Flat Roof Repair Cost: Key Factors and Price Range [2023] (2023)

Flat Roof Repair Cost: Key Factors and Price Range [2023] (1)

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Anchor Point Roofing

When you hear the word “roof,” your mind will most likely conjure up the image of a classic sloped roof before you think of flat roofing. But flat roofs have plenty of application in the real world. From commercial and industrial properties to apartment buildings and contemporary homes, flat roof systems can be found far and wide.

And just like all other roofing systems, a flat roof is never immune from damage. Whether a tree falls during a storm or you fall behind on maintenance, there might come a time when you need flat roof repair services— and want to know how much they cost. This guide gives you a comprehensive overview of all that goes into calculating the cost of flat roof repairs.

Average Flat Roof Repair Costs 💰

Before we dive into the more fine-tuned details that affect your final cost, let’s take a quick look at the current national averages and price ranges you can expect when repairing a flat roof, according to HomeAdvisor:

  • The national average can range from $300 to $1,250 for a 1,500-square-foot flat roof
  • Most property owners will pay around $750 for repair work
  • Minor repairs might only run you a low cost of $50-$100
  • Extensive damage or a full roof replacement might cost $4,000 or more

Breaking Down Flat Roofing Repair Costs By… 🏢🛠

Of course, you can’t really get a solid estimate of what you’ll wind up paying for your flat roof repair without factoring in details like project size, roofing materials, the type and extent of your issues, and the approach your roofing contractor plans to use. Take a look:

Flat Roof Repair Cost: Key Factors and Price Range [2023] (2)

1) Project Scope

As we mentioned above, you might only pay fifty to a few hundred bucks to fix a minor leak, but that’s on the low end. Most flat roofs of average size will require around $750 invested for solid repairs. On the higher end, for bigger roofs with a large damaged area, you might be looking at a price tag more like $1,250-$1,500, but that could reach upwards of $4,000 in some severe cases of damage or when there’s extensive surface area to cover.

2) Roof Size (Square Feet)

The size of your roof obviously plays a role in the repair cost. Fixing a garage will be far cheaper than replacing an entire strip mall’s roofing system. You can expect to pay between $3 and $15 per square foot for flat roof repairs.

Here are some example cost estimates for common flat roof sizes:

  • 50 sq. ft. – $150 to $750
  • 100 sq. ft. – $300 to $1,500
  • 150 sq. ft. – $450 to $2,250
  • 200 sq. ft. – $600 to $3,000
  • 500 sq. ft. – $1,500 to $7,500
  • 1,000 sq. ft. – $3,000 to $15,000
  • 1,500 sq. ft. – $4,500 to $22,500
  • 2,000 sq. ft. – $6,000 to $30,000

3) Roofing Material

Another factor that will impact your final repair costs is the kind of roofing material itself. Explore average ranges per square foot for each type of roof material below:

  • GRP – $3 to $6
  • Fiberglass – $3 to $6
  • Modified Bitumen – $3 to $7
  • Built-Up Roof – $3 to $7
  • Single-Ply Membrane – $4 to $8
  • Polyurethane – $4 to $8
  • Flat Concrete – $4 to $10
  • EPDM – $5 to $10
  • Metal Roof – $5 to $15

The cheapest options are built-up roofs, modified bitumen, and fiberglass roofs, but these less durable roofing materials can require more frequent repairs. Strong roofing systems such as EPDM, concrete, and metal roofs might cost more to install initially, but you’ll save money over time since roofing problems will occur far less often.

