TPO roof cost ranges from $5.5-6 per sq.ft. installed. Today, this is one of the longest lasting and durable flat roofing options for residential homes.
Material and installation prices depend on a number of factors, such as: roof size and complexity, membrane thickness, insulation quality and labor charges.
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TPO Roof Cost Per Square Foot
For a decent quality TPO membrane, residential pricing starts at $5.50-6.00/sq.ft. installed, without tear-off. For example, if you have a 1,500 sq.ft. roof expect to spend a minimum $8,500-9,000.
On the low end, pricing can start at $3.50-4.00/sq.ft (materials and installation), but that is for very large commercial projects.
To estimate how many square feet there are, simply measure the perimeter of your house. If you have a pitched roof, there are a number of ways you can measure pitch to determine the total square footage.
Cost-effectiveness is one of the primary reasons for the growing popularity of this material. It offers similar properties, but better pricing than its direct competitor, PVC, and mitigates all the shortcomings of the cheaper, but leak-prone EPDM rubber.
Cost of Materials: Membrane, Accessories & Insulation
We surveyed several commercial suppliers in the Boston MA area, and have gathered several “retail” and “discounted” rates for material sizes of 45 mil (.045″ thickness) and 60 mil (.060″ thickness), as well as insulation, bonding adhesive, drip edge, penetration flashings, screws, plates and PolyISO insulation, to make up a complete system.
The reality is – the price of the membrane alone does not properly represent your total cost. For example – 1″ thickness insulation alone is MORE expensive than the membrane itself. And on top, you have many other components that go along with the system.
Here we will provide pricing form Harvey Building Products (supplier in the North East). While others also sell different TPO brands, prices are fairly similar across the board. By speaking with a “decision maker” you can usually at least 10% off retail rate for small to medium size job, and 15-20% or more off large jobs (10000 square feet and up). For very large commercial jobs, like a Big Box store, discounts can go up to 30+ percent off retail. It’s all about how you negotiate.
1st Quote – Retail Pricing for GenFlex 45/60 mil, & RPI 60 mil membrane + all accessories and insulation:
Retail means no discounts were applied. To get discounts, pros can contact their outside sales rep, or negotiate with a store manager. I did the latter. Negotiated rates will be below the retail rates.
On average, you can get 10% off street pricing. Negotiated rates will be for GenFlex only, as it’s the cheaper of the two (GenFlex is about 6.7% less than RPI).
The quote above was received on July 19, 2017. It is for a 16 square roof (20 squares of material to cover waste, overlaps, etc) in Sharon, MA – all needed accessories and materials are included.
|Material||Unit Cost||Cost per Square Foot|
|RPI 60 mil (10′ x 50′)||$335.30||$0.67|
|GenFlex 60 mil (10′ x 100′)||$625||$0.625|
|GenFlex 45 mil (10′ x 100′)||$500||$0.50|
Average Flat Roof Cost:
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POLY ISO Insulation Prices
You cannot (or rather should not) install any flat roof without insulation. In most cases, insulation is more expensive per square foot than the surface material itself! Also, most new construction and full tear-off jobs are required or should include a minimum of 3″ insulation (usually 20R which is actually 3.3″)
|Insulation Thickness||Cost per 4×8′ board||Cost per Square Foot|
Because of the growing popularity and demand for TPO roofs, more manufacturers are producing their own lines. Keep in mind that because this is a fairly new product that has had documented issues with its membrane formulation in the past, it is best to go for a reputable manufacturer, who has been producing this product for at least 15 years.
1. Carlisle offers white and tan Sure-Weld membranes in various thicknesses and profiles. The Contour Rib profile replicates the look of standing seam metal. Energy Star® certified products are also available. Carlisle products are sold only to approved contractors.
2. GAF makes high quality EverGuard membranes of various thicknesses.
3. Flex manufactures 9 different products in various thicknesses.
4. Versico produces VersiWeld membranes of various thicknesses, all of which are ENERGY STAR® qualified and CRRC rated.
You should know that Versico is a branch of Carlisle Syntec company, and the material is actually the same (as in produced in same Carlisle factories). However, warranties differ, and while Versico is sold through distribution, same as Carlisle products, they do not require contractors to be approved.
5. GenFlex formerly an independent manufacturer, was bought up by Firestone a few years back. Produces / sells both EPDM and TPO, as well as accessories. They used to make PVC as well.
7 Factors That Will Impact Your Total Cost
Our pros share the factors that usually lead to an overall increase in price. Sometimes, its necessary to pay more and ensure that you get the best quality. However, at other times, extra spending may be unnecessary and can be avoided, if you know this information ahead of time.
1. Insulation thickness
Most contractors will use a 0.5 inch fiber board as their default insulation. Fiber board has very little insulating value. If you want to have actual insulation, it will cost you a pretty penny. 1 inch (6 R value) thickness of PolyISO Rigid Foam insulation will cost $45-50/100 sq.ft. So if you need 18 R value, you will need 3 inches of ISO, making it cost $135-150/100 sq.ft. Unfortunately, there is no way you can reduce your insulation cost, because the ISO board itself is very expensive.
2. Number of penetrations and curbs
Each penetration requires additional materials/flashing and slows down installation. Therefore, the contractor needs to make up for the lost productivity and additional cost of materials. So a typical chimney/skylight/roof hatch or other square/rectangular curb will cost between $250-500 depending on size and complexity.
Simple pipe flashings are easier to deal with and less expensive. Expect to pay about $50/pipe flashing.
Drains, which are required on many flat roofs, will cost you about $180-250, because they call for a very expensive assembly.
3. Removal of old roofing material
Before you install the new membrane, you will need to remove the old roofing material. Depending on the type and number of layers of the old material, you will pay between $0.75-3.00/sq.ft. to remove it. The most expensive types to remove are tar and gravel, BUR, and river rock balast. The cheapest to remove is rubber.
4. Replacement of damaged plywood
It may turn out that there are some damaged or rotten plywood boards underneath the old membrane. They would need to be replaced before installing a new roof. Expect to spend $75-90 for each 4×8 sheet of plywood.
5. Membrane thickness and color
Your total cost will greatly vary depending on the membrane thickness you select. The following thicknesses are available: 45 in. (budget), 60 (mid-range), 80 (premium). A thicker, more expensive membrane offers improved puncture resistance, increased longevity and improved resistance to the harmful UV rays.
In terms of colors, any color other than white will cost more. Also, there is very limited availability of colors. Common colors are white, tan and grey.
6. Higher cost of labor
Another reason for the high cost of TPO roofing is that it is a specialty material. As such, it requires particular tools, installation training and experience.
As a result, there are a lot fewer contractors who can do this work, keeping installation prices high. This is especially true in the residential market, as most installs are commercial. Therefore, the ones that do, typically charge more than regular roofers.
Also, commercial pros often hire union or highly paid none-union LEGAL workers. However, residential contractors will often hire undocumented workers to keep costs down.
7. Your geographic location
Regional contractor labor rates can vary greatly.
If you live in a high income area, such as San Francisco or New York City, you can expect to pay more for the same exact installation, than someone who lives in a small town in Texas or Alabama. Thus, don’t be surprised if you get a much higher estimate from a local contractor compared to the quotes you see online.
Flat Roof Cost Calculator: quickly estimate how much it will cost to install most popular flat roofing materials: TPO, PVC, PDM Rubber, Modified Bitumen.
TPO Roofing Guide: comprehensive information on longevity, durability, color and style options, pros and cons, top competitors.
Cost per sq. ft.
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I've been a roofer for 13 years, and specialize in Metal Roofing and Flat Roofing.
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