The roof is one of the most vital parts of a commercial structure. It maintains your building’s integrity and energy efficiency, adds visual appeal and acts as the first line of defense against harsh outdoor elements. Because of its importance, the roof is also one of the most expensive choices when designing or remodeling any commercial structure.
How much is a commercial roof replacement? When making such a significant investment, it’s important to be aware of the various costs required to replace a roof as you consider whether to replace your roof instead of getting repairs. Understanding the primary factors involved in a new commercial roof cost can help you determine the type and extent of your roof replacement and how much you should budget beforehand.
In this article, we’ll delve into the necessary cost of complete roof replacement, possible additional costs and how you can calculate the estimated value of your new roof, giving you a better understanding of the choices you can expect to encounter while planning your roof replacement.
How to Estimate the Cost of a New Commercial Roof
Commercial roofing costs are certainly not one-size-fits-all. Numerous factors go into a replacement estimate, including the following.
- Type of roof: Flat and sloped roofs have different installation needs and require different materials for increased durability and protection. Your building’s roof type will thus determine a portion of replacement costs.
- Roofing material: The roofing material you choose is perhaps the most significant factor involved in your bill. Some last longer than others and provide better durability, which can drastically change the overall cost.
- Roof size: Your roof’s square footage will also be another vital factor in replacement costs. Small roofs take less installation time and use fewer materials, while large structures will face a far heftier bill.
- Possible additional charges: Installation services and other features such as waterproofing incur additional expenses that can add up to hundreds or thousands of extra dollars.
To calculate the cost of a commercial roof replacement, you’ll need to determine your building’s needs and understand these factors involved in the replacement process.
Three of the most important factors to consider are your type of roof, roofing material and square footage. Let’s review each of these and their associated fees to estimate the cost of commercial roof replacement.
1. Choose a Type of Roof
There are two main categories of commercial roofs: flat — also called low-slope — and sloped.
Flat Roofs
Despite their misleading name, flat roofs have a low slope of about two to 10 degrees to allow for water drainage. But the flatter design provides maximized square footage and increased space for machinery and inventory storage, HVAC systems and other equipment. Most modern commercial buildings, including many of today’s most beautiful architectural structures, have flat roofs.
Flatter surface areas have less square feet and require fewer roofing materials. Thus, flat roofs cost far less to replace than sloped roofs. However, they also need more maintenance over time, incurring higher lifetime costs.
- Pros: Inexpensive installation, extra storage space, energy efficiency
- Cons: Increased maintenance needs, shorter lifespan, heightened risk of water pooling
Sloped Roofs
Many designers of smaller buildings choose sloped roofs to increase stability. Pitched roofs can either slope gradually or dramatically, depending on the building’s structural design and aesthetic qualities.
Sloped roofs are more effective at water drainage than flat ones, allowing for a longer overall lifespan and fewer maintenance costs. However, they’re initially more expensive and aren’t as energy-efficient as flat structures, as they decrease a building’s usable surface area.
- Pros: Extra stability and structure, low maintenance needs, lowered risk of water damage
- Cons: More expensive installation, less energy efficiency, hard to inspect and maintain
2. Choose Roofing Material
The material you choose for your roofing project will considerably influence overall replacement costs. The following are some of the most common types of roof materials for commercial structures and their installation and maintenance costs. Note these costs are only base estimates and hinge on additional fees such as code requirements, waterproofing and more.
Built-Up
Built-up roofs have been common in the U.S. for more than 100 years. They’re known for their reliability and durability, lasting up to 30 years with proper care.
As their name suggests, these roofs consist of several layers of materials built up into one roofing system. Six alternate layers — insulation, base piles, ply sheets, adhesive, surfacing and flashing — get placed one over the other to provide superior protection, but they can be messier and more time-consuming to install, compared to a single-ply roofing system.
