Changing Roof Line – Permits, Cost and ROI

In this article, we’ll explore the costs and ROI of raising your roof, adding a dormer, and changing your roofline. You will also find out how long these changes take. With all the necessary information from this article, you’ll be ready to build your dream home.

3 Key Takeaways

1. The average cost of raising a roof is $45 – $75 per square foot. ROI is 50% – 55%.
2. The average cost of changing a roof line for additions is $120 – $190 per square foot. ROI is 72%.
3. The average cost of adding a dormer is $80 – $170 per square foot. ROI is 55% – 60%.

Reasons for changing a roof line or raising a roof

Some common reasons why people decide to raise a roof or change a roof line are:

• Problems with leakage because of the slope of the roof
• It is cheaper to remodel your home than to move, especially considering the cost to build a house
• You love the existing location of your home, but you need extra space
• You have a unique design in mind and you want to add some character to your home

The cost and ROI of raising a roof

The cost of raising a roof can vary from $15,000 to $125,000. This will depend on your wishes and the overall complexity of the project. Most homeowners across the US on average pay $70,000 for roof raising, done by professionals.

According to NARI (National Association of the Remodeling Industry) ROI of new roofs is 107%, which means that there is a possibility of making a profit on your new roof.

According to iBuyer, the ROI of new metal roof is around 61% and ROI of new asphalt shingle roof is around 68%.

The cost of raising a roof can be split in two parts, first is planning, the second is elements of the project.

Planning and permits for raised roof – cost

The process of planning to raise a roof will include:

1. Consulting a structural engineer and/or an architect – This will depend on the complexity of your project. Structural engineer fees are $350 – $750. Architect fees are much higher, $2,000 – $6,000.
2. Site plan – Having a site plan is very important, you will need to submit it in order to get a building permit. Also, you may need to submit it to HOA for an approval or a permit. You can easily get a site plan in less than 24h. The price of a site plan varies between $89 and $500.
3. Building permit – You will need a building permit. Again, the cost will vary depending on your project, it will be between $400 and $1,500.

Elements of raising a roof – cost

The process of raising a roof will consist of different elements. In the chart below you can see the cost of each element.

The cost of raising a roof:

The total cost of raising a roof is $45 – $75 per square foot. ROI is 50% – 55%.

How long does it take to raise a roof?

Raising a roof takes between 4 to 6 weeks. This will depend on the current state of your roof, its size, as well as finishing touches, insulation and painting. Homes that need restructuring or modifications to HVAC, plumbing, or electrical wiring will take longer than the others.

What will happen to the HVAC system?

When you are raising a roof there is a strong chance that your HVAC will be impacted. This is one of the reasons why you should hire a professional for this job. The impact that changing a food line has on HVAC, plumbing and electrical systems can significantly increase the cost of this project.

The cost and ROI of increasing the pitch of a roof

The cost of increasing the pitch of a roof:

The total cost of increasing the roof pitch is $60 – $90 per square foot. ROI is 50% – 55%.

How long does it take to change the roof pitch?

Changing roof pitch takes between 4 to 6 weeks. But, again, this will depend on the current state of your roof, and on specific design that you are going for.

The cost and ROI of changing a roof line for additions and extensions

There are many benefits to adding a story to your home, the main one is extra space. There are different types of additions, the cost and ROI for each type is listed below the chart.

The cost of roof additions and extensions:

The total cost and ROI for:

1. Additional room – cost is $70 – $150 per square foot, ROI is 70% (more details in Room addition cost)
2. Additional room + bathroom – cost is $100 – $170 per square foot, ROI is 72%
3. Bedrooms + bathroom – cost is $120 – $190 per square foot, ROI is 72%
4. Guest apartment – cost is $140 – $220 per square foot, ROI is 72%
5. Master suite – cost is $150 – $270 per square foot, ROI is 65%

You can find more details in our article Cost to add a second story.

How long does it take to add a floor to the house?

Adding a second floor to the house takes between 4 to 12 months. This includes the paperwork as well. If you are doing a partial addition, that can be done quicker, between 3 to 5 months.

The cost and ROI of dormer addition

Adding a dormer can make your space more usable. You will have more light, a better view, extra storage space, and improved aesthetics.

The total cost of dormer addition is $80 – $170 per square foot. ROI is 55% – 60%.

Different types of dormers and the cost per square foot:

1. Arched top dormer – cost is $100 – $150 per square foot
2. Flat roof dormer – cost is $80 – $120 per square foot
3. Recessed dormer – cost is $75 – $100 per square foot
4. Wall roof dormer – cost is $75 – $115 per square foot
5. Gable dormer – cost is $110 – $160 per square foot
6. False dormer – cost is $60 – $90 per square foot
7. Pedimented dormer – cost is $160 – $300 per square foot

How long does it take to add a dormer window?

Adding a dormer takes between 3 to 4 months. Of course, this is the average time. Installation of the window is the process that takes only a couple of hours. If the project is simple, it can take you between 3 to 4 weeks.

Helping you with building permits for changing a roof line

Making changes and improvements to your home can be very stressful. Let us help you. With our team of professionals, you can get a site plan in 24h. As you learned from this article, having a site plan for permits is a necessary step in the process. Get one and start with building your dream home.