How A lot Does a Flat Roof Value? (2025)
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A flat roof will run you between $3,326 to $11,528, making it about 15% cheaper than pitched roofs for comparable properties. Received a small 1,000-square-foot place? Funds round $3,300–$7,400. Personal a normal 2,000-square-foot two-story? You’ll probably pay $6,600–$14,800.
Materials alternative hits your pockets hardest. Metallic roofs would possibly final 50+ years however price extra upfront than TPO or EPDM. Your zip code issues too — labor charges swing wildly between areas.
Flat roofs aren’t simply cheaper — they’re simpler to test and repair, plus you should utilize them as out of doors area. Simply don’t skimp on set up. These roofs want correct drainage to keep away from water puddles and leaks. With excellent care, count on 15–30 years from most flat roofs. Preserve a watch out for repeat leaks, sagging spots, or a number of cracks — all indicators you want a substitute.
We constructed this price breakdown utilizing data from precise roofing contractors and building databases. Our intention? Serving to you understand precisely what you’ll shell out in your particular roof.
Asphalt Roof Set up
Typically, you possibly can count on to pay between $6,600 and $19,500 and is the preferred roofing alternative for most owners.
Metallic Roof Set up
Typically, you possibly can count on to pay between $8,000 and $20,000 however final greater than twice so long as asphalt shingles on common.
Slate Roof Set up
Typically, you possibly can count on to pay between $20,000 and $30,000 however can final over 100 years as a consequence of it’s superior sturdiness.
Highlights
- You may count on to pay round $4–$15 per sq. foot for a flat roof substitute.
- There’s a wide range of roofing supplies for flat roofs that influence the overall price you’ll pay.
- Changing or putting in a flat roof is just not a DIY job—we positively reccomend hiring a professional.
What Is the Value of a Flat Roof Set up?
A brand new flat roof prices between $4 and $15 per sq. foot. This price consists of labor hours, overhead, and supplies. Subsequently, you possibly can count on to pay $6,800 to $12,798 to switch a 1,700-square-foot flat roof, which is the standard dimension of a roof within the U.S.
Due to the wide range of supplies obtainable, this value can fluctuate tremendously, starting from as little as $4 to over $15 per sq. foot. Here’s a extra in-depth breakdown of the nationwide common price of flat roofs based mostly on dwelling dimension:
| Dwelling Measurement (In Sq. Ft) | Value Vary | Common Value |
| 600–800 | $1,995–$6,916 | $4,455 |
| 1,000 | $3,326–$11,528 | $7,403 |
| 1,500 | $4,989–$17,292 | $11,104 |
| 2,000 | $6,652–$23,056 | $14,806 |
| 2,500 | $8,315–$28,820 | $18,507 |
| 3,000 | $9,978–$34,584 | $22,209 |
| 3,500–4,000 | $11,641–$40,348 | $25,910 |
We retrieve price information from RSMeans, a mission estimator for contractors and residential enchancment specialists. The common prices listed on this article embody supplies and labor charges.
What Is the Value of a Flat Roof by Sort?
Materials kind is likely one of the key pricing elements in any roofing mission. Every materials has its baseline value, and a few are harder to put in or require distinctive ability units, leading to larger charges for labor prices. Under we define the most typical flat roofing supplies in the marketplace, their complete value, and their execs and cons.
| Roof Materials | Complete (Per Sq. Foot) | Challenge Complete (For a Roof That’s 1,700 Sq. Ft) |
| Fiberglass | $4.00–$6.00 | $6,800–$10,200 |
| EPDM | $5.00–$13.00 | $8,500–$22,100 |
| Metallic | $4.50–$15.00 | $7,650–$25,500 |
| PVC | $4.00–$14.00 | $6,800–$23,800 |
| TPO | $4.00–$14.00 | $6,800–$23,800 |
| Constructed-up Tar (BUR) | $4.00–$10.00 | $6,800–$17,000 |
| Modified Bitumen | $4.00–$8.00 | $6,800–$13,600 |
Fiberglass or Glass Bolstered Plastic (GRP)
Fiberglass is a wonderful middle-of-the-road possibility. It’s light-weight, waterproof, and cheaper than conventional roofing supplies, with a comparatively lengthy life span of 20 to 50 years. Its materials price is extraordinarily low, sometimes solely $1 to $3 per sq. foot, however its set up price is normally no less than twice that.
