2026 Pricing · Virginia & Maryland

How much does a roof cost in 2026?

Honest 2026 pricing across Northern Virginia and Maryland. Three paths from $350 targeted repair to $28,000+ full Owens Corning Platinum replacement. Fixed-price written quote after the free HAAG-Certified inspection. No inflate-and-discount. The quote is the price.

★★★★★4.9· 2,400+ reviews

OC Platinum since 2005

27 yrs · 20,000+ projects

Springfield VA(703) 650-9067 Hanover MD(410) 324-7277

Free fixed-price quote

HAAG-Certified inspection, written photo report, fixed-price quote. Yours to keep, no obligation.

Included: drone inspection · written report · shingle line comparison · fixed-price quote

“The quote is the price. No inflate-and-discount, no ‘today only,’ no surprise change orders.” Lenny Scarola, Founder

2026 ranges

What homeowners actually pay across Virginia and Maryland.

Pricing reflects current 2026 material costs, manufacturer-spec installation, and the labor required to earn OC Platinum’s 50-year non-prorated warranty.

Repair $350-$3,500

Roof Maxx $1,800-$6,500/app

Replace $10,500-$28,000+

Northern Virginia

$10,500 to $25,000

Full Owens Corning Platinum replacement, including tear-off, decking inspection, OC Duration architectural shingles, ridge venting, 50-year warranty.

Townhome (1,200 to 1,600 sq ft)$8,500-$13,000
Single-family (1,800 to 2,400 sq ft)$12,500-$19,500
Larger or multi-pitch (3,000+ sq ft)$18,500-$25,000
Decking replacement (per 4×8 sheet)$65-$95
Premium shingle upgrade+25 to 40%

Full Virginia cost breakdown →

Maryland

$11,000 to $28,000

Maryland averages run 5 to 10% above comparable Virginia homes (permit fees, dump fees, travel from Hanover). Bethesda and Montgomery County run a further 15 to 20% premium.

Townhome (1,200 to 1,600 sq ft)$9,000-$13,000
Single-family (1,800 to 2,400 sq ft)$13,000-$19,500
Larger or multi-pitch (3,000+ sq ft)$19,500-$28,000
Decking replacement (per 4×8 sheet)$70-$100
Bethesda / Montgomery premium+15 to 20%

Full Maryland cost breakdown →

Four OC Platinum tiers

Pick your shingle. Pick your warranty.

All four lines carry OC Platinum’s 50-year non-prorated material warranty when installed by DreamHome. The differences are weight, profile, and aesthetics.

Flagship

Duration

Standard installed price

The 80% answer for VA and MD homes. SureNail strip technology, 130 mph wind warranty, StreakGuard algae protection. Most architectural-shingle quotes start here.

Heavy duty

Duration STORM / FLEX

+10 to 15% over Duration

Class IV impact-rated. Heavier weight per square, 150 mph wind warranty. Eligible for insurance impact-discount credit in many MD and VA carriers.

Designer profile

Duration Designer

+25 to 40% over Duration

Larger exposure, deeper shadow lines, designer colorways. The choice when you want curb appeal without going to Berkshire pricing.

Slate-look luxury

Berkshire

+50 to 80% over Duration

Slate-look luxury collection. Multi-dimensional profile, sculpted shadow lines, premium colorways. Often the answer when an HOA requires slate-look replacement.

What moves the number

Six factors that change your specific quote.

The published range is honest, but the fixed-price quote depends on six variables we measure during the in-home HAAG inspection.

Square footage

Measured by drone, not eyeballed off Google. A 22-square (2,200 sq ft) roof vs an 18-square has roughly a 22% price gap on materials alone.

Roof pitch and complexity

More valleys, dormers, and hips add labor hours and material waste. A simple gable roof installs faster than a multi-pitch hip with three dormers.

Decking condition

About 1 in 4 tear-offs reveals some level of decking rot, usually around bath vents, chimney bases, or overflowing gutters. Per-sheet rate of $65 to $100 disclosed in the quote so there are no change orders.

Existing layers

Tear-off of two layers vs one adds disposal cost and labor. We never install over existing shingles (voids the OC warranty), so a two-layer tear-off is the cost difference.

