burns Park Elementary corridor. |
| Old West Side | $11,800–$18,000 | Old West Side Historic District (NRHP). Craftsman bungalows, frame construction, design review adds permit time. Avoid layovers. |
| Old Fourth Ward | $12,200–$18,800 | Historic district. Larger Victorian and Italianate homes with steep pitches and slate-era roof conversions. |
| Kerrytown | $11,600–$17,800 | Mixed historic residential and commercial. Tight downtown staging and parking permits add modest cost. |
| Water Hill | $10,400–$15,800 | Older single-family stock, hilly terrain. Watch for ice-dam exposure on north-facing slopes after Water Hill snow events. |
| Lower Burns Park | $10,800–$16,400 | Adjacent to U of M campus. Mixed owner-occupied and rental stock. Higher decking-replacement rates on rental properties. |
| Eberwhite | $10,200–$15,400 | Mid-century west-side ranches and Cape Cods. Simpler roof lines, easy crew staging, lowest average pricing inside city limits. |
| Bach | $10,600–$16,000 | Adjacent to Old West Side. Pre-war frame stock with periodic decking rot at eaves. Ice-and-water shield non-negotiable. |
| Angell | $11,000–$16,800 | Near central campus. Older homes, premium material preference (designer asphalt, synthetic slate) on Tudor stock. |
| Ives Woods | $11,800–$18,200 | Established west-side neighborhood, larger lots and homes, premium material spec on Colonial Revival and Tudor stock. |
| Arbor Hills | $12,400–$19,500 | Far west residential, larger custom homes. Steeper pitches and complex roof lines. Highest average pricing inside the city. |
| Bryant / Pittsfield Village | $9,800–$14,800 | South Ann Arbor. Mid-century ranches, attached townhomes, and tract-built stock. Simpler scope, easy access, lowest pricing tier. |
Looking for roofing prices in Ann Arbor suburbs? Compare Detroit, Livonia, Dearborn, and Lansing pricing as a southeast-Michigan benchmark.
Roof Repair Cost in Ann Arbor
Most Ann Arbor roof repair calls fall between $200 and $1,800 depending on scope. The price bands below are typical for Washtenaw County roofers carrying standard service trucks. Ice-dam emergency calls during a January thaw-freeze cycle can spike 25–40% above these figures because of after-hours premiums and hazardous-condition staging.
| Repair Type | Ann Arbor Cost Range | Notes |
|---|---|---|
| Missing / wind-damaged shingles (small) | $200–$475 | Common after late-fall and spring gusts. Color-match on older roofs may add $75–$125. |
| Hail-damage patch (single face) | $475–$1,250 | Document damage before insurance inspection. File within your carrier’s window (often 1 year from event). |
| Leak diagnosis + seal | $245–$695 | Many Ann Arbor leaks trace to flashing, not shingles. Insist on thermal or hose test, not just a visual inspection. |
| Chimney flashing rebuild | $450–$1,200 | Top leak source on century Burns Park and Old West Side homes. Step flashing + counter flashing is the correct rebuild. |
| Valley re-flash | $525–$1,475 | Rotted W-valleys are the second leak source. Replace the ice-and-water shield underneath. |
| Ice-dam steam removal | $425–$1,650 | Low-pressure steam only. Hammer and rock salt cause shingle damage and void warranties. |
| Soffit / fascia water damage | $650–$2,400 | Common after repeated ice-dam seasons in Burns Park and Old West Side. Fix the dam source simultaneously or it returns next winter. |
| Pipe boot / vent boot replacement | $200–$425 | Cracked EPDM gaskets are the third leak source after a decade. Cheapest upsell during any roofer call-out. |
| Emergency tarp after storm | $375–$925 | After derecho or tornado events. Typically reimbursable through homeowners insurance with photo documentation. |
How Ann Arbor’s Climate Affects Your Roof
Ann Arbor sits in southeast Michigan, far enough inland to escape the worst Lake Michigan lake-effect snow but firmly inside the Great Lakes freeze-thaw zone, the Midwestern hail corridor, and the eastern edge of the Michigan tornado pattern. That combination produces a very specific stress profile on a roof: heavy wet snow from January through March, brutal freeze-thaw cycling on shoulder-season days that swing from above freezing at noon to single digits overnight, hail exposure from May through July, and the occasional summer derecho or EF-class tornado near Dexter and Saline.
Five climate factors drive more than 80% of Ann Arbor roof failures:
- Freeze-thaw cycling — Washtenaw County logs roughly 90 hard freeze-thaw transitions per winter. Each cycle expands trapped moisture under shingle tabs and inside flashing seams. This is why budget 3-tab asphalt loses 4–6 years of rated life on the typical Ann Arbor house.
