Home / Roof replacement cost / Manchester, NH
Manchester · Hillsborough County · labor +3.9%
Roof replacement cost in Manchester, NH
A 2,000 sq ft roof in architectural asphalt shingles comes to about $8,100 to $12,250 in Manchester once the national installed price is adjusted for what roofers earn locally. The city's fee schedule names this work puts the permit at $101.74 for a job at the midpoint.
Figures checked October 20, 2026 · sources
- 1Architectural, 2,000 sq ft $8,100–$12,250
- 2Labor index +3.9% vs US
- 3Manchester permit $101.74
Change size or material All Manchester projects
Roof replacement prices in Manchester by material
Each row starts from the installed price per square foot of roof published in a national cost guide, then moves only the labor part of that price by Manchester's labor index. For 2,000 sq ft:
| Material | National | Manchester | Midpoint |
|---|---|---|---|
| Asphalt 3-tab shingles | $6,000–$10,000 | $6,100–$10,250 | $8,150 |
| Architectural asphalt shingles | $8,000–$12,000 | $8,100–$12,250 | $10,150 |
| Metal roofing | $10,000–$32,000 | $10,100–$32,250 | $21,150 |
By size
| Roof area (sq ft) | Manchester estimate | Permit at midpoint |
|---|---|---|
| 1,200 sq ft | $4,850–$7,350 | $61.04 |
| 1,500 sq ft | $6,100–$9,150 | $76.30 |
| 2,000 sq ft | $8,100–$12,250 | $101.74 |
| 2,500 sq ft | $10,150–$15,300 | $127.17 |
| 3,000 sq ft | $12,150–$18,350 | $152.61 |
Architectural asphalt shingles.
Permit fee in Manchester
Named in the schedule The fee schedule names this kind of work.
“Repair or Replacement (Fire, Roofing, Siding, etc.) [permit type listed on the city's building permit application]”
“For alterations, renovations or repairs to existing buildings and structures, the permit fee shall be the estimated cost of the work multiplied by .010.”
“a minimum permit fee of $30.00 for all permits requiring inspections.”
Applied to a 2,000 sq ft roof estimated at $8,100 to $12,250, that gives $81.16 to $122.32, about 1% of the midpoint price. Among the 11 towns on this site whose schedules cover this work, Manchester ranks 5 from the cheapest; Bow is lowest at $40 and Lebanon highest at $148.05 for its own midpoint job.
Schedule: Building Code of the City of Manchester, Sec. 109.8 Fee Schedule; Heating Permit application (adopted July 6, 2021). The building department decides whether a permit is required and what valuation it accepts; the national guide puts roof permits at $100–$500.
Why Manchester differs from the national price
Manchester is in Hillsborough County, which the Bureau of Labor Statistics counts in the Manchester-Nashua, NH metropolitan area. The median wage there for roofers is $27.68 an hour against $26.65 nationally, so the labor part of a national price is scaled by 1.039 (+3.9%).
On this job the labor portion is $3,000 to $6,000 at national rates and $3,100 to $6,250 at Manchester rates, so the midpoint rises $170 above the national figure. Against the New Hampshire statewide wage it is $180 lower. Materials are priced at the national figure: shingle, lumber and equipment prices are set by distributors, not by a town.
A second published benchmark points the same way for the region: Remodeling's 2025 Cost vs Value report prices its “Roofing Replacement, Asphalt Shingles” job at $31,850 nationally and $35,700 in New England, and its “Roofing Replacement, Metal” job at $51,850 nationally and $56,300 in New England. Those are fixed specification jobs, not per-square-foot prices, so they are shown for comparison only.
Manchester at a glance
Manchester had 117,556 residents in the state's 2025 estimate, up 7.3% from 109,565 in 2010, about the same pace as New Hampshire as a whole (7.5%). At 3,587 people per square mile it is one of the most built-up places on this site (1 of 19 by density), so crews often work on tight lots with neighbours close by.
48.7% of Manchester's occupied homes are lived in by their owners, fewer than the 72.8% statewide, and the median owner-occupied home is valued at $365,600 (New Hampshire: $402,500). The midpoint estimate for this roof works out to 2.8% of that median value.
Taking off the old roof
Tear off the old roof adds $1 to $5 per sq ft nationally (“The cost to tear off a roof is $1 to $5 per square foot for labor to remove the old material”). That work is all labor, so at Manchester's index it is $2,100 to $10,400 for 2,000 sq ft, on top of the estimate above.
Before asking for quotes
- The Manchester building department can say for free whether this job needs a permit and what it will cost; the schedule linked above is its own published document.
- Written quotes that list the same scope (area, material line, removal, disposal, permit) can be compared line by line; the quote comparison guide walks through it with these numbers.
- A quote far below $8,100 or above $12,250 is not wrong in itself, but it is worth asking what it includes or leaves out.
Other projects in Manchester
Siding replacement cost in Manchester · Deck building cost in Manchester · Heat pump installation cost in Manchester
Roof replacement in nearby towns
| Town | Labor area | Estimate | Permit |
|---|---|---|---|
| Bow | Central NH | $8,350–$12,700 | $40 |
| Durham | Boston-Cambridge-Newton | $8,600–$13,200 | $126.21 |
| Exeter | Boston-Cambridge-Newton | $8,600–$13,200 | $104.43 |
| Lebanon | Northern NH | $8,250–$12,500 | $148.05 |
| Londonderry | Boston-Cambridge-Newton | $8,600–$13,200 | $112.09 |
More: all roof replacement town pages · permit fees by town · labor costs in New Hampshire
Sources
- Installed price: HomeGuide: Roof replacement cost (Nov 7, 2025) — “architectural $4 – $6 (cost to reshingle, per sq ft)”.
- Labor portion: HomeGuide: Roof replacement cost (Nov 7, 2025) — “Roofing labor costs $1.50 to $3.00 per square foot or $150 to $300 per square on average”.
- Labor index: O*NET OnLine, Roofers (47-2181.00), New Hampshire local wages; area definitions: BLS, May 2025 Metropolitan and Nonmetropolitan Area Definitions.
- Permit: Building Code of the City of Manchester, Sec. 109.8 Fee Schedule; Heating Permit application.
- Population: NH Office of Planning and Development, 2025 Population Estimates of New Hampshire Cities and Towns (published July 17, 2026); housing: Census QuickFacts, Manchester.
All figures checked October 20, 2026. Estimates are ranges built from published averages, not quotes; a contractor's price depends on the house, access, the season and the scope written into the quote. Cost by Town does not perform or arrange work.