Commercial Roof Cost Estimator
Commercial roof replacement typically costs $6–$18 per square foot depending on system type, building complexity, and existing roof condition. Coating restoration costs $2–$8 per square foot. Get a ballpark estimate for your project in 60 seconds.
Commercial Roofing Budget Calculator
Get a ballpark cost range for your commercial roofing project.
Answer a few questions about your building and we'll calculate an approximate budget range — then schedule a free assessment for accurate project-specific pricing.
Takes about 60 seconds
What type of project are you planning?
Choose the option that best describes your project.
Understanding Commercial Roof Replacement Costs
Commercial roof replacement costs in the DFW Metroplex typically range from $6 to $18 per square foot, depending on the roofing system selected, building complexity, and existing roof condition. A 20,000 square foot TPO replacement averages $140,000 to $240,000, while metal roofing runs $160,000 to $360,000 for the same area.
The biggest cost driver on most replacements isn't the membrane itself — it's everything around it: the existing roof's tear-off complexity, access requirements, rooftop equipment, and how much the business can disrupt operations during the work. A straightforward single-layer tear-off on a one-story warehouse with clear roof access costs far less than the same membrane installed over a three-layer roof on an occupied medical office with dozens of HVAC penetrations.
This is why no honest commercial roofing contractor will give you a firm price over the phone. The published ranges on this page and tools like ours are useful for capital planning and budget conversations — but they're a starting point, not a quote. A professional on-site assessment is the only way to get pricing you can actually build a budget around.
Commercial Roof Coating vs. Replacement Costs
Commercial roof coating restoration typically costs 40–60% less than full roof replacement. For a 25,000 square foot roof, coating restoration runs $75,000 to $175,000, while the same roof replaced with a new TPO membrane would cost $175,000 to $300,000. Coating extends the service life of a structurally sound roof by 10–20 years — making it a strong choice when the existing roof isn't failing but is past its prime.
The critical distinction: coatings are appropriate only for structurally sound roofs. If the substrate is saturated, the deck is failing, or there's active water infiltration, coating isn't a viable option — replacement is the only honest answer. But for thousands of DFW commercial buildings with aging membranes that still function, a manufacturer-certified coating system delivers a fraction of the cost, zero tear-off waste, and potential tax advantages as a maintenance expense rather than a capital improvement.
Cost Factors That Affect Your Commercial Roofing Project
Eight factors drive commercial roofing cost variation. Most projects are priced by the square foot, but each of these can shift the final number by 5–30% or more.
Roof Size
Larger roofs typically cost less per square foot due to economies of scale in labor and material. Very small roofs (under 5,000 sq ft) often see higher per-sq-ft pricing.
Roofing System
Metal standing seam costs 60–80% more than basic EPDM but lasts 2–3× longer. TPO, PVC, and modified bitumen sit in the middle of the range.
Tear-Off Requirements
Single-layer tear-off is standard. Multi-layer removal adds roughly 20%, and any hazardous material abatement can add 30% or more.
Access & Building Height
Buildings 3+ stories require crane or lift access, typically adding 10–15% to the project total.
Rooftop Equipment
HVAC units, exhaust fans, solar arrays, and other rooftop equipment require protection or temporary relocation — adding roughly 10% for equipment-heavy roofs.
Occupied Buildings
Working above an occupied facility requires extra coordination, noise control, and safety measures — typically adding ~5% to project cost.
Multi-Section Roofs
Roofs with multiple levels, penetrations, or complex flashing details increase labor hours. Complex layouts typically add 10% or more.
Materials & Specifications
Thicker membranes, higher-grade insulation, and premium manufacturer warranties increase material cost — but often reduce long-term ownership cost.
Frequently Asked Questions
How much does commercial roof replacement cost?
Commercial roof replacement typically costs $6 to $18 per square foot in the DFW Metroplex, depending on the roofing system, building complexity, and existing roof condition. For a 20,000 square foot building, that's roughly $120,000 to $360,000. TPO averages $7–$12 per square foot, modified bitumen $7–$11, and metal standing seam $12–$18. Total project cost also depends on tear-off requirements, access, rooftop equipment, and building occupancy during work. A professional on-site assessment is the only way to get an accurate project-specific price.
How much does commercial roof coating cost per square foot?
Commercial roof coating costs typically range from $2 to $8 per square foot installed, depending on the substrate (existing roof type), coating system (silicone, acrylic, or specialty), and surface preparation required. Metal and TPO substrates often fall at the lower end ($3–$6), while BUR and heavily weathered roofs run higher ($4–$8) due to additional prep. Coating is generally 40–60% cheaper than full replacement and extends the roof's life 10–20 years when applied to a structurally sound substrate.
What factors affect commercial roofing costs?
Commercial roofing costs are affected by several factors: roof size (larger projects often have lower per-square-foot costs), system type (metal costs more than single-ply but lasts longer), tear-off requirements (multi-layer removal adds ~20%, hazardous material abatement adds ~30%), building height (3+ stories require crane or lift access, adding ~15%), rooftop equipment (HVAC protection or relocation), whether the building is occupied during work, specialty materials for historic buildings, and complexity of multi-section or multi-level roofs. Geographic location and seasonal labor availability also affect pricing.
Is coating cheaper than roof replacement?
Yes — commercial roof coating is typically 40–60% less expensive than full roof replacement. A 20,000 square foot coating restoration might cost $60,000–$140,000, while the same roof replaced could cost $140,000–$240,000 for TPO or more for other systems. Coatings are appropriate only for structurally sound roofs without active leaks, saturated insulation, or failing decks. When the substrate is sound, coating delivers 10–20 years of additional service life at a fraction of replacement cost — and may qualify as a maintenance expense for tax purposes.
How much does a TPO roof cost?
TPO roofing typically costs $7 to $12 per square foot installed for commercial buildings in the DFW Metroplex. For a 25,000 square foot warehouse, that's roughly $175,000 to $300,000 for a full TPO replacement. Price varies based on membrane thickness (typically 45, 60, or 80 mil), insulation type and thickness, tear-off requirements, and manufacturer warranty level (20–30 years available). TPO is one of the most cost-effective single-ply commercial systems and is the industry standard for large flat-roof facilities.
What is the average cost to replace a commercial flat roof?
The average commercial flat roof replacement in the DFW Metroplex costs $8 to $14 per square foot for typical single-ply and modified bitumen systems. For an average commercial building of 20,000–30,000 square feet, total project cost ranges from $160,000 to $420,000. Premium systems like metal standing seam or PVC run higher, while EPDM and basic modified bitumen run lower. Your final cost depends heavily on existing roof condition, complexity, and building access — which is why every accurate quote requires an on-site assessment by a qualified commercial roofing contractor.