- Snow load & ice dams — Average annual snowfall runs about 42 inches, with storm totals occasionally pushing 8–14 inches over a 36-hour event. Poorly insulated attics on older Burns Park, Old West Side, Bach, and Water Hill homes create the textbook ice-dam profile: warm attic, cold eaves, meltwater that refreezes at the gutter line and backs up under shingles. Ice-and-water shield extending to at least 24 inches past the exterior wall is non-negotiable.
- Hail exposure — Michigan ranks in the top 25 nationally for hail insurance claims, and Washtenaw County sees measurable hail roughly 3–5 storms per year. Class 4 impact-resistant shingles qualify for 5–25% homeowners insurance discounts with most carriers active in the Ann Arbor market.
- Tornado / derecho risk — Ann Arbor sits on the eastern edge of the Michigan tornado corridor, with periodic EF0–EF2 touch-downs (the Dexter EF3 event being one notable recent nearby tornado) and near-annual straight-line wind events. Every bid should specify a 110-mph-minimum wind rating; on exposed lots in Arbor Hills or Ives Woods, 130 mph is worth the upcharge.
- Humidity & algae — Michigan summers push 70–85% relative humidity, and north-facing roof slopes shaded by mature street trees develop gloeocapsa magma streaking by year 8–10. Algae-resistant granule packages (GAF StainGuard Plus, CertainTeed StreakFighter, Owens Corning StreakGuard) are cheap insurance at the purchase stage.
The practical implication: spec architectural asphalt or better, require ice-and-water shield at all eaves and valleys, demand a 110 mph+ wind warranty, verify algae-resistant granules on visible north slopes, and price ridge or soffit-to-ridge ventilation into every replacement bid. Skipping any of those four items is the most common reason Ann Arbor homeowners see premature ice-damming failure and algae discoloration within a decade.
Roof Replacement Financing in Ann Arbor
Michigan does not currently run a statewide residential PACE program (PACE in Michigan is commercial-only through Lean & Green Michigan), so Ann Arbor homeowners typically structure roof financing through one of seven channels:
- Home equity line of credit (HELOC) — The cheapest money for most Ann Arbor homeowners with 20%+ equity. Bank of Ann Arbor, University of Michigan Credit Union (UMCU), DFCU Financial, Comerica, and Chase all originate HELOCs with $15,000–$150,000 limits. Interest is typically prime + 0–1.5%. Interest may be tax-deductible when proceeds fund home improvement.
- Home equity loan — Fixed-rate lump-sum alternative to a HELOC. Better if you want predictable payments and do not expect future draws. UMCU and Lake Trust Credit Union offer competitive rates to Washtenaw members.
- Michigan Saves home energy loan — Michigan’s nonprofit green-bank financing program. Roof replacements paired with attic insulation, ventilation upgrades, or Energy Star reflective shingles can qualify. Fixed-rate, no prepayment penalty, originated through participating Michigan credit unions.
- DTE Energy programs — DTE’s Home Energy Consultation and Insulation & Air Sealing rebate programs do not directly fund the roof itself but commonly bundle with attic insulation, roof ventilation, and air-sealing work that gets scoped during a roof replacement. Stack with the roof bid for meaningful upfront savings.
- Contractor-sponsored financing — GreenSky, Synchrony, Service Finance, Hearth, and Sunlight Financial are the major platforms Ann Arbor roofers plug into. Promotional 12–24-month same-as-cash windows are common for creditworthy homeowners; read the fallback APR carefully before signing.
- Manufacturer financing — GAF, Owens Corning, and CertainTeed each run financing programs through their certified-contractor networks. Requires installation by a Master Elite, Platinum Preferred, or SELECT ShingleMaster contractor.
- Insurance claim — After a covered wind, hail, or storm event, your homeowners policy may fund the replacement less your deductible. Have the roofer photo-document damage before the adjuster arrives, and ask the contractor to supplement the claim for code-required ice-and-water shield and any decking replacement found after tear-off.
One Ann Arbor-specific note: the federal Section 25C residential energy credit covers a portion of qualifying Energy-Star reflective roofing components, and the citywide Ann Arbor sustainability framework promotes voluntary residential energy targets aligned with that credit. If your bid specifies a cool-roof shingle or reflective metal panel, ask your CPA whether the project qualifies before filing.
When Should Ann Arbor Homeowners Replace Their Roof?