Shingle line chosen

Duration is standard. Duration STORM / FLEX adds 10 to 15%. Duration Designer adds 25 to 40%. Berkshire adds 50 to 80%. The Platinum warranty covers all four equally.

Accessibility

Steep pitch, three-story, tight property access (no driveway parking, no dumpster space) all add labor. Most subdivision homes are standard access; some Old Town, Reston, and Bethesda properties are not.

Three honest paths

Not every roof needs $15,000.

DreamHome is the only contractor in Virginia and Maryland with BOTH Owens Corning Platinum AND Roof Maxx authorization. Three paths means we recommend what your roof actually needs, not what gives us margin.

Cheapest

Targeted Repair

$350 to $3,500 typical

Fix the specific failure point (leak, missing shingles, flashing). 2-year workmanship warranty. Right when less than 25% of the roof is damaged AND the rest is under 10 years old.

Middle

Roof Maxx Restoration

$1,800 to $6,500 per application

Soy-oil treatment that brings flexibility back to drying shingles. Applied at year 0, 5, and 10. Each application adds 5 years of life. Three applications run roughly 20 to 50% the cost of full replacement.

Full investment

Full OC Platinum Replacement

$10,500 to $28,000+

Complete tear-off plus OC Platinum-tier install. 50-year non-prorated warranty. One-day install for most homes. Right when damage exceeds 25%, OR the roof is over 15 years old with widespread granule loss.

From phone call to quote

How you get a fixed-price quote.

Typically within 48 hours of your first call. The written quote is yours to keep, no obligation, no contingency.

Call or web form

Tell us the address, the roof age if you know it, and what is happening (leak, age, storm). We book the inspection window that fits.

HAAG-Certified inspection

Inspector arrives in a marked truck. Drone aerials, ground photos, attic check, decking probe. 12-point HAAG-formatted documentation.

Three paths costed honestly

Repair, Roof Maxx, and replacement all priced (when applicable). The right path explained with the underlying math.

Fixed-price written quote

Shingle line comparison, financing options, decking per-sheet rate disclosed. Quote is good for 30 days. The number you sign is the number you pay.

Schedule (or wait)

Most installs in 2 to 4 weeks. Emergency situations dispatched same week. No pressure to decide on the spot.

By market

Cost by city and county.

Pricing varies a few percentage points within Northern Virginia and Maryland based on property values, permit fees, accessibility, and architectural complexity. City-specific guides for every major market we serve.

Northern Virginia

Virginia city pricing

$10,500 to $26,200 typical

Full Virginia guide →

Maryland

Maryland city pricing

$11,000 to $30,000 typical

Full Maryland guide →

Why our pricing works this way

Why we publish ranges and stand by fixed-price quotes.

01 · Honest range

Public ranges, not vague ‘starting at’ bait

The range you see on this page is the actual range homeowners pay. We do not publish a $4,999 number that no real roof costs to bait the click.

02 · Fixed quote

The quote is the price

After the HAAG inspection, the written quote is fixed. No surprise change orders. Decking rate is disclosed up front so even rot found at tear-off has a known number.

03 · No pressure

No ‘today only’ discounts

We do not inflate the number then discount it on the spot. The quote is good for 30 days. You decide when you are ready.

04 · OC Platinum spec

What Platinum-spec install actually buys

OC Platinum certification requires the labor-intensive ice-and-water shield, full synthetic underlayment, manufacturer fastener pattern, and ridge venting. Cheaper installs skip these. The roof costs more on day one and lasts twice as long.

Financing

Replace now, pay monthly.

Cash flow is the real reason many homeowners delay replacement. Financing closes that gap. Soft credit pull, no impact on your score.

No deposit required when financed
0% APR options for qualified buyers
No prepayment penalty · same-day approval often

Lender partners: Foundation Finance · Service Finance · Hearth · Synchrony

Typical monthly

$295/mo

$14,500 OC Platinum single-family replacement

60 months · competitive APR

Range typical: $295 to $320 / mo

Example only. Actual rate and payment depend on credit profile, loan term, and lender.

