Why Are Flat Roofs More Likely To Leak
Flat roofs can be commonly found on top of commercial buildings and residential row homes in the DC Metro area. These roofs have very little grade or slope which causes water run-off to move slower compared to a standing seam metal installations. Flat roofs are more likely to leak due to the fact that they are unable to shed water as well as other roofing systems including slate tile roofing systems and shingle roof installations. Water does not drain as quickly, so there is more opportunity for water to pool and penetrate the roof membrane and seep into the roof system. Although your roofing system looks relatively flat from almost all perspectives, it is not actually entirely flat or at least shouldnt be. All flat roofing systems should be sloped between 1-10 degrees depending on your local building code. The slight slope should move water towards the drains and away from the walls and foundation of your home or building.
Modified Bitumen Flat Roof
A modified bitumen roof is made up of sheets that are composed of multiple layers, including bitumen or tar. They are generally heated with a blow torch when rolled out onto the roof, adhering them in one step. You will have more seams with this style of roof. However, they are fairly easy to install and durable once finished. They only last 10 to 15 years, so they are less common. This flat roofing material is known for its light hue that reflects heat. They cost between $4 and $8 per sq.ft.
Roof Framing Cost By Material
The average cost of roof framing material varies. Most people spend $3 to $5 per board foot on wood and $7 to $9 per board foot on steel framing. The majority of roofs are framed using wood trusses, with a few using wood with steel bracing. However, it is also possible to build larger roofs using steel framing. Steel framing provides more stability for longer runs and taller roofs. In a more basic roof job, wood framing can get the job done for about half the cost. In the table and subsections below, well go over both types of materials, their average costs, what each is best for, and other factors.
|$7 – $9|
Recommended Reading: Travel Trailer Roof Repair Kits
Cost Of Removing A Flat Roof
If you want to convert your roof, you will need to have your flat roof completely removed. It may be that you have no choice due to consistent leaking or rotted timber decking, which will require you to remove your roof. The average cost for professional removal is around £80 per square metre, although this will depend on the material used, as some may be harder to remove than others.
You will also need to consider waste disposal costs which usually amount to £100 if a tradesman is removing it for you, if you need to hire a skip expect to pay around £200 to £1,000 for skip hire.
What Are The Advantages And Disadvantages Of A Flat Roof
Flat roofs are no longer just for commercial space. They have grown in popularity in recent years, and for good reason. Flat rooflines have a modern appeal that beautifully complements a wide variety of home designs.
Other benefits include:
- Better energy efficiency than traditional pitched roofs, according to Energy Star
- Much more versatile and easily transform into a rooftop patio or greenspace
- Completely safe to walk on when properly sealed and treated
Flat roofs do come with their downsides, however. For starters, they do not work on every home design, and installation and repairs are difficult to DIY. Also, flat roofs are not ideal for homes in colder climates with heavy snowfall. The low-grade slope may slow drainage, leading to pools of water and ice dams during the winter months.
Have More Questions About Your Flat Roof?
Don’t Miss: How Much Is A Shingle Roof Per Square Foot
Warning Signs You Need To Hire A Roofer
Knowing when to hire a roofer is imperative to ensuring your entire home is protected. Your roof acts as the initial barrier against the elements, which is why its key to hire a roofer before damages worsen.
Here are a few signs it might be time to replace your roof — or at least perform heavy repairs:
If you see any of these signs, you shouldhire a roofer right away to prevent further damage to your homes structure.
Pitched Or Sloped Roofs
Most pitched roofs are asphalt shingle or tile where complete coatings are not recommended. However, there are some exceptions and considerations when dealing with a pitched roof.
- Metal: such as in residential settings, can use an elastomeric coating for corrosion resistance or just to extend the life of the roof. Youll usually pay an additional $1.00-$2.00 per square foot since the coatings must be applied in multiple thin layers.
- Asphalt Roll: For small leaks and tears, elastomeric bitumen sealants run between $15 to $20 per gallon or about $6 to $10 per 10-ounce tube. Use repair fabric in conjunction with these sealants. Fabrics will cost about $10 for a 25-square foot roll.
- Asphalt Shingle: Only use bitumen or elastomeric sealants around flashing, vents and skylights. Using complete coatings on asphalt shingles is a short-term fix and may actually do more harm than good. Repairing or replacing your damaged asphalt shingles is the long-term solution. Replace any underlayment and damaged roof sheathing as well. Considering that installing a new asphalt roof costs an average of $3,700 and a new tile roof costs an average of $11,500, the price of repairing asphalt shingles as a solution is well worth the investment.