The right replacement trigger depends on material age, visible condition, and interior evidence. Seven Ann Arbor-specific signals typically mean the roof is past serviceable life:
- Age 17+ years on 3-tab asphalt, 22+ on architectural — Washtenaw freeze-thaw shortens manufacturer rated life by 15–20%. If your roof is at or beyond that corrected lifespan, replace proactively before the next ice-dam season.
- Granule loss in gutters — Shingles shed their UV-protective granules first. Handfuls of granules at the downspout exit mean the asphalt layer is exposed and failure is 1–3 years away.
- Curling, cupping, or bald tabs — Visible from the ground on south and west slopes. Usually concentrated on the side with the most sun and freeze-thaw stress.
- Ice-dam leaks more than once — A single leak can be flashing. Repeat leaks at the eave mean the ice-and-water membrane is not carrying far enough up the slope, and no spot repair will fix it.
- Daylight visible through roof decking in attic — Any pinpoint of sky from inside the attic means active water intrusion. Schedule replacement immediately.
- Soft spots or sponginess when walking the roof — OSB decking absorbs water and rots. Soft feel underfoot means structural replacement, not shingle repair.
- Three or more repair calls in a single year — Past a certain point, repair dollars are better applied to full replacement. At $400–$1,650 per repair call in Ann Arbor, three-plus calls inside 12 months is the breakpoint.
Best time to schedule: April through June or September through October. Spring captures post-winter damage assessment and beats the summer storm peak; fall locks in before ice-dam season and usually secures faster crew availability than the mid-summer Burns Park rush. Avoid a December or January replacement unless it is an emergency — sub-40°F temperatures impede shingle seal-down and void some manufacturer warranties.
How to Hire an Ann Arbor Roofing Contractor
Michigan requires every roofing contractor to hold either a Residential Builder license or a Maintenance & Alteration Contractor license with a roofing classification, both issued by the LARA Bureau of Construction Codes. The City of Ann Arbor Building, Rental and Inspection Services division enforces local permitting on top of the state license. Here is the six-step process Ann Arbor homeowners should walk every prospective contractor through.
- Verify the Michigan Residential Builder or M&A license — Use the LARA license verification tool to confirm an active Residential Builder license or M&A Contractor license with the roofing classification. Unlicensed roofers cannot legally pull permits, and unpermitted work can void your homeowners insurance and complicate any future sale.
- Confirm general liability & workers’ comp — Require a certificate of insurance mailed directly from the carrier (not the contractor) showing at least $1 million general liability and an active Michigan workers’ compensation policy. If a crew member is hurt on an uninsured Burns Park job, the homeowner can be pulled into the claim.
- Pull the City of Ann Arbor permit — Roof replacement requires a permit through Building, Rental and Inspection Services. Permit applications submitted in recent years are searchable on the city’s stream portal; older applications are archived in A2Trak. If a roofer offers to skip the permit to save you money, walk away.
- Require an itemized proposal — Line items must include tear-off layers, underlayment grade (synthetic vs 15-pound felt), ice-and-water shield coverage, shingle model and wind rating, flashing scope (new vs reused), ridge vent detail, decking replacement allowance, permit, disposal, and final cleanup. Lump-sum bids are where contractors hide exclusions.
- Prefer manufacturer-certified installers — GAF Master Elite, Owens Corning Platinum Preferred, and CertainTeed SELECT ShingleMaster designations indicate training and volume. These contractors can also extend the workmanship warranty from 1–2 years out to 25–50 years.
- Pay in milestones — Standard draw schedule: 10% deposit, 40% on material delivery, 40% at dry-in, 10% at final inspection. Never pay more than 30% before materials arrive on your property, and hold final payment until the city inspector signs off.
For a broader view of Michigan roofing markets, see the Michigan state roofing cost guide, or compare Ann Arbor pricing to Detroit, Grand Rapids, Dearborn, and Livonia to benchmark your bids.
Ann Arbor Roofing Resources & Related Guides
Deeper dives on specific materials, home sizes, and neighboring Michigan markets:
Ann Arbor Roofing Cost FAQ
How much does a new roof cost in Ann Arbor, MI?
A new roof in Ann Arbor typically costs between $7,800 and $18,500 on a 1,500 to 2,200 square foot home using architectural asphalt shingles. The average Ann Arbor replacement runs about $11,800 for a 2,000 square foot home, including tear-off, synthetic underlayment, ice-and-water shield at eaves and valleys, flashing, ridge vent, City of Ann Arbor permit, and disposal. Premium materials such as standing-seam metal or synthetic slate push the same home into the $21,000 to $43,500 range.
What is the average cost per square foot for a new roof in Ann Arbor?
