What is the average cost to replace a roof in Georgia?

The statewide average ranges from $8,000 to $16,000 for asphalt shingles and $15,000 to $30,000 for standing-seam metal per Angi 2026 data. In Blue Ridge, steep-pitch cabin work adds a 15% to 25% labor surcharge, pushing totals to $12,000 to $28,000 depending on material and complexity.

Are permits required for roof replacement in Georgia?

Yes. Most Georgia counties, including Fannin County, require a building permit for full roof replacements. Minor repairs that don't affect structural framing may be exempt, but the threshold is not fixed by published code. Confirm directly with the Fannin County Building and Zoning office. FTH Construction pulls the permit on the owner's behalf as standard practice.

What is the 25% rule for roofing?

The 25% rule is a decision framework: if the estimated cost to repair your roof exceeds 25% of the cost to fully replace it, replacement is typically the better financial decision. For a Blue Ridge cabin where replacement runs $15,000 to $25,000, that means repair costs above $3,750 to $6,250 should trigger a replacement conversation.

What is the cheapest time of year to get a new roof?

Late fall and winter (November through February) are typically when roofing contractors in North Georgia have the most availability, which can translate to lower pricing. But mountain conditions matter. Snow, ice, and cold temperatures can delay or compromise installation quality. Early spring (March through April) is often the sweet spot for Blue Ridge cabin owners, balancing contractor availability with workable weather.

Is metal roofing worth it for a mountain cabin?

For long-term holds, yes. Standing-seam metal sheds debris, resists moss, and lasts 35 to 60 years in Blue Ridge conditions. But if you're selling within 5 to 7 years or your budget is tight, architectural shingles at roughly half the cost deliver solid performance with a 22-to-35-year lifespan at elevation.

How long does a cabin roof last in North Georgia?

Asphalt shingles last 15 to 20 years on Blue Ridge mountain cabins (shorter than the manufacturer rating due to freeze-thaw and moss). Architectural shingles last 22 to 35 years. Standing-seam metal lasts 35 to 60 years. These ranges assume proper installation with ice-and-water shield at eaves and valleys, which is essential at North Georgia elevation.

Cabin Roof Repair Contractor Blue Ridge GA