If youre still set on coating shingles, you may want to try one of these options:
Read Also: How Much Do New Shingles Cost
Fiberglass Flat Roof Cost
A fiberglass flat roof averages between $4 and $8 to install. Fiberglass is a newer roofing material that works well for both pitched and non-pitched roofs. It is installed using panels that are installed on the roof overlapping each other. Most times, fiberglass roofs are double layered. This type of roof is popular due to its cost and water-resistant properties. A fiberglass roof is much more durable than other materials and lasts for 25 plus years. A few disadvantages include the installation is based on the weather, and they arent recommended for larger roofs.
Read Also: Solar Shingles Cost Per Square Foot
Cost To Replace Roofing Vs Repair
Perhaps the damage to your roof isnt extensive. Should you repair it instead of replacing it? Before you conduct any sort of repair or replacement, especially on your roof, its always a good idea to get the opinion of a trusted roofing contractor. As long as the damage isnt extensive or you want to change the material of your roof, its possible that a repair may get the job done. If thats the case, youre in luck. Roof repairs are certainly less expensive than a replacement.
For a minor roof repair, you can expect to pay an average of $325 to $1,377 if you have an asphalt roof. Premium materials will cost more, and the hourly rate for labor will likely be around $45 to $65. Below, weve listed some of the most common reasons for a roof repair.
- Damage to the flashing. The thin metal strips that lie along the joints in your roof are called flashing. These can become damaged or worn over time, which can lead to leaks in your roof.
- Worn or curling shingles. Asphalt shingles have a long lifetime but when they get old, they can curl up, allowing water to seep into the space underneath. Replacing a section of curling shingles often requires the purchase of a single bundle of shingles, which typically costs about $30 to $50.
- Pooling water. Water that pools on your roof can cause damage to your home in as little as 48 hours. Thats why its important to keep up with any roof repairs that need to be done.
Recommended Reading: Where Do You Put The Screws On A Metal Roof
Where Should You Install A Flat Roof
Did you know? a flat roof with proper insulation will be 30-40% more energy efficient than asphalt shingles, which are used on the majority of sloped roofs. This can save you hundreds of dollars in heating and cooling costs. For maximum savings, you need to make sure that you are installing rigid foam insulation with a proper R-value.
Pros And Cons Of A Flat Roof
Flat roofing is less common than other types of roofs, mostly due to their disadvantages. Firstly, they do not allow rain or snow to run off easily, so they tend to stay wetter than other roofs. They may hold more snow for longer and are difficult to clear. This means that they require more maintenance than roofs with a higher slope. However, a flat roofing is often less expensive to build and finish. And, it gives contemporary homes a sleek appearance. In some instances, a non-pitched roofs can be used as a garden or recreational area for the residents. It is also possible to plant on a flat surfaced roof, creating a green roof system.
Also Check: Shed Eave Overhang
Flat Roof Replacement Faqs
When Were These Flat Roof Replacement Prices Last Updated?
We sourced these prices in late 2020 and published this page in ealry 2021. We dont expect the price to change much over the next year or so, except for inflation which is currently very low.
Which Companies Supplied You With These Prices?
34 roofing firms and individuals from around the UK provided us with prices. We then calculated an average.
How Long Does Bitumen Flat Roof Felt Last?
Most of the firms we contacted offered 10-year guarantees, some 12-year ones, and a single firm even offered a 15-year warranty.
If installed correctly and onto decking that is sound, the flat roof covering should last more than 20 years. Weve seen some exceed 30 years.
Can I Save Money by Having a Layer of Felt Laid Over the Existing Roof?
This is sometimes possible, but if the existing flat roof has sagged, has bubbled up or has cracks or other defects, these may transfer through to the extra layer of felt.
In general, its best to replace the flat roof covering rather than capping over it.
In most cases, capping is more of a repair rather than a long-term solution.
What is the Best Flat Roof Covering?
Each has its own pros and cons.
is tough and durable but is prone to cracking when used on very large roofs. In our opinion, its best suited to smaller roofs such as porches and single garages. Fibreglass is aesthetically pleasing and looks more attractive than rubber or bitumen felt.
How Long Does it Take to Replace a Flat Roof?
Cost To Install Plywood Sheathing Or Replace Roof Decking
The average cost to replace roof decking in a 2,400 square foot home is between $1,050 and $1,575. It will take approximately 75 sheets of plywood sheathing at an average cost of $14 to $21 per sheet. A smaller 1,100 square foot home will only need around 34 sheets for an average price of $600. For roof sheathing, plywood typically comes in sheets of 4 by 8 that measure either 11/32 or 3/8 thick.