The one main draw back to fiberglass is that it requires extra upkeep than different flat roofing supplies. Because it’s composed of glass-based sheets, it’s fragile, doesn’t get up effectively to influence, and requires recurring roof inspections (take a look at our article to be taught every thing about roof inspection).
For extra details about this materials, learn our full breakdown of fiberglass shingles prices.
Metallic
Metallic is a normal flat roofing materials often used for residential and industrial buildings. Quite a few steel roofs can be found, with a variety of related prices. The most typical materials for steel flat roofs is aluminum, which generally runs from $4.50 to over $8 per sq. foot. Nonetheless, some supplies, like metal, can go as excessive as $15, and luxurious steel roofs, like copper, can go as much as $35.
Flat steel roofs are prized for his or her sturdiness, water and hearth resistance, low upkeep, and reasonably low price. These roofs even have a protracted life span, starting from 30 to 50 years, with correct care.
Ethylene Propylene Diene Monomer (EPDM)
EPDM is likely one of the hottest rubber roofing supplies in the marketplace. It’s an artificial rubber membrane that’s extremely sturdy, warmth resistant, waterproof, and low upkeep. Some variations are energy-efficient, reflecting daylight and trapping warmth, permitting you to save lots of on power payments. EPDM has a low materials price, solely round $2 to $3 per sq. foot, however labor and overhead sometimes carry its complete price to $5 to $13.
EPDM’s life span will fluctuate relying in your location. Northern states, with much less solar and extra moisture, are likely to have EPDM last more, probably 30 to 50 years, however hotter, dry climates can count on between 15 to twenty years.
PVC
Polyvinyl chloride, or PVC, is an artificial plastic used to create many objects, together with pipes, fasteners, and roofing supplies. In roofing, PVC takes the type of a single-layer, rollable membrane. It’s extra generally used on industrial buildings however nonetheless often sees use in residential tasks. It’s warmth resistant, waterproof, energy-efficient, simple to put in, and cheap.
PVC’s materials price is barely round $2.60 per sq. foot, however labor and overhead carry this quantity to $4–$14 per sq. foot. Whereas PVC has one of the vital constantly low costs for roofing supplies, it doesn’t final as lengthy, with a shelf lifetime of solely 15 to 30 years. Some owners report their roofs lasting longer, however these are normally below ultimate circumstances with fixed repairs.
Thermoplastic Polyolefin (TPO)
The final of our artificial choices is Thermoplastic Polyolefin or TPO. Like PVC and EPDM, it’s a single-ply membrane, artificial sheet that’s rolled on. It’s environment friendly, waterproof, long-lasting, fire-resistant, and sturdy. Nonetheless, in contrast to different entries on this listing, it’s created from recycled supplies and is usually recycled when changed, making it an eco-friendly different.
TPO has a reasonable lifespan of 20 to 30 years, however some owners have reported longer with good repairs. Its value is on the decrease finish at $4–$14 per sq. foot, a remarkably low value level for its lifespan.
Constructed-up Tar (BUR) and Modified Bitumen
Constructed-up roofs and modified bitumen roofs use layers of artificial supplies (sometimes felt), gravel, and tar to create a robust waterproof coating. They’re extremely fire-resistant, water resistant, and sturdy whereas requiring little upkeep. Modified bitumen is the extra fashionable of those two roofs and sees residential use, however some firms nonetheless go together with BUR.
Sadly, these roofs don’t final lengthy, with most having a ten to 20-year life span. These roofs are priced at round $4 to $10 per sq. foot.
Learn additionally: Tin roof common price
At present’s Home-owner Tip
Keep in mind that most roofing supplies are bought in squares or bundles (packages with sufficient contents to cowl 100 sq. ft), however flat roofs differ. Metallic roofs, for instance, are bought in sheets, whereas merchandise like PVC, EPM, and TPO are all bought in giant rolls.
Which Elements Affect How A lot a Flat Roof Prices?
