How much does a flat roof replacementcost in 2023?

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What is a Flat Roof? 

A flat roof is a horizontal or nearly horizontal covering for a building or structure. Unlike sloped roofs, flat roofs lack a pitch or angle to naturally drain water and debris. Often used in commercial buildings, flat roofs can also be found on residential properties. Flat roofs require different materials and installation techniques than sloped roofs, and therefore may also have different costs associated with maintenance and replacement. In this article, we’ll explore the cost of flat roof replacement in 2023.

Disclaimer: The information provided in this article is for informational purposes only and should not be taken as professional advice. The cost of a flat roof replacement project can vary greatly depending on the square footage, type of materials used, and the complexity of the project. For professional assistance with your particular situation, we recommend seeking help from Advance Roofing LLC ( We are always happy to help! Furthermore, Advance Roofing LLC has been proudly serving the Spokane, WA area with exceptional quality roofing solutions for many years.

Common Types of Flat Roofs

Common Types of Flat Roofs

Flat roofs are a popular choice for commercial buildings and some residential properties. They are typically less expensive than sloped roofs, making them a popular option for buildings with large surface areas. However, when it comes to replacing a flat roof, it is important to understand the different types of flat roofs available and their respective advantages and disadvantages. 

  1. Built-up Roofs (BUR): 

Built-up roofs, also known as BUR, are the traditional type of flat roofing system. They are made up of multiple layers that are alternated with waterproof materials and roofing felt. A top layer of crushed stone or gravel is added to protect the roof from sun damage and punctures. Built-up roofs are typically made of asphalt or tar and gravel materials. 


  • Durable and long-lasting 
  • Ability to withstand foot traffic 
  • Good for roofs with a high level of foot traffic 


  • Heavy and require additional reinforcement 
  • Longer installation time 
  • Smells bad when first installed 
  1. Single-ply Membrane Roofs (SPM):

Single-ply membrane roofs, also known as SPM, are made up of a single layer of roofing material. There are three types of single-ply membranes: ethylene propylene diene monomer (EPDM), thermoplastic polyolefin (TPO), and polyvinyl chloride (PVC). EPDM is the most common type of single-ply membrane. 


  • Lightweight and easy to install 
  • Resistant to UV rays and punctures 
  • Require little maintenance 


  • Susceptible to foot traffic damage 
  • Shorter lifespan compared to BUR roofs 
  • May shrink or crack over time

Sprayed Polyurethane Foam (SPF): 

Sprayed polyurethane foam, also known as SPF, is a popular roofing material due to its energy efficiency. It is composed of a mixture of liquid chemicals that are sprayed onto the roof, creating a foam that hardens and becomes a solid layer. SPF roofs are typically covered with a layer of elastomeric coating. 


  • Extremely durable and long-lasting 
  • Provides excellent insulation and energy efficiency 
  • Lightweight and easy to install 


  • Susceptible to water damage if not coated properly 
  • Difficult to repair if damaged 
  • Requires a professional roofing contractor to install 
  1. Asphalt Roll Roofing: 

Asphalt roll roofing is a roofing material that is made up of a layer of asphalt-impregnated material. It is relatively inexpensive and easy to install, making it a popular choice for small flat roofs. 


  • Inexpensive and readily available
  • Easy to install 
  • Able to withstand foot traffic 


  • Short lifespan compared to other roofing materials 
  • Susceptible to weather damage 
  • Limited aesthetic options 

Flat Metal Roofs

Flat metal roofs are popular among commercial properties due to their durability and longevity. They are typically made of steel, aluminum, or copper. 


  • Extremely durable and long-lasting 
  • Fire-resistant 
  • Aesthetic options are available 


  • Expensive compared to other roofing materials 
  • Noisy during rain and hail storms 
  • Requires special installation techniques 

In conclusion, when deciding which type of flat roof to use, it is important to consider factors such as budget, climate, and expected lifespan. By understanding the advantages and disadvantages of each type of flat roof, property owners can make informed decisions when selecting the best roofing material for their specific needs. 

Factors That Affect the Price for Replacing a Flat Roof

Factors That Affect the Price for Replacing a Flat Roof

Are you considering a flat roof replacement for your commercial or residential property? There are several factors that affect the cost of replacing a flat roof, and it’s important to understand how these variables can impact the overall pricing. 