Cost to Replace Roof Decking
Recommended Reading: How Often Does The Roof Need To Be Replaced
Wood Or Cedar Shake Roof Cost
The national average for wood or cedar shake roofing is between $12,000 and $16,000, or $800 per square. The anticipated life span for most wood shake roof installations is between 30 and 40 years.
Wood shake is available in a range of thicknesses, which will affect the price as well as the protection they offer. Additional treatments are available for a class C fire rating at $0.85 per square foot, and a wood shake roof will require maintenance to clean off debris before the rainy season starts to prevent mold and moss accumulating. While they are most commonly made from cedar, followed by spruce and treated pine, you can also get synthetic cedar shake like Brava Cedar Shake from Brava which have a 50-year lifespan and requires no maintenance.
The Checklist You Need To Find A Great Roofing Contractor For Your Flat Roof Replacement
Now you have a good idea of how much your flat roof replacement will cost. Remember, you wont know the exact cost until you get an inspection from a local roofing contractor.
But before reaching out to a few roofing contractors in your area, you need a tool that helps you differentiate between a reputable roofer and a not-so reputable one. After all, the roofing contractor you hire has the biggest impact on your roof.
Thats why you need the Checklist of Questions to Ask a Roofing Contractor.
This checklist has the 16 questions every homeowner needs to ask and the right answers you should get back from a roofing contractor. With it, you’ll find a roofing contractor that does things the right way and gives you a stress-free experience.
The team at Bill Ragan Roofing has provided high-quality roofing services to homeowners in Nashville and surrounding areas since 1990. Whether you need a roof leak repaired or a full roof replacement, you can count on us to provide an experience rare in the roofing industry.
If youre local to Nashville, dont hesitate to contact us for your flat roof replacement or any of your other roofing needs.
Read Also: Where Do The Screws Go On A Metal Roof
How Much Does Tpo Roofing Cost
Though its sold in rolls, TPO roofing is often priced by squares, like most types of roofing. A square is 100 square feet of roofing material, and your TPO roofing cost estimate may be quoted in squares. Experts find that one square foot of TPO roofing can range from $3.50 to $14.00. That would mean a square of TPO could range in price from $350 to $1,400. Theres a wide variation in price that reflects the different thickness options available for TPO roofing.
|TPO Roofing Cost Calculator|
Flat Roof Replacement Cost Per Square Foot
Its important to note that the cost of flat roof replacement will differ from project to project depending on a variety of factors, but you can still get an idea of the cost beforehand.
In 2022, property owners can expect to pay about $4 to $30 per square foot for the installation, including both materials and labor.
Recommended Reading: Skylight Installation Metal Roof
What Is The Best Material For A Flat Roof
The best material for a flat roof depends on your preferences and needs. For example: If you live in a colder climate, youll want to search for the best flat roof replacement material in cold temperatures. Get in touch with a local contractor to schedule a consultation and find out which one would work best for you.
The Quality Of The Labor Team
Like anything in life, you get what you pay for. There are less expensive and more expensive options for just about any product and service available, and what you choose could have a dramatic effect on the cost.
In roofing, there are less expensive companies that dont have the same reputation as those that have been in the business for quite some time. While you can certainly opt for the cheapest company, you may end up spending more in the long run because of the workmanship you get in return.
Less expensive companies may claim to be able to do the job well in a short amount of time, but they may not have the expertise, know-how and experience needed to get the job done right.
Recommended Reading: How Do You Measure Roofing Squares
Recommended Reading: How Much To Shingle A House
Cost To Replace Asphalt Shingle Roof
Replacing an asphalt roof with new shingles will cost between $5,400 and $9,000, or an average of $7,211 for a 2,000 square foot home not including old roof removal. The actual cost will vary depending on whether it is a composite asphalt shingle roof or a fiber cement composite shingle installation.
Asphalt is the least expensive solution, with a cost to remove the previous asphalt roof and install a new one coming to $7,850 for a 1,500 square foot home, while the same project undertaken and installing concrete shingles instead of asphalt will cost $24,950.
Flat Roof Replacement Costs In Toronto
Its easy to assume that a flat roof would be far less expensive to replace compared to a pitched one. For access reasons alone, it seems a lot easier to roof a flat surface than one that is steep and requires harnesses and braces to move around.
Many roofing contractors will tell you, though, that working on flat surfaces is harder on the back. Also, take into account that flat roofs often require the application of adhesives and material such as modified bitumen. Flat roof replacement also requires specialist knowledge such as the use of a sealing torch. All of these factors contribute to flat roof replacement costs. In fact, installation costs can be just as high for a flat roof as they would be a 10/12 pitch.
Labour prices will vary depending on your area. You can get a good idea of the estimated cost to cover your flat roof based on the average material prices.
Recommended Reading: How Much For Shingle Roof