4) Issue

There are many kinds of roof damage, which will also help determine your repair costs. The price range can vary based on your roofing materials and the extent of the issues, which might include issues like:

  • Pooling water – $75 to 500
  • Falling debris – $150 to $300
  • Cracks, holes, and leaks – $150 to $1,500
  • Hail damage – $750 to $4,000
  • Blistering – $250 to $1,000
  • Sagging – $750 to $2,500
  • Shrinking – $350 to $1,250
  • Alligatoring – $350 to $1,000
  • Snow & ice removal – $150 to $300

5) Type/Area of Repair

Different areas of your roof can deteriorate at different rates, or a storm might only impact a specific spot on your roof. Repair costs can vary depending on where the work is being done. Commonly damaged areas include:

  • Shingles
  • Membrane
  • Seams
  • Drains
  • Flashing
  • Drip edges

6) Repair Method

There are three primary ways to repair a flat roof, and the method your roofer uses will make all the difference to the invoice details:

  1. Patching – This is typically the cheapest type of repair work because it’s done on small cracks and holes. Depending on how many there are, you can plan to spend between $150 and $1,500.
  2. Resurfacing – Resurfacing work can range from a few square feet to the whole roof, so repair costs range from $250 to $1,500.
  3. Resealing – Also known as recoating, this vital part of roofing maintenance helps prevent rain from penetrating your roof and causing water damage. Flat roof resealing will cost between $400 and $1,250.

7) Existing Roof Condition

Lastly, you’ll likely pay more to make repairs on older roofs since this can create dangerous situations for the flat roof specialists during the job. In addition, an old roof might need a total overhaul, while a more modern and new roof may only need minor repairs and a little maintenance to be restored.

Labor Costs for Repairing Flat Roofs 💪

Flat Roof Repair Cost: Key Factors and Price Range [2023] (3)

Like any other home improvement project, you’ll also have to pay a professional roofing company for their hard work. The following are a few common fees and average labor costs for flat roof repair:

  • Hourly rates typically range from $50-$150 per hour for most professional roofers.
  • “Call-out” fees from $50-$100; essentially, the cost for a roofing specialist to come out and assess your flat roof damage before doing any repairs.
  • You may incur additional charges for extended travel times to isolated areas.
  • Inspection fees after the fact (if not included in the total repair cost) range between $100-$175.

Flat Roof Replacement vs. Repair Costs 🔄

Sometimes roof damage is just too extensive to repair, or it’s simply time to replace your roof. Let’s compare the costs of each project:

  • Average flat roof repair costs = $300-$1,250
  • Average flat roof replacement cost = $7,000-$12,000

Like with repairs, you can expect to pay the most for a full flat roof replacement when using roofing materials like metal, concrete, and EPDM.

Cost of Emergency Storm Damage Repairs ⚡️

Unexpected storm damage can throw you for a loop and can also affect how much you’ll have to shell out to fix your flat roof. Property owners should expect an additional $100 to $200 in emergency fees on top of the typical project cost, keeping in mind that some roofing contractors may include a minimum extra charge for an immediate response.

🔥Hot Tip: Document all your storm damage and speak with your insurance provider to see if it’s covered under your current policy.

Other Considerations: Maintenance, Enhancement, & Improvement Costs 📈

It’s important to keep your flat roof fortified, so it’s ready for anything thrown its way, but that will cost you more cash too. If you want to avoid further damage, be prepared to pay for additional expenses associated with the following:

  • Painting
  • Leaf guards
  • Insulation
  • Ventilation
  • Drainage
  • Sealant
  • Waterproofing

Additional Factors Affecting Your Final Cost ➕

Besides the added protection you can purchase for your flat roof, these other factors can also be considered during your calculations:

  • DIY repairs – Minor leaks or cracks and other simple repairs might be easy enough to do yourself, which can help shave some cash off your ultimate cost.
  • Warranty offers – If your roofing contractor offers a warranty for materials or workmanship, you can factor that in when thinking about future repairs.
  • Insurance – Certain types of storm damage might be covered by your insurance policy, meaning you might not have to pay for all of the repairs yourself.
  • Gutters – If your roof is damaged, there’s a good chance your gutters are too. Any necessary repairs for your gutters will have to go into the final invoice as well.
  • Building codes – If your town/city or state requires building permits, those need to be applied and paid for.
  • Location – Repair costs will also reflect your location. Places like California and New York have high living costs, so you can expect to pay more for any kind of roofing service. Work done in less expensive states like Iowa or Oklahoma will be much cheaper overall.