  • One of the most significant factors that affect the cost of a flat roof replacement is the size of the roof. Generally, the larger the square footage of the roof, the more expensive the replacement will be. This is because it takes more materials and labor to replace a larger roof. 
  • The cost of flat roof replacement is determined by the type of material used, as different materials have varying costs, some of which are more expensive than others. For instance, single-ply membrane roofs are less expensive than built-up roofs, and asphalt roll roofing is less expensive than flat metal roofs. However, the choice of material also depends on other considerations such as the climate and the desired level of energy efficiency. 
  • Labor costs also account for a significant portion of the overall cost of flat roof replacements. The number of professionals required to properly install a new roof will depend on the size of the roof and the type of material being used. Usually, most roofing contractors will provide an estimate that includes labor costs, so it’s important to obtain a detailed quote. 
  • Other important considerations include the type of roof system, especially if it is a single layer or built-up roof system. If there is water damage present, this may increase the overall pricing as additional work may be required to address underlying issues. Additionally, if there is a requirement for additional work or materials, this can further increase the total cost of the individual project. 
  • Finally, when choosing a roofing company for your flat roof replacement, it’s imperative to select a professional roofing contractor that adheres to building codes and any relevant permits required in your local area. Working with a reputable company will ensure that the project is completed correctly, safely, and within the necessary guidelines. 

In conclusion, when looking to replace a flat roof, several factors will influence the overall price. These include square footage, the type of material used, labor costs, single layer or built-up roof systems, water damage, among others. Contacting a professional roofing contractor to offer a detailed quote is helpful in understanding any underlying issues and customizing a replacement plan. 

Going to Replace a Flat Roof in 2023? Check Average Costs

Going to Replace a Flat Roof in 2023 Check Average Costs

Replacing a flat roof can be a significant investment for property owners. There are several factors to consider when determining the cost of the replacement project. An analysis of the cost factors involved in replacing a flat roof in 2023 will be conducted, including the material type, labor expenses, square footage, and other relevant factors. This information can assist in making an informed decision and budget for the project. 

Square Footage 

When it comes to flat roof replacement, the size of the roof plays an important role in determining the cost. The total square footage of the roof is a key factor in calculating the cost of materials, labor, and other associated expenses. This means that the larger the roof, the higher the cost of flat roof replacement. 

To give you an idea of how much flat roof replacement can cost, let’s take a look at some example cost estimates for common roof sizes. For a 50 sq. ft. roof, the cost could range from $500 to $1,500. For a 1,000 sq. ft. roof, the cost could range from $5,000 to $15,000.

And for larger commercial roofs that span 2,000 sq. ft. or more, the cost can easily surpass $50,000. 

However, it’s important to remember that square footage is just one factor that can impact the cost of flat roof replacement. Other variables like the type of materials used, labor costs, and unique factors like roof design, access, and degree of damage can also influence the final cost. It’s always best to obtain a quote from a professional roofing contractor who can evaluate all the factors involved and provide an accurate estimate for your specific project. 

In conclusion, when it comes to flat roof replacement, the size of the roof and the associated square footage plays a significant role in determining the cost of the project. But it’s important to consider other factors as well, and get a quote from a professional roofing contractor to ensure an accurate and comprehensive estimate. 

Type of Material Used

Type of Material Used

When it comes to flat roof replacements, the type of material used can greatly impact both the quality and cost of the project. Let’s take a look at the different types of materials commonly used in flat roof replacements, along with their benefits and drawbacks. 

  • Asphalt is a popular choice due to its affordability and durability. It consists of layers of asphalt-saturated felt or fiberglass spread with asphalt and coated with mineral granules for added protection. The benefits of asphalt include its low cost and ease of installation. However, it has a relatively short lifespan compared to other materials and can be prone to cracking in extreme temperatures. 
  • Metal roofs, on the other hand, are known for their longevity and energy efficiency. They can last up to 50 years or more and are highly durable, making them a popular choice for commercial buildings. However, metal roofs can be costly, and are not the best option for colder climates due to their tendency to absorb and retain heat. 
  • Tile roofs are another option, providing a classic and stylish look to any building. They come in a variety of materials such as clay, concrete, and slate and can last up to a century with proper maintenance. However, they can be heavy and require additional roof support, adding to the overall cost of installation. 
  • Composite shingles are a newer roofing option that combines the benefits of different materials. They are lightweight and durable, with a lifespan of up to 50 years. They are also cost-effective and easy to install, making them a popular choice for residential buildings. 
  • For those on a budget, there are also options such as tar paper or aluminum sheets. Tar paper is a simple and affordable option but has a shorter lifespan compared to other materials. Aluminum sheets are highly reflective and can help improve energy efficiency, but may not be suitable for all climates. 

