Roofing Cost Estimating: Cost Per Square, Labor Rates, and Material Pricing
Roofing bids are priced by the square (100 SF). This 2026 guide breaks down roofing cost per square for every major system, labor rates, insulation pricing, waste factors, tear-off costs, and the markup math that wins bids without eating margin.
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1. Installed Cost by System
Roofing cost varies wildly by system. Here is what $/square looks like in 2026 for a new roof (not including tear-off, but including basic flashings and manufacturer warranty).
Low-slope commercial
- 60 mil TPO mechanically attached: $700-950 per square
- 60 mil TPO fully adhered: $850-1,100 per square
- 80 mil TPO: add $75-150 per square
- 60 mil EPDM mechanically attached: $650-900 per square
- 60 mil EPDM fully adhered: $800-1,050 per square
- 60 mil PVC: $850-1,150 per square
- Modified bitumen (SBS) 2-ply: $900-1,300 per square
- Built-up roof (BUR) 4-ply: $1,000-1,400 per square
Steep-slope residential and commercial
- 3-tab asphalt shingle: $380-550 per square
- Architectural laminated shingle: $450-750 per square
- Designer / premium shingle: $650-1,000 per square
- Impact-rated Class 4 shingle: add $150-300 per square
- Standing-seam metal (24 ga painted): $1,100-2,200 per square
- Exposed fastener metal panel: $550-900 per square
- Clay tile (S-tile, Spanish): $1,400-2,800 per square
- Concrete tile: $900-1,700 per square
- Natural slate: $2,200-4,500 per square
- Synthetic slate / shake: $900-1,500 per square
Rule of thumb: For a budgetary number on a commercial flat roof, use $8-11 per SF installed including 2-3 inches of polyiso, cover board, 60 mil membrane, and all flashings.
2. Labor Rates
Burdened hourly wages 2026
- Commercial roofer (journeyman): $42-72/hour
- Residential roofer (journeyman): $32-55/hour
- Helper / apprentice: $28-48/hour
- Foreman: $55-90/hour
- Metal fabricator / sheet metal specialist: $55-85/hour
- Slate / tile specialist: $65-110/hour
Prevailing wage adjustments
Federal Davis-Bacon and state prevailing wage projects can require 30-50% higher wages and benefits. Always pull the wage determination for the county and county subclass of the project before bidding.
3. Productivity
Roofing productivity is measured in squares per crew per day. Productivity drops fast on cut-up roofs with lots of penetrations and flashings.
Productivity by system (crew of 5, per 8-hour day)
- Simple TPO/EPDM flat roof, large open field: 25-40 squares/day
- TPO/EPDM with average detailing: 15-25 squares/day
- TPO/EPDM heavy detail (hospital, lab): 8-15 squares/day
- Asphalt shingles simple gable: 25-35 squares/day
- Complex cut-up shingle roof: 15-22 squares/day
- Standing-seam metal: 10-20 squares/day
- Clay or concrete tile: 6-12 squares/day
- Natural slate: 3-7 squares/day
Man-hours per square
Easier to benchmark. For a rough rule: most commercial membrane work runs 1.5-2.5 man-hours per square, shingles 1.2-2.0 man-hours per square, metal 2.5-4 man-hours per square, tile 4-7 man-hours per square, slate 6-10 man-hours per square.
4. Material Pricing
Membranes (material only, per square)
- 60 mil TPO: $140-200/square
- 80 mil TPO: $180-260/square
- 60 mil EPDM: $125-180/square
- 60 mil PVC: $200-290/square
- Modified bitumen (SBS cap): $95-160 per roll (1 square)
Shingles (material only, per square)
- 3-tab asphalt: $85-135/square
- Architectural laminated: $115-185/square
- Designer / premium: $240-450/square
- Class 4 impact: $180-300/square
Metal panels (material only, per square)
- 26 ga Galvalume standing seam: $280-450/square
- 24 ga painted standing seam: $450-750/square
- Exposed fastener panel (corrugated): $180-320/square
- Copper or zinc: $1,400-3,000/square
Underlayment and accessories
- Synthetic underlayment: $35-60/square
- Ice-and-water shield: $75-140/square
- Self-adhered vapor barrier: $95-160/square
- Drip edge (24 ga galvanized): $1.40-2.80/LF
- Valley metal: $3.50-6.00/LF
- Step flashing bundle: $15-32 per 100 pieces
- Pipe boots: $12-28 each
5. Insulation and Cover Board
Polyiso insulation (installed)
- 1 inch (R-5.7): $85-135/square
- 2 inch (R-11.4): $130-200/square
- 3 inch (R-17.1): $185-260/square
- 4 inch (R-22.8): $240-330/square
- Tapered polyiso system: add 20-40% over flat polyiso
Cover boards (installed)
- 1/2 inch HD polyiso cover board: $55-85/square
- 1/2 inch gypsum roof board (DensDeck): $85-130/square
- 1/4 inch HD wood fiberboard: $50-75/square
Fasteners and plates
Mechanical fasteners and plates typically run $15-35 per square depending on attachment pattern and code wind zone. Adhered systems trade fasteners for adhesive ($45-90 per square for low-rise foam or bonding adhesive).
