If you’re managing a commercial property and facing the need for a new roof, it’s completely normal to feel overwhelmed—especially when it comes to costs. Many property owners and facility managers ask us: How much will a single-ply roof really cost? And what makes one project more expensive than another?

At Weather Shield Roofing Systems™, we’ve been helping businesses make smart, informed roofing decisions for over 40 years. In this article, we’ll walk you through what to expect with single-ply commercial roofing cost, and the factors that influence your total investment.

What’s the average price per square foot for a single-ply commercial roof?

In 2025, the average single-ply commercial roofing cost ranges from $6 to $12 per square foot. That means a typical 20,000-square-foot roof might cost between $120,000 and $240,000, depending on several key variables.

This cost usually includes materials, labor, and a manufacturer-backed warranty—but there’s more to the story. Material costs have increased since 2023 due to supply chain fluctuations, so it’s wise to budget with some cushion for potential volatility.

Why do prices vary so much?

You might wonder: Why is there such a wide range in pricing for the same type of roof? That’s because no two buildings—and no two roofs—are exactly alike. Several specific factors will affect your final cost.

Does the size and condition of the roof affect price?

Yes, significantly. Larger roofs usually benefit from economies of scale—you can spread out labor and equipment costs over more square footage. Smaller roofs, on the other hand, may actually cost more per square foot because fixed costs are harder to offset.

Also, the condition of your existing roof matters:

• Basic cleaning/prep: $0.10–$1.50 per sq. ft.

• Recovery board installation: $0.70–$1.40 per sq. ft.

• Full tear-off: $1–$4 per sq. ft.

If your current roof is in poor shape, expect higher upfront costs for prep or replacement.

How does roof access impact labor costs?

If your building has multiple roof levels or is particularly tall, you may need special equipment like cranes or lifts. More complex access equals more labor time—and potentially more cost.

For example, a 3-story office building with limited access might cost 10–15% more in labor than a single-story warehouse with wide-open access.

What type of insulation is best for single-ply roofing?

Here’s where things can get tricky. Single-ply membranes like TPO and EPDM don’t come with built-in insulation, so you’ll need to choose one that fits your performance needs and budget.

Common options include:

• Polyiso: $1.40–$1.75 per inch; best R-value per inch, most common choice.

• EPS (Expanded Polystyrene): Cost-effective; offers highest R-value per dollar, and doesn’t absorb water.

• XPS (Extruded Polystyrene): Middle-tier option; good moisture resistance and durability.

Depending on your local climate and energy-efficiency goals, your insulation selection can change both cost and performance significantly.

Does the type of membrane and installation method matter?

Absolutely. TPO and EPDM roofing membranes come in various thicknesses, and you’ll also choose an installation method:

• Ballasted: Typically cheapest, but heavy and not ideal for all buildings.

• Mechanically fastened: Common choice; good balance of cost and performance.

• Fully adhered: More expensive, but offers better wind uplift resistance.

Your contractor should help you weigh the pros and cons of each approach, taking your building’s structure and location into account.

Do penetrations, flashings, and warranties increase costs?

Yes. If your roof has multiple penetrations—like skylights, vents, or HVAC units—those require extra flashing and labor, which adds to the total cost.

Warranties also make a difference:

• Contractor workmanship warranty: Covers installation quality.

• Manufacturer membrane warranty: Covers product defects.

• Full system warranty: Covers both product and labor, often for 20 years or more.

While more robust warranties can add upfront cost, they provide peace of mind and long-term savings by reducing future liability.

How do I get a reliable roofing quote?

The best way to get accurate pricing is to request detailed proposals from experienced commercial roofing contractors. Make sure the quote includes:

• Membrane type and thickness

• Insulation type and R-value

• Attachment method

• Scope of prep or tear-off

• Warranty details

At Weather Shield Roofing Systems™, we go beyond “just a number.” We help you understand exactly what you’re getting so you can compare quotes apples to apples—not apples to oranges. We want you to feel confident about your investment in a new single-ply membrane roof.

Is single-ply roofing worth the cost?

Yes—if it’s installed correctly and maintained over time. Single-ply roofing systems are known for their long lifespan, low maintenance needs, and energy efficiency, especially when paired with reflective white TPO membranes.

It’s also worth considering long-term roof investment protection through services like Max Life Roof Care™, which can extend the lifespan of your single-ply roof and delay the need for full replacement.

Getting a new commercial roof is a big investment, and we understand the pressure that comes with making the right decision. At Weather Shield Roofing Systems™, we’re committed to helping you protect that investment through clear communication, long-term solutions, and cost-efficient strategies that fit your unique building.

If you’re ready for a customized, transparent proposal—or just want a second opinion—we’re here to help: Talk to a roofing expert