In summary, the type of material used in a flat roof replacement can greatly impact the total cost and quality of the project. Each material has its benefits and drawbacks, so it’s important to work with a professional to determine which option is the best fit for your specific needs and budget. 

Labor Costs 

When it comes to replacing a flat roof, labor costs will make up a significant portion of the total expenses. Hiring a professional roofing contractor is essential to ensure a quality job, but it’s important to understand the various ways these contractors charge for labor services. 

Roofing contractors may charge by the hour or by the square foot for labor, depending on the project. Hourly rates can range from $50 to $80 per hour, while square foot costs can range from $3 to $10 per square foot. The method chosen will depend on the size and complexity of the job. 

The size of the job will greatly affect the total labor cost. A smaller job, such as replacing a portion of a flat roof or repairing a leak, will cost less than a complete roof replacement. The complexity of the job is also an important factor to consider. A flat roof with a simple design and easy access will be less expensive than a roof with multiple levels or obstacles that requires special equipment or increased safety measures. 

Factors that may cause labor costs to increase include building permits, building codes, and additional materials required for the job. Removal and disposal of the old roof may also add to the overall labor cost. In colder climates, extra insulation or heating measures may be necessary to prevent damage to the new roof during installation, which will increase the labor cost. 

On the other hand, there are also ways to reduce labor costs. For instance, scheduling the job during the off-season when roofing contractors have fewer clients may result in lower hourly rates. Similarly, choosing a simple flat roofing material, such as tar paper or modified bitumen, can help keep labor costs lower. 

In conclusion, labor costs will make up a significant portion of the total expenses when replacing a flat roof. While hourly rates and square foot costs will vary depending on the size and complexity of the job, it’s important to communicate with the roofing contractor and understand all the factors that may cause labor costs to increase or decrease. 

Single Layer or Built-up Roof Systems 

When it comes to flat roof replacement, there are two primary options to consider: single layer and built-up roof systems. Both have their advantages and disadvantages, and understanding the differences between the two is important for making an informed decision. 

Single-layer systems, also known as “membrane roofs,” consist of a single layer of roofing material, typically made of materials like ethylene propylene diene monomer (EPDM), polyvinyl chloride (PVC), or thermoplastic olefin (TPO). These systems are relatively easy to install and require less labor than built-up roofs. However, they may not be as durable as built-up roofs and may require more frequent maintenance over time. 

Built-up roofs, on the other hand, are made up of multiple layers of bitumen and other materials, such as asphalt and felt, that are laminated together to form a durable, weather-resistant surface. Built-up roofs are known for their longevity and can last up to 30 years or more with proper care and maintenance. However, they require more labor to install, which can increase the overall cost of the roof replacement project. 

The advantages of single-layer systems include their ease of installation, which can reduce labor costs, as well as their energy efficiency and durability. Single-layer roofs can also be easier to repair if damage occurs. However, these systems may not be able to withstand heavy foot traffic or other types of wear and tear as well as built-up roofs. 

Built-up roofs, on the other hand, offer superior durability and can withstand heavy foot traffic, making them a popular choice for commercial buildings and other high-traffic areas. They also offer better insulation and can help to reduce energy costs over time. However, built-up roofs require more specialized labor for installation, which can increase the cost of the project. 

Ultimately, the choice between single-layer and built-up roofs will depend on a variety of factors, including the budget, the type of building, and the amount of foot traffic the roof is likely to receive. As a general rule, built-up roofs are a better choice for larger buildings with more foot traffic, while single-layer systems may be a more cost-effective option for smaller buildings or areas with lower levels of traffic. 

Single-Ply Membranes and EPDM Rubber Roofs 

Single-ply membranes are a popular choice for flat roofing systems. These roofing materials are single-layered and made from various materials such as polyvinyl chloride (PVC), thermoplastic olefin (TPO), and ethylene propylene diene monomer (EPDM). However, EPDM rubber roofs are the most commonly used single-ply membranes for flat roofing systems. 

One of the key benefits of single-ply membranes is their ease of installation. The installation process typically involves rolling out the roofing material and securing it to the roof deck using adhesives or fasteners. This can significantly reduce labor costs and overall installation time. Moreover, the installation of EPDM rubber roofing requires minimal tools and equipment, making it a straightforward process. 