FAQ

Cost questions.

How much does a new roof cost in 2026 in Virginia or Maryland?

Most Northern Virginia full replacements run $10,500 to $25,000. Most Maryland replacements run $11,000 to $28,000. Townhomes come in at $8,500 to $13,000. Single-family homes run $12,500 to $19,500. Larger or multi-pitch homes run $18,500 to $28,000 plus. Premium shingle lines (Duration Designer, Berkshire) add roughly 25 to 40% over standard Duration.

What drives the price up or down?

Six variables: square footage, roof pitch and complexity, decking condition, existing layers, shingle line chosen, and accessibility. The published range is honest; the fixed-price quote depends on what we measure at the in-home HAAG inspection.

Why is your price a range and not a single number?

Until we measure the roof and inspect the decking, any single number is a guess. We publish honest ranges so you can plan, then deliver a fixed-price written quote after the inspection. Even if we find rotted decking at tear-off, the per-sheet rate is disclosed in the quote so there are no change orders.

Do I have to replace, or are there cheaper options?

Three honest paths. Targeted repair ($350 to $3,500) if less than 25% of the roof is damaged and the rest is under 10 years old. Roof Maxx restoration ($1,800 to $6,500 per application) if the roof is 8 to 18 years old with granule loss but sound structure. Full replacement ($10,500 to $28,000+) if damage exceeds 25% or the roof is over 15 years old.

Is your price higher or lower than competitors?

Mid-to-upper range for the area. We are not the cheap option. The reason: OC Platinum installation spec adds labor (ice-and-water shield, full synthetic underlayment, manufacturer-spec fastener pattern, ridge venting) that cheaper installs skip. The roof costs more on day one and lasts twice as long. The 50-year non-prorated warranty registers only with OC Platinum-certified installs.

Are Maryland prices really higher than Virginia?

Slightly. Maryland averages run about 5 to 10% above comparable Virginia homes due to permit fees, dump fees, and travel time from our Hanover MD office to outer Anne Arundel and Howard County. Bethesda and Montgomery County run a further 15 to 20% premium due to property values, steep-slope architecture, and HOA review requirements.

Do you offer financing on roof replacement?

Yes. Foundation Finance, Service Finance, Hearth, and Synchrony. A typical 60-month plan on a $14,500 OC Platinum replacement runs around $295 to $320 per month at competitive APRs. No deposit when financed, soft credit pull (no impact on your score), 0% APR options for qualified buyers, no prepayment penalty. See financing options.

Is the inspection actually free, or is there a catch?

Free. HAAG-Certified inspector visits, documents the roof with drone aerials plus ground photos, hands you the written report, and leaves. No obligation, no contingency contract, no pressure to decide on the spot. The report is yours to keep even if you decide to use another contractor.

Roofing cost resources

Everything connected to the cost question.

Price is the question. Decision framework, material choice, financing, and insurance all change the answer.

Decision frameworks

By material type

Manufacturer + warranty

Financing, insurance, HOA

The DreamHome operating system · rules since 1999

Four principles Lenny refuses to compromise.

Founded by Lenny Scarola in 1999. 2,400+ verified reviews across Google, Angi, HomeAdvisor, GuildQuality, BBB, and more.

Diagnose before you sell

Inspector on the ladder, not a sales rep. Sometimes the real problem isn’t a roof at all.

Install to manufacturer spec

Less than 1% qualify for OC Platinum. Even the best shingles installed incorrectly can fail.

Honest pricing, no games

No inflate-and-discount. No “today only.” The quote is the price.

Trust compounds over time

Same leadership 27 years. After the storms pass and the trucks disappear, what matters is who’s still standing.

From the founder

“The cheapest roof is almost never the cheapest roof long term. Spend the right number once. Trust compounds over time.”

Lenny Scarola · President & Founder

Your fixed-price quote, no obligation.

HAAG-Certified inspection, written photo report, fixed-price quote with shingle line comparison. The quote is yours to keep. No high-pressure sales, no contingency contracts, no “today only.” Same-week scheduling typical.

ScheduleFree inspection Springfield VA(703) 650-9067 Hanover MD(410) 324-7277