Raising the roof on your house to create higher ceilings and more open space is an expensive and labor-intensive project. For those of us working in the industry, few jobs are more challenging, involved, and costly. While it’s possible to raise a roof, there are a few important things that homeowners need to know.
In this article, I’ll go into everything related to raising the roof of your home, running through the process and cost and cost of raising a roof. By the end of the article, you’ll be much better informed to decide whether raising the roof on your home is the best option for you.
If you have a roofing project in mind or other home improvement needs, consider checking out my recommended roofing companies to get started today:
What Is the Cost of Raising a Roof?
There’s no way around it: Raising the roof of an existing house is expensive. Expect to pay between $20,000 and $100,000 or even more for the project. That’s a large price range because a variety of factors go into determining the cost of raising a roof (which I’ll talk more about later).
To start, here’s a brief chart I compiled for generalized estimates by square footage.
| Low | Average | High |
| $34–$38 per square foot | $38–$45 per square foot | $45–$54 per square foot |
What Is the Cost of Raising a Roof by Size?
Square footage is one of the biggest factors in end-of-project costs. A general contractor can do a small section of a roof without large machinery, but the contractor needs that big machinery for big areas or the entire roof.
| Size | Cost Estimate |
| 500 sq. ft. | $17,000 – $27,000 |
| 750 sq. ft. | $25,500 – $40,500 |
| 1000 sq. ft. | $34,000 – $54,000 |
| 1000+ sq. ft | $60,000+ |
Are you interested in learning more about raising an existing roof? Check out this video to see how a typical roof-raising project goes, including all the interior framing and design considerations.
What Does Raising a Roof Cost by Type?
While I’ve focused mainly on pricing for residential homes, contractors can lift other types of roofs. There are different cost factors for those, many of which can actually decrease the total cost. I can think of two other common types of roofs: garages and patios/pavilions.
Roofs on garages are much simpler than houses. Garages have fewer utilities, and the interior finish is less refined. They’re also usually smaller. All in all, raising the roof of a garage costs less than raising it on a house. You can expect the average costs to be around 15 to 30% cheaper.
Patios and pavilions are other structures optimal for roof-raising. These are the cheapest roofs to raise because they’re small and have little or no utilities or interior finish. You can raise the roof with less equipment that’s smaller in size. Raising the roof of a patio or pavilion also takes less time and comes with substantially lower risks. In most cases, tearing down the old roof and reconstructing a new, taller one will be the cheapest option. But if that’s not an option, lifting it should be far more affordable than raising the roof on a house or even a garage.
Which Factors Impact How Much Raising a Roof Costs?
There are a variety of factors in lifting a roof. The home size or size of the section of the roof that’s being lifted will be the principal cost determiner. But the extent of any interior or redesign work is also a factor. There are also miscellaneous costs, like building permits and location.
Size of the Roof
Roof size determines many costs. The square footage that needs lifting is important. Roofers can handle small roofs fairly easily and quickly and with smaller machinery. It can take numerous machines and workers for larger roofs, and the project will sometimes have to be done in phases. This is especially true of large, complex roofs.
Sometimes, a roof is too big or complex to lift at once. Don’t worry. Contractors can section off parts of a roof and, if necessary, lift each part one at a time.
Roof Complexity
The roof design or type of roof can make raising a roof much more difficult, including any roof with dormers or chimneys. While simple roofs, like dual gable-ended roofs, are straightforward, some designs have numerous intersecting pitches, which make the process more intricate, risky, and difficult.
For simple roofs that require a crane to lift, it’s fairly easy to secure and balance the load to be hoisted by the crane. However, with complex roofs, it’s much more difficult to find that balance point for the roof to be lifted off the house evenly and without unpredictable stressors or movements. Specifically, these stressors can easily damage the roof structure and cause it to fall while suspended or require reconstruction once it’s put back in place.
Underlying Work
To raise a roof’s height, you must adjust the home’s internal framing. The job includes increasing the height of the exterior walls and interior load-bearing walls and, in most cases, partition walls.
A roof-raising project is often done in conjunction with internal redesigns to open up or partition off interior spaces because it’s an ideal time to do that work. Because of that, the entire project’s cost can exceed the cost of raising only the roof.
Permits
Plan to get permits for a project this big. In most jurisdictions, permits cost $1,000 or more. You’ll likely need inspections and approvals because raising a roof isn’t a common project, and it comes with risks.
Timeline
Major work like this requires a long planning phase. If you’re on a tight timeline, you can expect the contractor to charge more, as there’s a lot of organizing, paperwork, and considerations. If you are thinking about raising your roof, I would advise having a very lax and open timeline. It’s your best assurance against any potential problems.
Location
Location is a two-fold issue.
If you live in a high-cost-of-living area, you can expect to pay more for the project. Contractors bid work based on what the market is showing, so the higher that is, the more you can expect to pay.
If the house or structure sits on difficult terrain, you can also expect to spend more. Because this kind of project usually requires large machinery, a house on rugged or unlevel terrain can complicate getting machines into the right position to lift the roof.
What Are the Benefits of Investing in Raising a Roof?
The benefit of raising your roof is that it’ll be more in line with modern design preferences, so you can expect it to increase the house’s value. However — while I’m a roofer, not a real estate agent — I wouldn’t expect a return on your investment. In fact, I’d expect the opposite: a significant financial loss.