Sq. footage and supplies are the 2 major price determiners of any roofing mission. Nonetheless, quite a few different elements can influence your invoice’s complete. For flat roofs, eradicating the outdated supplies, add-ons, repairs, and required permits can add a stunning quantity to your remaining price ticket.
Outdated Roof Removing
In the event you’re changing your current roof, it should be correctly eliminated and disposed of to make room for the brand new one. Fortunately, most contracting firms can maintain that for round $1 to $5 per sq. foot. Consequently, you possibly can add $1,700 to $8,500 to your remaining invoice for a reasonably sized roof. Keep in mind that this value can fluctuate relying in your space and native waste disposal legal guidelines.
Add-ons and Restore Prices
Generally, roofing firms could come throughout broken roof sections throughout a substitute. When this occurs, they sometimes contact the home-owner, get permission to make repairs, then generate an up to date quote that features the extra service prices.
Moreover, many owners choose to make additions or updates to their roofing techniques throughout replacements, like repairing their gutters, attic, and drainage system or including a skylight.
Listed below are a number of the commonest additions and repairs owners could come throughout and their related prices:
- Repairing or changing flashing: $10–$27 per linear foot
- Roof sealing: $1–$4 per sq. foot
- Gutter restore or substitute: $1,000–$7,000
- Including a skylight: $900–$2,500
- Repairing a chimney: $150–$1,000
Learn extra: The Finest Gutter Guards for Flat Roofs of 2023
Permits
You’ll want to accumulate a allow for any main dwelling renovation or restore, like putting in new plumbing, a roof, or present process main electrical work. Fortunately, most contractors deal with buying permits for you, however in doing so, they’ll add a allow charge to your quote. You may count on to pay between $150 to $500 for allow charges from a contracting firm.
What Are the Advantages of Investing in a Flat Roof?
A flat roof brings a number of perks price contemplating in your dwelling:
You pocket financial savings throughout set up since flat roofs want much less materials and labor than pitched ones. A flat roof covers roughly 13% much less space than a pitched roof on the identical home, slashing your materials and labor prices.
Ever tried strolling on a steep roof? Flat roofs allow you to or your contractor transfer round safely, making checkups and fixes approach simpler. This implies catching small points earlier than they flip into budget-busting issues.
Need bonus area? A correctly constructed flat roof turns into an out of doors hangout, backyard spot, or photo voltaic panel base. It’s like including sq. footage with out increasing your basis.
Residing someplace sizzling? Many flat roof supplies really lower cooling payments. Gentle-colored or reflective surfaces like TPO bounce away warmth as a substitute of soaking it up. Throughout July and August, you’ll really feel the distinction inside and in your electrical invoice.
Skilled Vs. DIY Flat Roofing Value
Rent execs for brand spanking new roof installs or replacements. Positive, flat roofs beat pitched ones for walkability, however putting in them proper takes know-how and particular expertise. Dangerous installations trigger poor drainage, standing water, leaks, and perhaps hundreds in water injury to your partitions, insulation, and ceilings.
Doing a Flat Roof Set up Your self
Most householders shouldn’t sort out full roof installations, although minor repairs would possibly work if you happen to’ve obtained building expertise. Even small errors with waterproofing can result in water injury, mildew, and structural complications that price far more than hiring a professional from the beginning.
In the event you’re lifeless set on dealing with small flat roof repairs:
- Deliver a helper to observe your again
- Use security gear even on flat surfaces
- Skip wet, windy, or freezing days
- Verify native constructing guidelines and permits
- Purchase supplies meant for DIY tasks
- Observe directions to the letter
- Preserve drainage paths clear throughout and after fixes
At present’s Home-owner Tip
For DIY repairs, persist with easy-to-handle supplies with out nasty chemical compounds. Skip fiberglass, BUR, and steel roofing — they want particular expertise or contain harmful stuff. EPDM rubber makes essentially the most sense for home-owner fixes. Simply bear in mind: errors can kill your guarantee and result in pricey issues later.
