How Much Does It Cost to Raise the Roof on a Cape Cod House? [2024 Data]
Normal range: $40,000 - $80,000
The average cost to raise a roof on a Cape Cod house is around $60,000, and most homeowners pay somewhere between $40,000 and $80,000 for their dormer.
The cost of raising a roof on a Cape Cod house is around $60,000. You could pay anywhere from $15,000 up to $125,000, but most projects fall between $40,000 and $80,000.
Cape Cod houses are designed to be practical and affordable, having one and a half stories rather than two. The top floor has angled ceilings that reduce the amount of usable living space, making the home feel smaller. However, you can hire a roofer to raise the roof on a Cape Cod house, and while it’s expensive, it’s often worthwhile.
In this guide, we’ll explain what it costs to raise a roof on a Cape Cod home and break down the cost factors to help you get an accurate estimate.
- Average
- $60,000
- Low end
- $15,000
- high end
- $125,000
Factors That Influence the Cost to Raise a Cape Cod Roof
The cost to raise a Cape Cod roof can vary widely, from as low as $15,000 all the way up to $125,000. The following factors will determine where in that range your total falls.
Single vs. Double Dormer
In most cases, Cape Cod homes have steeply sloped roofs on the second story in the front and the rear. You can choose to raise the roof on the front, the back, or both. As you might imagine, a half dormer, which would include raising just one side of the gabled roof, is significantly more affordable than raising both. You can expect to pay an average of around $40,000 for a single dormer, whereas a double dormer would cost closer to $60,000.
A single dormer will create full-height ceilings on just one side of your second story, while the other half will still have angled ceilings inside that make the space less convenient to use and feel a bit smaller.
Framing
Framing is a big part of a Cape Cod dormer. Your contractor will likely build rafters rather than bring in premade roof trusses, which is more common in new construction. Building rafters will likely cost between $4,000 and $8,000, making up a significant portion of your total costs.
Electrical Work
You’ll need an electrician to route new wiring through your dormered area, which will cost between $50 and $100 per hour, or an average of around $2,000. That total includes installing lighting fixtures on the raised ceilings. Most of the time, your upstairs area already has outlets and switches installed.
Chimney Alteration
Chimneys present a unique challenge when raising a roof. Since Cape Cod homes often have one or two chimneys protruding up through the middle of the roof, you’ll likely pay more than you would for a different type of home.
When dormering a Cape Cod house, you can expect additional costs of between $500 and $6,000 per chimney. This includes altering the chimney to extend above the new roof or relocating it entirely.
New Roof
A new roof over your Cape Cod dormer will cost between $3,000 and $6,000 for a single dormer and up to $12,000 for a double dormer. That includes standard asphalt shingles, but your prices can vary if you choose a different roofing material. You can use the table below to estimate your roof cost based on the roofing material you want.
| Roof Material | Cost (per sq. ft.) |
|---|---|
| Asphalt shingles | $2–$5 |
| Clay tile | $5–$13 |
| Metal | $6–$38 |
| Slate | $9–$25 |
| Wood shakes | $6–$16 |
If your roof is aging and would benefit from a total replacement, expect to pay higher prices. You’ll pay between $5,800 and $13,000 for a total roof replacement, including the smaller portions on the lower sections of the roof. It’s a bit more expensive, but it might be worth it since you’ll already have roofers at your home.
Siding
The exterior walls that your contractors build that extend upward from your lower roof will need finishing on the exterior, so you’ll have to pay for siding and trim. The average cost for siding materials and installation labor is around $7 per square foot, but your total will depend on the type of siding you choose.
You can use the table below to get an idea of what you’ll pay for new siding based on the material.
| Siding Material | Cost (per sq. ft.) |
|---|---|
| Aluminum | $3–$6 |
| Brick | $10–$20 |
| Brick veneer | $3–$10 |
| Stone | $7–$30 |
| Stone veneer | $5–$11 |
| Stucco | $7–$9 |
| Vinyl | $3–$12 |
| Wood | $1–$15 |
Windows
Installing new windows costs an average of $850 each, or anywhere from $300 to $1,000 each for the types of windows popular in the second story of a Cape Cod home.
Most Cape Cod houses without raised roofs already have doghouse dormers with windows on the second floor. In some cases, your contractor might be able to salvage and reuse the windows in the new full dormer wall, saving you money. Ask your professional if this is possible or if they recommend upgrading the windows to something more energy-efficient.
Labor
Labor will make up between 40% and 60% of the total cost of raising the roof on your Cape Cod house, or a total of between $24,000 and $30,000. The total labor charges will vary based on the project scope, the size of your home, and your location. The following table includes some standard per-hour costs for some of the professionals you’ll likely need to hire to raise your Cape Cod home’s roof.
| Professional | Avg Cost (per hour) |
|---|---|
| Architect | $90–$250 |
| Electrician | $50–$100 |
| General contractor | $50–$150 |
| Roofer | $45–$75 |
| Structural Engineer | $70–$250 |
| Window installer | $35–$100 |
Permits
Raising the roof in your Cape Cod home means altering the structural components, which will always require building permits. You can expect to pay anywhere from $400 to $2,000, depending on your location and how your municipality charges for building permits—either as a flat rate or a percentage of the total renovation cost.