The Final Word on Flat Roof Repair

It’s important to act fast when you notice flat roof damage and explore all of your flat roof repair options to ensure everything gets restored the right way. And that’s why you need Anchor Point Roofing at your side. Our dedicated flat roofing specialists can provide transparent pricing, prompt response times, and fast, long-lasting repairs that you can rely on.

When you’re ready to schedule flat roof repair services with someone you can trust, get in touch with the expert team at Anchor Point for your free estimate.


How much does it cost to replace a flat top roof? ›

Flat Roof Replacement Cost Per Square Foot

In 2022, property owners can expect to pay about $4 to $30 per square foot for the installation, including both materials and labor.

How much does it cost to flatten a roof? ›

On average, a flat roof should cost $250 to $900 per roofing square (100 square feet), or $2.50 to $9 per square foot, which includes the cost of both roof materials plus installation and labor.

What is the average warranty on a flat roof? ›

The majority of roof warranties come from the manufacturer of your shingles. With the common asphalt shingle, you can expect a 25-30 year warranty (though there are some options for 50 year and “lifetime” coverage). Typically, a basic manufacturer's warranty will cover roofing materials.

Are flat roofs cheaper to replace? ›

A hallmark of modern home design, flat roofs can also be less expensive to install than sloped or pitched roofs. Flat roof repairs cost $700, on average, with high repair costs of about $1,100 and low costs around $300.

Who pays for roof repairs in a flat? ›

Freeholder responsibility for repairs

If you live in a flat, the freeholder is usually responsible for repairs to: the building's structure, including the roof and cladding. shared parts, such as lifts and communal stairways.

What is included in flat roof replacement? ›

Flat Roof Replacement Guide
  • Roof Tiles, Slates & Shingles.
  • Roof Sheets.
  • Insulation, Membranes & Felts.
  • Sheds, Conservatories & Outbuildings.
  • Lead Flashing & Alternatives.
  • Guttering, Fascias & Soffits.
  • Decking & Cladding.
  • Windows, Lanterns & Sun Tunnels.

Why do flat roofs cost so much? ›

Since a larger surface area is required, that means the costs are generally greater for extra materials. The installation time is usually longer as well since the surface is more difficult to manoeuvre on. And as a result of the slope, repairs and maintenance becomes more challenging and requires extra caution.

What is the cheapest way to do a flat roof? ›

TPO or thermoplastic polyolefin is also part of the most affordable types of roofing materials for flat roofs. Cost starts at $5 per square foot and could reach up to around $8. It is a single-ply roofing membrane used for flat roofs construction. The best thing about it is that it is highly flexible.

Do insurance companies cover flat roofs? ›

Not all providers will cover a flat-roofed property because of the higher risk of weather damage to the building and contents. Some mainstream home insurance providers may offer cover but could add certain conditions such as annual inspections.

How often should you repair a flat roof? ›

Generally, a good quality flat roof is expected to last about 10 years, but with proper coating, it can last much longer. Sealing is a great way to extend the lifespan of your flat roof and reduce the number of repairs it may need.

How often should I replace my flat roof? ›

First thing's first, most flat roofs, if properly installed with top-of-the-line materials, will last anywhere between 20-25 years. If you are starting to reach that threshold or are noticing some abnormalities, such as the ones mentioned in this blog, then it may be time to replace your roof.

Is it OK to put a new flat roof over an old one? ›

Installing a new roof over an existing one can only be done if you have shingles because you can only put shingles over shingles. It is not possible to mix materials, nor to install a new layer over slate or wood tiles.

Is a flat roof hard to replace? ›

Although flat roofing can be easy to install compared to other roof types, flat roof installation is not a DIY project. To get the best out of your next flat roof, always hire the services of a professional roofer.

Can you reroof a flat roof? ›

You could: Remove and install the same roofing system you already have. Add coating over an existing roof. Install spray polyurethane foam over your existing roof.

Is it cheaper to build a flat roof or a pitched roof? ›

Compared to a pitched roof installation, flat roofs typically are less expensive mostly because flat roofing materials often come in large roles versus pitched roofing materials in small sheets. The roof decking system also requires less lumber.


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