How much does it cost to raise a roof or ceiling?
How much does it cost to raise a roof or ceiling?
$30,000 – $70,000 average total cost to raise a roof
Average cost to raise a roof or ceiling
The cost to raise a roof on an existing home is $30,000 to $70,000 on average for labor and materials, but prices can reach $125,000+ in some cases. The cost of raising the roof on a house depends on the home size, design, and whether it's a stick-built or trussed roof.
| National Average Cost | $50,000 |
| Minimum Cost | $15,000 |
| Maximum Cost | $125,000+ |
| Average Range | $30,000 to $70,000 |
*Cost data is from research and project costs reported by HomeGuide members.
Roof raising cost factors
One of the biggest factors affecting roof raising cost is the roof type. Trussed roofs cost less to raise because roof trusses can be raised, repaired, or replaced without tearing off the entire roof. Stick framing typically needs to be completely removed and rebuilt to raise the height.
Other factors that influence the cost include:
Home size – The larger the roof, the more challenging and expensive it will be to raise it.
Roof style – Complex roofs like those on Victorian homes are more challenging to raise than a simple, ranch-style roof.
Temporary relocation – You may need to vacate the home and move or protect furniture and valuables during the project.
Labor costs
Raising a roof involves several professionals. A general contractor charges a $50 to $150 hourly rate or 10% to 20% of the total construction cost to oversee the project and manage the other professionals involved.
Other labor costs include:
Inspection – A roof inspection costs $100 to $400 and is a good first step to determine the roof's current condition, if it needs repair, and if it can be raised.
Permits – Construction permits cost $500 to $2,000, depending on the project size and scope. The contractor typically handles the permit and inspection process.
Be sure to confirm with your contractor or directly with the permitting office that your roof raising project complies with all residential building regulations and falls within any height restrictions.
Architect & engineer
An architect costs $100 to $250 per hour, or 10% to 20% of the total project cost to design a plan for your raised roof. The architect will work with a structural engineer to confirm the project is feasible and determine what, if any, structural changes or reinforcements are required.
A structural engineer charges $100 to $220 per hour, but their fee is typically included in the architect's fee.
Chimney modifications
A home with a chimney can present additional challenges and costs to raising the roof. The chimney may need to be moved, removed, or rebuilt, depending on where it's located in relation to the roof.
Complete fireplace and chimney removal costs $3,000 to $6,000.
The average cost to rebuild a chimney from the roofline is $1,000 to $3,500.
A full chimney replacement costs $4,000 to $15,000.
Rerouting electrical, HVAC, & plumbing
Many homes have insulation, electrical wiring, plumbing lines, and HVAC systems under the roof, above the ceiling. To raise the roof, these systems typically need to be removed and rerouted, increasing the total cost.
Electrical rewiring costs $5 to $17 per square foot for materials and labor.
New insulation costs $1.00 to $4.50 per square foot installed, depending on the type.
New plumbing pipes cost $0.40 to $2.00 per linear foot, including the pipes and labor.
Relocating an existing AC unit costs $1,000 to $2,000 on average.
HVAC ductwork replacement costs $25 to $55 per linear foot total or $270 to $500 per duct run.
A new HVAC system costs $3 to $6 per square foot installed. Raising the roof to add more space may require upgrading to a larger HVAC unit to handle the added square footage.
New roof, wall, & ceiling installation
Roof and ceiling installation costs depend on your roof type and what requires repair or replacement to raise the roof. Raising the roof on a stick-built home typically requires a brand-new roof. A trussed roof may not need full roof replacement.
| Factor | Average installed cost |
|---|---|
| Roof framing cost | $6 – $15 per square foot |
| Roof trusses cost | $5 – $14 per square foot |
| Roof replacement cost | $3 – $6 per square foot |
| Wall framing cost | $25 – $65 per linear foot |
| Steel beam cost | $100 – $400 per linear foot |
| Ceiling replacement cost | $2 – $4 per square foot (drywall ceiling) |
Raising the roof to add a second story often requires reinforcing the walls to support the weight of a second floor.
Additional project costs
Many homeowners raise the roof as part of another project, such as expanding the living space into the attic or adding a second floor to the home. A second story addition costs $200 to $500 per square foot, or $200,000 to $750,000+ total, including the new roof.
Consider these additional costs that may apply, depending on the project scope and the end result you're envisioning:
The average cost to finish an attic $50 to $150 per square foot or $15,000 to $75,000 total.
A gable or dormer addition costs $90 to $150 per square foot or $3,000 to $25,000 total.
A new skylight costs $1,600 to $4,200 with installation.
Cost to raise ceiling height
The cost to raise the ceiling height depends on the ceiling type and the amount of structural work required to raise it. Some ceilings cannot be raised without also raising the roof. Contact ceiling contractors near you to get estimates on this job.
| Ceiling type | Average installed cost per square foot | Details |
|---|---|---|
| Tray ceiling cost | $3 – $7 |
|
| Coffered ceiling cost | $10 – $40 |
|
| Vaulted ceiling cost | $40 – $70 |
|
Benefits of raising your roof
If your roof structure and budget allow for it, raising your roof can offer many benefits, including:
The space feels bigger without sacrificing yard space by expanding out.
Raising the roof to create a vaulted ceiling may increase your home's value.
Higher ceilings allow you to make other modifications, like bigger windows and doors.
A raised roof may add enough height to turn the attic into a living space.
The extra height allows for more storage space.
Roof raising FAQs
Can you raise the roof on a house?
You can raise the roof on a house that has trussed roof framing in most cases. Raising the roof on a stick-built home typically requires completely removing and rebuilding the roof. However, unlike a truss-roofed home, a stick-built home may have room to expand to the attic without raising the roof.
Can you raise the ceiling height in a house?
Yes, you can raise the ceiling height in a house as long as there is unused attic space above the ceiling. Raising the ceiling height in a mobile or manufactured home may not be possible without also raising the roof pitch.
How long does it take to raise a roof?
Raising a roof takes 4 to 6 weeks on average. Many factors can affect the timeline, including the size, type, and condition of the existing roof, and the level of interior system and structural modifications needed. Raising a trussed roof typically takes less time than rebuilding a stick-framed roof.
Is it worth raising a roof?
Raising a roof is costly but worth it for some homeowners. A higher ceiling can make the home feel bigger and brighter, and a vaulted ceiling may increase home value. If your property is small, expanding up can give you extra interior space without losing your yard.
Getting estimates from a roof raising contractor
Here are some important guidelines to follow when searching for roof contractors near you:
Get 3 to 5 detailed roof raising estimates to compare.
Hire a long-standing company that is licensed, bonded, and insured.
Find a firm or contractor specializing in raising roofs.
Check out reviews on HomeGuide and Google.
Ask for references and a portfolio with photos of past similar projects.
Check local government regulations, and your HOA if applicable, to confirm you can raise your roofline.
Have a detailed contract and warranty in hand before the project starts.
Avoid big upfront payments and only make the final payment when the work has passed all necessary inspections.
Questions to ask
Raising the roof of your house involves significant changes to the structure of your home. Ask these important questions to help you select the right contractor or firm for the job:
How long have you been in business in this area?
Are you licensed, bonded, and insured?
What experience do you have with roof raising?
Can I raise my roof, and what does the project involve?
Do you handle rerouting the plumbing, electrical, and HVAC systems if needed?
What does the estimate include?
What additional costs could come up during the project?
How long will it take to complete this project?
Do I need to move out of the house during construction?
How should I prepare the home before the project begins?
What permits do I need, and do you handle the entire permitting process?