What will your commercial roof cost?
Choose a system, your state and the roof size. Get a planning-grade price range in seconds — then turn it into a firm quote.
- States
- 50 + DC
- Systems
- 7
- Output
- Range + $/sq ft
Price a roof in two minutes.
Ranges are installed costs in 2026 US dollars, including materials, labor, standard flashings and disposal where applicable.
- System
- TPO single-ply (60-mil)
- Typical service life
- 20–30 years
- Regional factor
- Washington × 1.09
The most common low-slope commercial roof: heat-welded seams, white and reflective, economical over large areas.
Planning estimates only, not a quote or an offer. Actual prices depend on site conditions, specifications, code requirements, access, timing and contractor availability. Regional factors are state-level averages.
Commercial TPO roof replacement cost by state — 20,000 sq ft, full tear-off, typical complexity
| State | Per sq ft | Project total (20,000 sq ft) | Estimate |
|---|---|---|---|
| Alabama | $6.62 – $10.88 | $132,400 – $217,600 | Estimate ↗ |
| Alaska | $9.86 – $16.19 | $197,100 – $323,800 | Estimate ↗ |
| Arizona | $7.24 – $11.89 | $144,800 – $237,800 | Estimate ↗ |
| Arkansas | $6.55 – $10.75 | $130,900 – $215,100 | Estimate ↗ |
| California | $9.39 – $15.43 | $187,900 – $308,700 | Estimate ↗ |
| Colorado | $7.78 – $12.78 | $155,500 – $255,500 | Estimate ↗ |
| Connecticut | $8.70 – $14.29 | $174,000 – $285,900 | Estimate ↗ |
| Delaware | $7.93 – $13.03 | $158,600 – $260,600 | Estimate ↗ |
| District of Columbia | $8.62 – $14.17 | $172,500 – $283,400 | Estimate ↗ |
| Florida | $7.16 – $11.76 | $143,200 – $235,300 | Estimate ↗ |
| Georgia | $6.85 – $11.26 | $137,100 – $225,200 | Estimate ↗ |
| Hawaii | $10.16 – $16.70 | $203,300 – $334,000 | Estimate ↗ |
| Idaho | $7.16 – $11.76 | $143,200 – $235,300 | Estimate ↗ |
| Illinois | $8.55 – $14.04 | $170,900 – $280,800 | Estimate ↗ |
| Indiana | $7.32 – $12.02 | $146,300 – $240,400 | Estimate ↗ |
| Iowa | $7.16 – $11.76 | $143,200 – $235,300 | Estimate ↗ |
| Kansas | $6.93 – $11.39 | $138,600 – $227,700 | Estimate ↗ |
| Kentucky | $7.01 – $11.51 | $140,100 – $230,200 | Estimate ↗ |
| Louisiana | $6.78 – $11.13 | $135,500 – $222,600 | Estimate ↗ |
| Maine | $7.62 – $12.52 | $152,500 – $250,500 | Estimate ↗ |
| Maryland | $7.78 – $12.78 | $155,500 – $255,500 | Estimate ↗ |
| Massachusetts | $9.16 – $15.05 | $183,300 – $301,100 | Estimate ↗ |
| Michigan | $7.78 – $12.78 | $155,500 – $255,500 | Estimate ↗ |
| Minnesota | $8.32 – $13.66 | $166,300 – $273,200 | Estimate ↗ |
| Mississippi | $6.47 – $10.63 | $129,400 – $212,500 | Estimate ↗ |
| Missouri | $7.55 – $12.40 | $150,900 – $247,900 | Estimate ↗ |
| Montana | $7.24 – $11.89 | $144,800 – $237,800 | Estimate ↗ |
| Nebraska | $7.01 – $11.51 | $140,100 – $230,200 | Estimate ↗ |
| Nevada | $8.01 – $13.16 | $160,200 – $263,100 | Estimate ↗ |
| New Hampshire | $7.78 – $12.78 | $155,500 – $255,500 | Estimate ↗ |
| New Jersey | $8.93 – $14.67 | $178,600 – $293,500 | Estimate ↗ |
| New Mexico | $7.01 – $11.51 | $140,100 – $230,200 | Estimate ↗ |
| New York | $9.32 – $15.31 | $186,300 – $306,100 | Estimate ↗ |
| North Carolina | $6.70 – $11.01 | $134,000 – $220,100 | Estimate ↗ |
| North Dakota | $7.16 – $11.76 | $143,200 – $235,300 | Estimate ↗ |
| Ohio | $7.47 – $12.27 | $149,400 – $245,400 | Estimate ↗ |
| Oklahoma | $6.70 – $11.01 | $134,000 – $220,100 | Estimate ↗ |
| Oregon | $8.16 – $13.41 | $163,200 – $268,200 | Estimate ↗ |
| Pennsylvania | $8.01 – $13.16 | $160,200 – $263,100 | Estimate ↗ |
| Rhode Island | $8.39 – $13.79 | $167,900 – $275,800 | Estimate ↗ |
| South Carolina | $6.70 – $11.01 | $134,000 – $220,100 | Estimate ↗ |
| South Dakota | $6.85 – $11.26 | $137,100 – $225,200 | Estimate ↗ |
| Tennessee | $6.78 – $11.13 | $135,500 – $222,600 | Estimate ↗ |
| Texas | $6.85 – $11.26 | $137,100 – $225,200 | Estimate ↗ |
| Utah | $7.32 – $12.02 | $146,300 – $240,400 | Estimate ↗ |
| Vermont | $7.55 – $12.40 | $150,900 – $247,900 | Estimate ↗ |
| Virginia | $7.24 – $11.89 | $144,800 – $237,800 | Estimate ↗ |
| Washington | $8.39 – $13.79 | $167,900 – $275,800 | Estimate ↗ |
| West Virginia | $7.24 – $11.89 | $144,800 – $237,800 | Estimate ↗ |
| Wisconsin | $7.78 – $12.78 | $155,500 – $255,500 | Estimate ↗ |
| Wyoming | $7.16 – $11.76 | $143,200 – $235,300 | Estimate ↗ |