- Built-up cost per square foot: $1 to $2
- Average initial installation cost of built-up per square foot: $2 to $4.50
- Estimated maintenance costs of built-up per square foot: $2 to $5 per recoating
- Estimated cost of built-up roof replacement: $3 to $6.50 per square foot
Built-up roofing systems require little maintenance. Get the roof recoated and checked for pooling water every four to six years.
- Pros: Inexpensive, energy-efficient, long-lasting, fire-resistant, needs little maintenance
- Cons: Messy and time-consuming installation, materials give off a strong odor during installation
- Works best for: Flat roofs
Rubber EPDM
EPDM (ethylene propylene diene monomer) — a type of synthetic rubber — is a favorite material for single-ply roofs, which consist of a single layer of roofing material.
EPDM first became available in sheet form about 30 years ago and has since become the material of choice for many commercial building designers. These roofs use factory-made sheets that set irreversibly after heating, which provides excellent weather resistance.
- Rubber EPDM cost per square foot: $1.50 to $2.50
- Average initial installation cost of rubber EPDM per square foot: $2 to $5
- Estimated maintenance costs of rubber EPDM per square foot: $0.50 to $2 per leak repair
- Estimated cost of rubber EPDM roof replacement: $3.50 to $7.50 per square foot
EPDM roofs have an average lifespan of about 25 to 30 years, but some systems can last as long as 50 when well-maintained. The material needs little maintenance aside from possible minor leak repairs, making it a budget-friendly choice for commercial building owners who don’t want to worry about too much upkeep.
- Pros: Versatile, durable, easy to install, inexpensive, weather-resistant, long-lasting, fire-resistant
- Cons: Single-ply structures can be prone to leaks if a building owner fails to maintain them.
- Works best for: Flat roofs
Sheet Metal
Metal roofs, made of interlocking galvanized steel, aluminum or copper panels, combine lightweight material with durability and strength. These roofs allow for multiple color and style options that give them an attractive modern appearance.
- Sheet metal cost per square foot: $5.50 to $9
- Average initial installation cost of sheet metal per square foot: $4.50 to $5
- Estimated maintenance cost of sheet metal per square foot: $0.30 to $0.50 for general lifetime repairs
- Estimated cost of metal roof replacement: $10 to $14 per square foot
While sheet metal is one of the most expensive types of roofing material available, the metal’s durability allows these roofs to last from 30 years to well over 50. Maintenance costs are minimal, as owners of metal roofs typically spend only 3.5 percent of total installation costs on lifetime maintenance.
- Pros: Flexible design options, weather-resistant, lightweight, durable, environmentally friendly, energy-efficient
- Cons: One of the most expensive roofing materials available, inconsistent color matching during repairs
- Works best for: Flat or sloped roofs
Asphalt Shingles
Sloped roofs allow for a greater variety of roofing material options. Asphalt shingles, the most common type of roofing shingles, are perhaps the least expensive material available for steep roofs. These shingles come in a variety of textures, colors and shapes.
- Asphalt shingles cost per square foot: $0.80 to $1
- Average initial installation cost of asphalt shingles per square foot: $2 to $3.50
- Estimated maintenance costs of asphalt shingles per square foot: $0.75 to $1
- Estimated cost of an asphalt shingle roof replacement: $2.80 to $4.50 per square foot
Property owners favor these roofs for their low installation costs and multiple color and style options. They typically last up to 20 years, but some can last 40 years when properly maintained. Maintenance costs add up to about 28.5 percent of total installed costs over the roof’s lifetime.
- Pros: Inexpensive, easy to install, flexible design options
- Cons: Not as durable or environmentally friendly as other materials.
- Works best for: Sloped roofs
Slate/Tile
Slate and tile roofs, made completely of natural stone, are celebrated as some of the most beautiful and durable roofing materials for steep roofs. People have been using them for centuries to cover commercial structures due to their long lifespan.