Relocation
Raising the ceiling requires a partial teardown and rebuilding of your house. With a major renovation project like this, you will most likely need to move out during part or all of the project's duration.
When totaling the cost of raising the roof of your Cape Cod house, factor in the cost of living in a short-term rental or extended-stay hotel for two to three months, or until the project is complete. Talk to your contractor for an accurate timeline for your specific project. You could pay anywhere from $2,000 to $6,000 or more for accommodations, depending on the location, type of accommodations, and more.
DIY vs. Hiring a Pro to Raise the Roof on a Cape Cod House
Raising a roof on a Cape Cod house is an extremely involved and labor-intensive project that requires help from multiple professionals. This isn’t a job suitable for DIYers to tackle, even if they have extensive experience. The dormer will require altering the structural components of your home, which is dangerous to do yourself and also illegal in most municipalities.
While the cost to raise a roof on a Cape Cod house through professionals is expensive, averaging around $60,000, it’s always worth it to have the job done correctly and legally. Call in local roofing repair companies, general contractors, electricians, structural engineers, and more for the best results.
If you have experience as a DIYer, you can tackle some of the work yourself to save money. Consider interior finishes, like hanging drywall, spackling, painting, installing flooring, connecting light fixtures, hanging interior doors, and putting up trim.
Cost of Common Add-Ons
Dormering a Cape Cod home can quickly get expensive, but there are some add-ons you might want to consider if you have room left in your budget.
Skylight installation: If you want to bring some modern touches to your Cape Cod house, you can install skylights in the dormered section. Skylight installation costs between $900 and $2,500 each, but they’ll add tons of natural light to your upstairs space.
Roof ventilation: Cape Cod homes were originally built to maintain heat in colder climates. However, roof ventilation can reduce moisture build-up when it’s warmer inside your house, potentially avoiding mold growth and water damage. Roof ventilation costs between $300 and $700.
Bathroom addition: Adding a bathroom to your Cape Cod dormer will cost an average of around $22,000, or anywhere between $8,000 and $30,000. This adds significant value and utility to your home.
Exterior lighting: Installing soffit lights is a great way to add curb appeal to your property at night. Expect the cost of exterior lighting to sit between $150 and $400 per fixture.
Gutter replacement: Since you’ll want to install gutters on your new raised roof, it might be a good time to replace your existing ones, too, to ensure they match and function properly. Full gutter replacement costs around $1,200, on average.
How to Save Money on the Cost to Raise a Cape Cod Roof
Raising a roof on a Cape Cod home is an expensive endeavor—costs can quickly add up with extra features that you might want to include for long-term value. Thankfully, you can save money on your Cape Cod dormer costs in various ways:
Opt for a half dormer. When you’re expanding the second floor of your Cape Cod, you can choose to dormer just the front, just the back, or both. Doing both will open up your second floor much more, but it costs an average of $20,000 more than a half dormer.
Reuse existing windows. If possible, have your contractor reuse the windows you have in your doghouse dormers rather than buying new ones. This is only a good idea if you know they’re relatively new and energy-efficient.
Choose affordable roofing and siding materials. Roofing materials can vary wildly in price, from around $2 per square foot for asphalt to $30 or more for copper. The same is true for siding, with vinyl averaging around $8 per square foot and stone costing as much as $30 per square foot. If possible, choose more affordable materials to save on exterior finishing costs.
DIY what you can. Raising or installing a roof isn’t a good DIY project and should always involve help from professionals, but you can tackle other portions of the work to save on labor costs. If you’re comfortable, you can consider things like hanging drywall, painting, laying down flooring, installing insulation, and more.
Consider cost-effective housing. Relocation during your construction project can cost thousands if you stay in a short-term rental or extended-stay hotel. If possible, consider staying with family or friends to save on temporary housing costs.
Megy Karydes contributed to this piece.
Frequently Asked Questions
A gable roof with steep pitches covered in asphalt shingles or wood shakes is the most popular roof for Cape Cod homes. Asphalt shingles started gaining popularity in the early 1900s, so wood shake roofs, which were popular in the 1700s when Cape Cod homes were first built, are the traditional option. You can further modernize your Cape Cod home by raising the roof in the front, back, or both to add living space and change up the traditional single-gable roof with doghouse dormers.
The roof pitch on a Cape Cod house is usually 8/12 or 10/12, meaning the roof rises 8 to 10 inches for every 12 inches of horizontal run. This is steeper than the now-standard 6/12 pitch, as Cape Cod homes were originally popular in northern states, where the steeper pitch helped snowfall slide readily off the roof.
Most Cape Cod houses are two stories tall at the peak, although they’re considered one-and-a-half stories tall because the steep roof pitch cuts off a portion of the living space on the second story. Unless you raise the roof on your Cape Cod house to add a dormer, the interior rooms upstairs will lose some usable living space to the sloped ceilings.