6. Tear-Off and Disposal
Tear-off costs
- Single layer asphalt shingle: $120-200/square
- Two layer asphalt shingle: $180-300/square
- Single-ply membrane (TPO/EPDM): $150-280/square
- BUR or modified bitumen: $220-400/square (heavier disposal)
- Tile or slate: $280-500/square (careful removal)
- Metal panel: $175-325/square
Disposal and dumpster
- 30 yard dumpster: $450-800 per pull including haul and tipping
- 40 yard dumpster: $600-1,000 per pull
- Tipping fee for heavy debris: $60-120 per ton above a limit
- Wet insulation disposal: weight-based, can double tip cost
7. Waste Factors
- Low-slope membrane: 5-10%
- Asphalt shingles simple gable: 10-12%
- Asphalt shingles cut-up hip/valley roof: 15-20%
- Standing-seam metal: 3-5%
- Clay/concrete tile: 12-18%
- Slate: 15-20%
- Polyiso insulation: 5-8%
- Fasteners: 10-15%
- Sealants and adhesives: 15-25%
8. Markup and Benchmarks
Overhead
Roofing contractors run 10-16% overhead depending on scale. Small local firms trend higher (14-18%), large regional firms lower (8-12%). Calculate your own from last year's books.
Profit margins
- Residential reroofs: 20-35%
- Small commercial: 12-20%
- Large hard-bid commercial: 6-12%
- Public prevailing wage: 4-8%
- Historic or specialty tile/slate: 25-40%
Benchmarks to sanity-check your bid
- Commercial flat roof complete system: $8-14/SF
- Residential shingle reroof with tear-off: $4.50-8.50/SF
- Metal roof full install: $11-22/SF
- Commercial reroof with tear-off and new insulation: $11-17/SF
Frequently Asked Questions
How much does roofing cost per square in 2026?
Installed roofing costs per square vary by system: asphalt shingles $450-750, 60 mil TPO $700-1,100, 60 mil EPDM $650-1,000, standing-seam metal $1,100-2,200, clay tile $1,400-2,800, and slate $2,200-4,500. These include membrane, underlayment, basic flashings, and labor but not tear-off or insulation.
What is the labor cost for roofing per square?
Labor alone runs $180-350 per square for shingles, $275-450 per square for single-ply membrane (TPO/EPDM/PVC), $400-800 per square for standing-seam metal, and $600-1,200 per square for tile or slate. Prevailing wage public work can add 30-50%. Labor is typically 35-50% of the installed cost.
How much does a roofer make per hour in 2026?
Roofer burdened wages run $42-72 per hour in 2026 for commercial journeyman, and $55-90 per hour for a foreman. Helpers and apprentices run $28-48 per hour. A typical crew is 1 foreman, 3-5 roofers, and 2-3 helpers. Specialty metal roofers or slate craftsmen command 20-40% premium.
What is roofing labor productivity?
Commercial single-ply roofers install 15-25 squares per crew per day on open areas, dropping to 8-15 squares on roofs with heavy penetrations and flashings. Shingle crews install 15-30 squares per day. Metal panel crews do 8-20 squares per day depending on panel length and pitch. Plan 1-2 man-hours per square as a rough guide.
How much does TPO roofing cost installed?
60 mil TPO roofing costs $7.00-11.00 per sq ft installed in 2026 ($700-1,100 per square) for a full system including membrane, 2-3 inch polyiso insulation, cover board, mechanical fasteners, and flashings. Adhered systems run 15-25% more. Add $2-4 per sq ft for 80 mil upgrade and $1-3 per sq ft for enhanced warranty.
How much does roof insulation cost per square?
2-inch polyiso roof insulation runs $130-200 per square installed in 2026. 3-inch runs $185-260 per square. Tapered insulation adds 20-40% over flat. Cover board (1/2 inch HD polyiso or DensDeck) adds $55-85 per square. Expect total insulation and cover board to be $200-400 per square for a commercial flat roof.
What is the cost to tear off an existing roof?
Tear-off costs run $120-250 per square for shingles (1 layer), $180-350 per square for 2 layers, and $150-300 per square for single-ply commercial roofs depending on attachment. Include disposal dumpster ($350-750 per pull) and dump fees. Heavily wet or damaged insulation adds labor and weight-based disposal cost.
How much does metal roofing cost per square?
Standing-seam metal roofing runs $1,100-2,200 per square installed in 2026. 26 gauge Galvalume is at the low end, 24 gauge painted Kynar finishes run middle, and zinc or copper panels hit the top ($2,800-5,500 per square). Add $150-300 per square for complex hip/valley cut-ups and specialty trims.
What waste factor should I use for a roofing bid?
Low-slope membrane: 5-10% waste (seams and detail cuts). Asphalt shingles simple gable: 10-12%. Complex cut-up shingle roof with hips and valleys: 15-20%. Standing-seam metal: 3-5% (panels cut to length). Tile: 12-18%. Slate: 15-20%. Always round up insulation to full board count and membrane to full roll count.
How do you calculate markup on a roofing bid?
Roofing contractors typically carry 10-16% overhead and 8-15% profit, totaling 20-28% markup. Residential reroofs push 25-35% because of volume and risk. Large commercial hard-bid work trims to 12-18%. Use margin formula: price = direct cost / (1 - margin decimal). Add 3-5% contingency on tear-off or historic work.
How much does an architectural shingle roof cost for a house?
A typical 2,500 SF residential roof with architectural laminated shingles costs $12,500-22,500 fully installed in 2026 ($450-750 per square installed, including tear-off, underlayment, drip edge, flashings, and hauling). Premium designer shingles or impact-rated Class 4 products add 25-50% to the price.
How long does a roofing estimate take?
A complete manual roofing estimate for a 50,000 sq ft commercial building takes 12-24 hours (takeoff, tapered layout review, pricing, proposal). AI roofing estimating tools like PILRS compress the takeoff to 30-90 minutes, letting estimators bid 3-5x more work per week while keeping margins tight.
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