Architectural asphalt installed in Ann Arbor runs about $4.80 to $7.40 per square foot, 3-tab asphalt runs $3.80 to $5.40, standing-seam metal runs $10.50 to $16.50, and synthetic slate runs $13.50 to $21.50. Remember that actual roof surface in Ann Arbor typically measures 1.35 times the living-area footprint because of moderate pitches engineered for snow shed.
Do I need a permit for roof replacement in Ann Arbor?
Yes. The City of Ann Arbor Building, Rental and Inspection Services division requires a permit for every roof replacement inside city limits. Permit fees typically run $125 to $550 depending on project scope. Your contractor must also hold a Michigan Residential Builder license or a Maintenance and Alteration Contractor license with the roofing classification before they can legally pull the permit. If a roofer offers to skip the permit to save you money, walk away.
How long does a roof last in Ann Arbor?
Architectural asphalt shingles typically last 22 to 28 years in Ann Arbor, roughly 15 to 20 percent shorter than the manufacturer rated life because of freeze-thaw cycling and ice-dam exposure. 3-tab asphalt lasts 17 to 20 years. Standing-seam metal lasts 45 to 60 years. Synthetic slate lasts 50-plus years. Natural slate on the handful of historic Old Fourth Ward and Division Street mansions can last 75 to 125 years with periodic underlayment and flashing maintenance.
Asphalt vs metal roof cost Ann Arbor — which is better value?
Architectural asphalt costs roughly $9,500 to $14,800 on a 2,000 square foot Ann Arbor home, while standing-seam metal runs $21,300 to $33,500 on the same home. Metal wins on cost per year of service because it lasts 45 to 60 years versus 22 to 28 years for asphalt, sheds snow and ice better than any other residential material, and qualifies for insurance discounts with most carriers. If you plan to stay in the home more than 15 years and you are not inside a historic district, metal typically pays back the premium.
Does homeowners insurance cover roof replacement in Ann Arbor?
Ann Arbor homeowner policies typically cover roof damage caused by sudden events such as hail, wind, derecho, tornado, and falling debris. Gradual wear, deferred maintenance, and age-related failure are excluded. Deductibles apply, and roofs more than 15 to 20 years old may be covered on an actual-cash-value basis rather than full replacement cost. Photo-document any damage before the adjuster inspects, and ask your roofer to supplement the claim for code-required ice-and-water shield and decking replacement.
What is the best roofing material for Ann Arbor winters?
Standing-seam metal is objectively the best snow and ice performer for Ann Arbor winters because it sheds snow faster, resists ice-dam damage, and handles thermal cycling without laminate failure. When metal is out of budget or off-limits because of historic-district review, architectural asphalt with Class 4 impact-resistant granules, full ice-and-water shield at eaves and valleys, and a 130 mph wind warranty is the practical default. Add snow guards on any slope above a walkway or entry.
When is the best time to replace a roof in Ann Arbor?
April through June and September through October are the two best windows. Spring captures post-winter damage assessment and gets ahead of summer storm season, while fall locks in before ice-dam season and typically secures faster crew scheduling than the mid-summer rush. Avoid December through February replacements unless it is an emergency; sub-40 degree temperatures prevent shingle seal-down and can void manufacturer warranties.
How do I find a licensed roofer in Ann Arbor?
Michigan requires a Residential Builder license or a Maintenance and Alteration Contractor license with the roofing classification, both issued by the LARA Bureau of Construction Codes. Use the LARA license verification tool to confirm an active license before signing a contract. Also verify general liability insurance of at least $1 million and an active Michigan workers compensation policy. Manufacturer certifications such as GAF Master Elite, Owens Corning Platinum Preferred, and CertainTeed SELECT ShingleMaster indicate training, volume, and extended workmanship warranties.
Are there special rules for roofing in Old West Side or other Ann Arbor historic districts?
Yes. The Old West Side Historic District, Old Fourth Ward Historic District, and Division Street Historic District all fall under City of Ann Arbor Historic District Commission review. Material substitutions away from the original roof character (for example, swapping cedar shake or slate for standing-seam metal) typically require a Certificate of Appropriateness before a permit will issue. In-kind replacement of asphalt shingles in matching color and profile usually clears a staff-level review without a full hearing, but always confirm with the Historic District Commission before signing a contract.
What are the most common roof problems in Ann Arbor?
The top five Ann Arbor roof issues are ice-dam leaks from insufficient ice-and-water shield or under-insulated bungalow attics, flashing failures around chimneys and valleys on century-old Burns Park and Old West Side homes, granule loss and curling on south-facing asphalt slopes, hail damage during May to July storms, and algae streaking on north-facing slopes shaded by mature street trees. Four of the five are preventable with proper material and installation specs on the original replacement.
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