In addition, EPDM rubber roofs have a lifespan of up to 50 years, which is much longer compared to other flat roofing alternatives. They can resist the damage caused by UV rays, hail, and high winds. EPDM rubber roofs can also withstand extreme temperatures in both hot and cold climates, which is valuable for properties located in harsh weather conditions. 

However, single-ply membranes like EPDM rubber roofs may have some disadvantages that one should be aware of. Foot traffic and accidental puncture can damage the membrane, causing leaks in the roof. Moreover, extreme temperature variations might lead to shrinkage or expansion of the membrane, which may affect the flat roof’s integrity. 

In conclusion, single-ply membranes like EPDM rubber roofs are a great alternative for flat roofing systems due to their ease of installation, energy efficiency, and longevity. Even though they may have some drawbacks, they are a popular choice for both residential and commercial properties. 

Keywords: single-ply membranes, EPDM rubber roofs, roofing materials, installation process, lifespan, advantages, disadvantages. 

Additional Considerations for Replacing a Flat Roof in 2023

Additional Considerations for Replacing a Flat Roof in 2023

When it comes to replacing a flat roof, there are several factors to consider beyond just the cost and type of materials used. In this article, we will explore some additional considerations that homeowners and commercial property owners should keep in mind when replacing a flat roof in 2023. These considerations can help ensure a successful and long-lasting flat roof replacement. 

Energy Efficiency Ratings and Tax Incentives 

Flat roof replacement can be a significant investment, but it can provide numerous benefits, including increased energy efficiency and reduced energy costs. Amid rising energy prices and concerns about environmental sustainability, energy efficiency is becoming increasingly important. By improving the energy efficiency of a building, you can not only save money on your energy bills but also reduce your carbon footprint. 

There are various roofing materials available in the market, but not all of them are energy efficient. Homeowners should choose materials that can help reduce energy consumption, lower cooling costs, and improve overall efficiency. For example, white thermoplastic polyolefin (TPO) is a roofing material that is highly reflective and can help reduce energy consumption by reducing the heat absorbed by the building. TPO roofs are designed to reflect sunlight, prevent heat penetration, and reduce the overall cooling requirements of a building. 

A significant advantage of choosing energy-efficient materials like TPO is that in certain cases, you may be eligible for tax incentives. Many local governments, states, and the federal government offer tax incentives and rebates for homeowners who invest in energy-efficient materials. The federal government, for example, offers a tax credit of up to 10% of the total cost of energy-efficient home improvements, up to a maximum of $500. Additionally, certain states offer property tax exemptions for homes with energy efficient features. 

One way homeowners can determine which roofing materials are energy-efficient is by checking their Energy Star rating. Energy Star is a voluntary program established by the US Environmental Protection Agency that aims to identify and promote energy-efficient products and practices. Roofing materials that meet Energy Star’s energy efficiency standards can help homeowners make informed choices about their flat roof replacement. By choosing Energy Star rated materials like TPO, homeowners can not only save money on their energy bills but also contribute towards a more eco-friendly and sustainable future. 

In conclusion, energy efficiency is vital when it comes to flat roof replacement. By selecting energy-efficient materials like TPO and checking their energy ratings, homeowners can make informed decisions and gain tax incentives, saving money in the long run while reducing their impact on the planet. 

Installation Requirements and Local Regulations

When it comes to replacing a flat roof, there are many factors to consider beyond just the cost and energy efficiency of materials. One crucial aspect is adhering to installation requirements and local regulations. Failing to comply with these regulations can result in penalties, delays, and even the potential for safety hazards. 

To ensure a smooth and successful flat roof installation, it is essential to research the specific requirements in your area regarding permits, inspections, and building codes. Different areas have varying regulations, and it is essential to understand these guidelines before starting the project. Homeowners or contractors may face legal repercussions or fines for not following regulations, which can ultimately add to the total cost of the project. 

When hiring a contractor for a flat roof replacement, be sure to ask if they are familiar with these regulations and have experience working within these guidelines. A skilled and knowledgeable contractor will understand the importance of compliance with local regulations and ensure that the project runs smoothly without any issues or compliance problems. 

Aside from compliance with regulations and requirements, regular maintenance is also necessary to keep the flat roof in good condition and ensure its longevity. Inspections and maintenance work can help spot problems early on and prevent costly repairs or replacements down the line. Regular maintenance can also identify issues with roofing materials, such as cracks, worn edges, or water damage. By quickly addressing these issues, homeowners can prolong the life of their flat roof and save money in the long run. 

