As a rough estimate, the cost of a commercial roof replacement can range from $5 to $15 per square foot, including materials and labor. Here are some pricing expectations across the board as there are typically several options and approaches to any roofing project.
With a Coating restoration you should expect to pay $4-6 per sq ft depending on what options & warranty you select. If you add spray polyurethane foam to the equation, closer to $8.5-10 total. Our clients opt for this when looking to increase their thermal envelope and cut back on heating/cooling expenses.
A single ply layover such as TPO or EPDM (if conditions are permitting) $6.50-10. Complete Tear offs down to the substrate run anywhere from $11-17 per square foot.
What factors Determine the cost of a commercial roof?
Size of the roof: Larger roofs will naturally cost more to replace than smaller roofs. Square footage is one of the major obvious key factors when considering the overall cost. Size involves how many layers and what roofing material they actually are tearing off.
For example: Tearing off old tar and pitch can cause burns when removed. Spray foam roofs can fall apart into small pieces when being removed. Tar and gravel requires a lot of extraneous labor as it’s built up roofing into compact layers and is extremely messy.
Type of roofing material: Different roofing materials have different costs. For example, a metal roof may be more expensive than a single-ply membrane roof. A coating can typically be the least expensive approach if the substrate currently allows with minimum latent moisture. Styrofoam is a different cost compared to ISO Board (Insulation).
Location: The cost of labor and materials can vary depending on the location of the building. For example, roofing costs in urban areas may be higher than those in rural areas. Also, location of the project in real estate as a building breakdown. Is the building a high rise with tough access? Is there a staging area that’s accessible near the work being coordinated?
Complexity of the roof: The more complex the roof design, the more it will cost to replace. For example, a roof with multiple levels, penetrations, or valleys will be more expensive to replace than a simple flat roof. If it has a lot of hvac or electrical to work around that’s a factor. It might have massive puddles with flora and fauna growing on the perimeter. Yes that’s real. If large ponding is taking place a tapered system is possibly needed. If there are additional internal drains needed it might require added plumbing work on the interior of the building. Also are there scuppers or enough secondary drain points in case of heavy rainfall? Are there low points in the roof where ponding exists that shouldn’t exist? At the end of the day, does your roof manage & drain water quickly and well?
Removal of old roofing material: Removing the old roofing material can be a significant part of the overall cost of a roof replacement, especially if the old material is difficult to remove or if there are environmental concerns associated with disposing of it. Most roofs have anywhere between 1-6 layers of built of materials that have been applied over the decades. Sometimes, the substrate or bottom layer is concrete deck, a wood deck or metal decking. If this has rot or rust that will need to be addressed prior to the new materials. Substrate replacement / repairs typically call for a time/labor adjustment in cost to the overall project.
Other factors that affect costs:
Thickness of the membrane
The thickness of the roofing membrane can also impact the cost of a commercial roof replacement. Thicker membranes will require more material and may result in higher labor costs as they may be more difficult to install. On the other hand, thinner membranes may be less expensive but may not provide the desired level of durability or performance for the roofing system. Thicker gauge standing seam metal is more expensive than non colored thin r panel metal.
Number of penetrations
The number of penetrations on a roof, such as HVAC units, vents, and skylights, can impact the cost of a commercial roof replacement. The more penetrations there are, the more work will be required to properly seal or flash them to prevent water from entering the building. This additional work can result in higher labor costs.
Warranty length
The length of the warranty selected for the roof can also impact the cost of a commercial roof replacement. Longer warranties may require a higher upfront cost, but can provide peace of mind and protection against potential problems with the roof in the future. Shorter warranties may result in a lower upfront cost, but may not provide the same level of protection for the building and its occupants.