- Slate/tile cost per square foot: $8 to $11.50
- Average initial installation cost of slate/tile per square foot: $3.50 to $4.50
- Estimated maintenance costs of slate/tile: Minimal lifetime repairs needed
- Estimated cost of slate roof replacement: $11.50 to $16 per square foot
While slate and tile roofs are initially more expensive than shingles and other materials, they offer supreme durability for commercial buildings and can last more than 150 years. As with any material, they require regular maintenance, but they don’t often need repairs due to their heavy-duty design.
- Pros: Extremely durable, long-lasting, aesthetically appealing, fire-resistant, environmentally friendly.
- Cons: Expensive installation, heavy material, fragile during installation
- Works best for: Sloped roofs
3. Calculate Cost
Once you’ve determined what type of roof and materials you’ll need for your commercial building, you’ll need to find your roof’s square footage for a more accurate cost estimate.
If you don’t already know the roof’s square footage, you can measure the length and width of each plane of the roof and multiply the length times the width to get each plane’s square footage. Then add the square footages of all planes together to calculate total square feet.
After you’ve measured your roofing area, use this number to calculate the cost of commercial roof replacement by multiplying it with the estimated price of your chosen roofing material.
For example, let’s say you’re interested in replacing your roof with sheet metal. If your roof is around 19,000 square feet — the average size of U.S. buildings constructed in the 2000s — you would find the total of a low-end replacement cost using this formula:
19,000 x $10 (average low cost per square foot) = $190,000
A high-end replacement costs around $14 per square foot, so the calculation for a high estimate would look like this:
19,000 x $14 = $266,000
The cost of materials and installation for your roof would thus be somewhere between $190,000 and $266,000, before you take additional costs into account.
Possible Additional Costs When Replacing a Commercial Roof
While this average is helpful in determining how much a standard roof replacement will cost, it fails to account for several factors that could dramatically increase the price of your final installation. The following are some of the most common factors to consider.
Code Requirements
As a commercial structure, your building is likely subject to many local, regional, state and industry-regulated code requirements. These requirements may include roof slope, insulation, ventilation and more. As you must spend more time and resources meeting these regulation standards, your overall bill could severely fluctuate.
Water Damage
Underneath your roof, you’ll find a combination of structural decking, cover board, insulation and other materials. Roofers will assess the structure for any damage using moisture-detecting instruments when they remove the old roof from your building.
If water or other natural weathering has damaged the structure, you’ll likely need to replace some or all of these areas, thus increasing both the cost of materials and installation.
Waterproofing
Heavy Northeastern rain and snow storms can easily damage a building that lacks a thoroughly protected roof. Waterproofing your roofing material can significantly aid in increasing your new roof’s lifespan and can particularly aid materials that are prone to leaks and flat roofs that are susceptible to water damage. But it’ll also increase installation costs.
Roof Access
A roofing contractor’s ability to access your roof can have just as much impact on overall costs as the material used or the roof’s square footage. For example, a skyscraper with 50 stories will need far more machinery and manpower for a roof replacement than a single-story structure. Even if the roof’s square footage is the same, the cost of the skyscraper’s roof replacement will dramatically increase due to changes in height and occupancy.
Roof Structure
Likewise, protruding objects such as skylights, chimneys, gutters, vents, etc. mean more work for contractors and added overall installation time. If objects jut out from your roof, it will require more work to cut materials around them and seal the surrounding areas. Pointed slopes are also harder to work on than flat roofs and may require contractors to use a man lift throughout the installation, increasing the cost of materials.
Contact David Maines for Your Commercial Roof Replacement
The number of commercial roof replacement costs to consider may seem overwhelming. You need a roofing contractor who will work with you to help you understand each charge and provide you with the highest-quality roof replacement within your budget.
David Maines has been a trusted leader in commercial roofing replacements throughout Central Pennsylvania and surrounding states for the past 28 years. With our unique knowledge and dedication to commercial structures, we’re prepared to guide you through each step in the installation process. And with our free estimates, you’ll know exactly what you’re paying for before your installation.
If you’re ready to work with a roofing service provider trained to meet your unique needs and understand your budget, contact us today to schedule your consultation.
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