How the estimate is built
The calculator starts from a national baseline installed price per square foot for each roof system — membrane or panels, standard attachment, cover board and flashings — and then adds and adjusts for the things that move a real bid:
- Project type. New construction starts from a clean deck. A re-cover adds preparation and a new cover board. A full replacement adds tear-off and disposal of the old roof — typically $1.50–$3.00 per sq ft on its own.
- Insulation. Replacing a roof usually triggers current energy-code insulation levels. Bringing an older roof up to code can add $2.00–$4.50 per sq ft — and pays back in lower heating and cooling bills.
- Complexity. Rooftop units, curbs, drains, parapets, level changes and difficult access all add labor. A roof crowded with equipment can cost a quarter more than an open field of the same size.
- Building height. Taller buildings need bigger cranes, more hoisting and more safety equipment.
- Roof size. Mobilization is a fixed cost, so small roofs cost more per square foot, and very large roofs benefit from scale.
- State. A regional factor reflects local commercial construction labor rates, material logistics and market conditions. Dense metro areas can run above their state's figure.
The result is a range, not a quote: the low end assumes efficient conditions and competitive bidding, the high end assumes a more demanding site or specification.
What the calculator does not include
- Structural repairs to the deck or framing, found once the old roof is opened.
- Replacing wet insulation beyond a normal allowance on re-cover and restoration projects.
- Mechanical and electrical work: disconnecting, lifting or replacing rooftop units, new curbs for new equipment, solar electrical systems.
- Permits, engineering, testing, bonds and owner-specific requirements.
- Asbestos or other hazardous material abatement in older roofs.
- Solar incentives and tax credits, which can substantially reduce the net cost of solar roofing.
From estimate to a real number
A firm price needs a site visit: core cuts to see what is inside the roof, a moisture survey, measurements, a look at the structure and the rooftop equipment, and a conversation about how the building operates. Use the Get a firm quote button — your calculator inputs travel with the request, so we start from the same numbers.
Want to understand the numbers first? Read our commercial roof replacement cost guide and TPO vs PVC vs EPDM.
Roof cost questions.
How accurate is this roof cost calculator?
It is built for budgeting: most real bids for typical buildings land inside the range it gives. The biggest surprises come from what is hidden inside the old roof — wet insulation, deck damage — which only a site survey reveals.
How much does a commercial roof cost per square foot in 2026?
Nationally, a full tear-off replacement typically runs about $7–$12 per sq ft for TPO or EPDM, $8.50–$14 for PVC and $13–$21 for standing seam metal. Restoration coatings run about $2.50–$5. Your state, roof size, height and rooftop equipment move these numbers — the calculator adjusts for each.
Why is roofing more expensive in some states?
Mostly labor: commercial roofing is labor-intensive, and wage rates, union coverage and demand differ widely. Material logistics, code requirements such as higher insulation or wind ratings, and market conditions add to it. Remote locations such as Alaska and Hawaii carry freight premiums too.
Is a re-cover cheaper than a full tear-off?
Usually by $1–$2 per sq ft, because there is no tear-off and disposal. It is only possible when the existing roof is dry, well attached and has not been re-covered before, and it adds weight to the structure.
Does the estimate include new insulation?
Only if you choose "Upgrade insulation to current code". Many jurisdictions require it when a roof is replaced, so it is worth including for budgeting even if you are unsure.
How do I get an exact price?
Click Get a firm quote. Your calculator inputs are attached to the request, and we follow up with a site survey — core cuts, moisture scan, measurements — and a written proposal.
Understand the numbers.
Have an estimate? Make it firm.
Send us your numbers and a few photos. We will confirm what the roof needs and turn the range into a written proposal.