Hiring a Skilled for a Flat Roof Set up
A roof is a lynchpin construction; if any half fails, it will probably injury different components. As such, selecting the correct roofer in your subsequent set up is crucial for the long-term well-being of your own home. In the event you’ve by no means employed a roofing contractor earlier than, this course of could be intimidating; however by following these easy steps to discovering an expert roofer, you could find the correct professional in your subsequent flat roof set up:
- Discover native specialists close to you: Start by searching for essentially the most respected native roofing contractors; test their buyer critiques, Higher Enterprise Bureau rankings, and state licenses earlier than the following step.
- Get a quote from a couple of choices: When you’ve chosen a number of, schedule a time to get in-person quotes from every one.
- Seek the advice of them about their suggestions: Be sure you converse with them concerning the job through the quote course of; this allows you to assess their customer support and get details about your mission.
- Evaluation quotes: Verify the quotes you obtained, evaluating their prices and total costs.
- Choose a remaining firm: When you’ve made a range you’re comfy with, it’s time to schedule an appointment in your new roof set up.
What Is Our Suggestion on Flat Roof Set up Prices?
For many properties, we suggest TPO or EPDM techniques, which price between $4–$14 per sq. foot put in and final 20–30 years once you correctly set up it. EPDM ($5–$13 per sq. foot) works higher for smaller constructions below 1,000 sq. ft, particularly in cooler climates the place its heat-absorbing black floor helps throughout winter. TPO ($4–$14 per sq. foot) makes extra sense for bigger properties over 1,500 sq. ft as a result of it displays warmth and resists punctures higher than EPDM.
Metallic roofing runs $4.50–$15 per sq. foot and lasts a powerful 40–70 years, making it cost-effective regardless of the upper upfront price. We usually keep away from recommending fiberglass (regardless of decrease preliminary prices) and built-up roofing techniques, as single-ply membranes now provide higher efficiency at comparable costs. Keep in mind that set up high quality issues greater than materials alternative — even premium supplies fail early with poor set up, so all the time rent contractors skilled along with your particular roof kind.
FAQs About Flat Roof Set up
Are Flat Roofs Costly?
Flat roofs price much less to put in than pitched ones — determine $3,326 to $11,528 versus $5,000–$15,000 for pitched roofs on average-sized properties. You save as a result of flat roofs use much less materials and take fewer work hours to placed on. The long-term image modifications, although, since some flat roofing wants substitute earlier than high quality pitched supplies like architectural shingles.
You will get extra worth out of your flat roof through the use of it as out of doors area, a backyard space, or photo voltaic panel assist. These sensible makes use of typically make up for any long-term price variations when in comparison with pitched roofs, supplying you with extra worth in your funding.
What Is the Most cost-effective Flat Roof?
Fiberglass prices least at about $4–$6 per sq. foot put in, roughly 10–20% lower than TPO or PVC techniques. Constructed-up roofing (BUR) was once the price range decide, however in the present day’s set up prices make it much less interesting at $4–$10 per sq. foot.
Don’t simply have a look at the sticker value when trying to find an inexpensive roof. Take into consideration what number of years every greenback buys you. Many owners discover TPO ($4–$14 per sq. foot) cheaper in the long term as a result of it lasts 5–10 years longer than price range choices, sparing you an early substitute.
What Is the Life Span of a Flat Roof?
Flat roof life varies by materials — EPDM rubber lasts 10–25 years, whereas TPO and PVC serve 20–30 years earlier than needing substitute. Metallic flat roofs win the longevity contest at 40–70 years, with copper and zinc reaching the upper finish.
Yearly professional inspections and fast fixes vastly lengthen roof life. Standing water ruins flat roofs sooner than nearly the rest, so good drainage stays the important thing to longevity, it doesn’t matter what materials covers your own home.
Do Flat Roofs Have a Slope?
Regardless of the title, correctly constructed flat roofs aren’t actually flat —they embody a slight tilt of 1/4″ to 1/2″ per foot (1–2% grade) to assist water run off. This mild angle, referred to as “low-slope” by execs, isn’t apparent to most individuals however prevents water from pooling.
Trendy designs create drainage paths utilizing tapered insulation or rigorously positioned drains to maintain water shifting. In wet areas or snowy areas, roofers typically suggest steeper slopes (as much as 3/4″ per foot) to deal with extra water quantity, particularly on larger roofs.