That said, everyone isn’t trying to resell their house for a profit, and market value may not be a major concern. If this is your forever home, then the financial costs can only be measured against the personal value you place on your forever home. Is $50,000 worth having that perfect home? For some homeowners, it is. For other homeowners, it’s not. That’s something only you can decide.
If your goal is to increase open space in the interior, lifting the roof isn’t your only option. You can also remodel the interior to create vaulted or cathedral ceilings. While that kind of remodeling still requires major reconstruction, it won’t be as expensive as lifting the entire roof.
Professional Vs. DIY Roof Raising Cost
Raising a roof is a professional job. It requires special equipment, machines, and expertise. In addition, raising a roof isn’t a “standard procedure” for roofers or carpenters, and I’d expect many contractors to decline the job. That’s not to say roof-raising is impossible or too dangerous. However, it requires construction professionals who possess a high degree of confidence that they can do it safely and minimize the risk of potential failure.
It’s also worth mentioning that raising a roof requires the cooperation of a few trades. Roofers, carpenters, and likely various other professionals, such as electricians, plumbers, and HVAC specialists, are necessary to reroute wiring, plumbing, and ductwork to accommodate the structural changes. The complexity of redoing utilities could massively increase the cost of the project.
Raising a Roof Yourself
Although I strongly recommend professionals handle a roof-raising project, I’ll outline the general process of how to do it yourself.
First, develop a plan. In many cases, you’re doing a roof removal, so there’s a lot to consider. You may need to bring in a structural engineer to assess the roof and help with project planning.
Next, detach all materials and systems dependent on the roof. Remove, cut away, or uninstall things like soffit, electrical wiring, air ducts, drywall, and plumbing. When lifting the roof, we want just the roof, not the walls, ceilings, and light switches.
Then, secure rigging to the roof framing and trusses to hoist the roof (in the case of using a crane.) In situations where the experts can lift the roof with jacks, prepare all the lifting points. After that, lift the roof.
Once the roof is lifted, some system of weatherproofing has to be set up, such as tarps or a temporary roof. Even if the contractor only anticipates the roof being off briefly, the weather doesn’t care about our anticipation. A good roofing contractor always plans for rain, and so should you if you’re doing this project.
After that, the wall extensions have to be added to increase the ceiling height, and any interior reconstruction needs to be done. In most cases, if there’s any restructuring or redesign work, a large part of it can be started and staged in the preparation phase. However, some of it has to wait until the roof is completely off.
Finally, you can set the roof back down, fix it into place, and complete any work on the roofing material. Then, begin any interior and exterior work to reinstall and reattach all the aforementioned systems, as well as any interior refinishing work. Once that’s all accomplished, the project is complete, and you can enjoy your newly raised roof.
Hiring a Professional to Raise a Roof
Hiring someone to raise a roof will likely be somewhat difficult. Many companies and contractors don’t want to attempt such a major, nonstandard project.
- Find local experts near you: I recommend looking for roof-raising specialists. They aren’t common, but they do exist. You may have to expand your search outside the local area and into your region or even out of state.
- Ask for proof of work: This is good advice for any major house project, but I think it’s doubly important here. You want someone with provable experience raising a roof, as the cost of potential failure can be huge.
- Ask for an itemized quote: I normally recommend soliciting multiple quotes, but that could prove difficult for a project like this. In lieu of that, request an itemized quote that breaks down the projected material, labor, and equipment costs, plus any additional costs. With that information, you can inquire if anything looks out of the ordinary.
- Consult them about their recommendations: The contractor should explain any variables or potential issues when it comes to your specific roof-raising situation. If you have any questions or concerns, be sure to ask them.
So, Is Raising a Roof Worth the Cost?
The cost of raising a roof is only worth it if that’s what you want for your house. High ceilings, vaulted ceilings, and open spaces are desirable for some homeowners, so if it’s a matter of personal satisfaction in your home, it’s worth considering.
However, lifting a roof costs more than installing a new roof in many cases. While a lifted roof adds curb appeal and desirability, labor costs and equipment needed can be on par with a new roof — or even a new home. I expect the cost of this kind of project to far exceed the potential increase in the home’s value on the market. Of all home improvement projects, I’d rate this project as having among the poorest return on investment.
FAQs About Raising a Roof
Do I need permits or permission to change the pitch of my roof?
You may need a permit to change the pitch of your roof. It depends on your local building codes. But in most cases, you need a permit to adjust a roof’s pitch. Changing the pitch is a fairly extensive project, which means local building authorities will likely require a permit.
What happens if the roof pitch is too low?
If the roof pitch is too low, it reduces the roof’s ability to adequately shed water. This means that water is left to pool or otherwise try to seep into the home.
What is the minimum pitch for a roof?
There is no minimum pitch for any roof that needs lifting. A roof can be flat and still get lifted — plenty of commercial and industrial ones are. What’s important is if the roof pitch is sufficiently low. In that case, contractors deploy specialty flat roofing material and systems to ensure proper drainage and waterproofing.
How long does it take to lift a roof?
Provided all material, equipment, and labor are lined up and ready to go, it can be anywhere from a week to multiple. The exact timeline depends on how much interior and exterior work is required to ready the roof. The actual lifting itself is a comparatively brief process.