Different climates also require unique flat roof materials to withstand the elements. In colder climates, choosing materials that can withstand heavy snow loads and prevent ice dams from forming is essential. In warmer climates, energy-efficient materials that can reflect heat and keep the building cool are an excellent choice. Therefore, it is vital to choose climate-specific roofing materials that can provide optimal protection and energy efficiency based on the region’s specific temperature and weather conditions. 

In conclusion, homeowners should prioritize compliance with local regulations and installation requirements when replacing a flat roof to avoid fines or safety hazards. Regular maintenance is also critical to ensure the roof’s longevity and prevent expensive repairs or replacements in the future. Lastly, choosing climate-specific roofing materials is essential to provide optimal protection and energy efficiency based on the region’s unique weather conditions. 

Hiring Professional Contractors

Hiring Professional Contractors

When it comes to replacing a flat roof, hiring a professional roofing contractor is essential to ensure the success of your project. However, finding the right contractor can be challenging, and homeowners should take various factors into account before selecting a contractor. Here are some tips to help you hire a professional roofing contractor for flat roof replacement: 

  1. Retutation: When searching for a roofing contractor, it is advisable to consider their reputation in the industry. This can be achieved by asking for referrals from acquaintances or conducting online research to read reviews and testimonials from previous clients.
  2. Experience: When selecting a contractor for your roofing needs, it is recommended to choose one with a significant amount of experience in the industry. This can ensure that they have knowledge of various roofing systems and can offer helpful guidance on the most suitable materials and installation methods. 
  3. Licensing and Insurance: Ensure the contractor you choose has the necessary licenses and insurance to work on your property. Ask to see their license and insurance certificates before hiring to ensure they have adequate coverage in case of accidents or damages during the project. 
  4. Warranty: Check if the company offers a warranty for their workmanship. A contractor who stands behind their work with a warranty is a sign of their confidence in their abilities and commitment to providing quality work. 
  5. References: Request references from the contractor and follow up with them to learn about their experience working with the contractor. This can give you an idea of the quality of work and professionalism of the contractor. 
  6. Communication and Professionalism: Ensure the contractor communicates clearly and promptly with you, wears appropriate attire, and keeps the worksite clean and organized. Professionalism is an essential quality in a roofing contractor, and you want someone who you can trust to do the job right. 
  7. Knowledge and Experience: Ensure the contractor has experience installing the specific roofing system required for your property. A knowledgeable contractor will know how to select the best materials, installation techniques, and offer advice on maintenance and repair to ensure the longevity of your flat roof. 

By following these tips, homeowners can hire a professional roofing contractor for their flat roof replacement project with confidence, knowing that they have chosen a competent and reliable contractor to get the job done right. 


In conclusion, a flat roof replacement is a significant investment for homeowners who want to ensure the protection of their property, belongings, and family members from external elements. When considering such a project, homeowners must take into account various factors that influence the expected cost, such as material type, square footage, and labor cost. While the national average for a flat roof replacement ranges from $3.50 to $7.50 per square foot, this cost will vary based on the homeowner’s location, the complexity of the project, and the type of materials used. 

To ensure a successful flat roof replacement project, homeowners should seek multiple estimates from roofing contractors and choose a company that has a good reputation and adheres to local building codes. It is also essential to consider the energy efficiency ratings of different materials to reduce one’s carbon footprint, potentially receive tax incentives, and save on energy bills over time. 

Ultimately, having a high-quality roof is crucial for homeowners’ peace of mind and protection of their property. By following the recommendations laid out in this article and prioritizing quality over cost, homeowners can enjoy the benefits of a resilient, long lasting flat roof for years to come.

Questions & Answers: Everything You Need to Know About Flat Roof Replacement Cost in 2023

What are the most popular materials for a flat roof replacement?

The most popular materials for a flat roof replacement include asphalt shingles, built up roofing (BUR) systems, and metal roofing. Each material has its own benefits and drawbacks depending on the roof surface and climate of the area.

I want to install a flat roof. Ho much will it cost?

The national average for a flat roof installation costs ranges from $3.50 to $7.50 per square foot, but this cost will vary based on the type of materials used, complexity of the project, and homeowner's location.

How do I know if I need a flat roof replacement?

If you notice any signs of water damage or a persistent leak in your home's interior walls or ceilings, you should inspect your property’s flat roofs as soon as possible. It is also recommended to have an inspection done annually to identify any potential problems before they become more severe or lead to costly repairs.