How much does torch down roofing cost?
How much does torch down roofing cost?
$3.50 – $7.00 cost per square foot installed
$4,400 – $15,000 average total cost to replace
Torch down roofing cost
Torch down roofing costs $3.50 to $7.00 per square foot or $4,400 to $15,000 on average installed, depending on the size, location, complexity, and number of layers. Torch down roofing prices are $100 to $200 per roll for materials alone or $350 to $700 per roll installed.
| Roof size (square feet) | Total replacement cost |
|---|---|
| 1,000 | $3,500 – $7,000 |
| 1,200 | $4,200 – $8,400 |
| 1,500 | $5,250 – $10,500 |
| 1,700 | $5,950 – $11,900 |
| 2,000 | $7,000 – $14,000 |
| 2,500 | $8,750 – $17,500 |
| 3,000 | $10,500 – $21,000 |
| 3,500 | $12,250 – $24,500 |
In comparison, other flat roofs cost $3 to $11 per square foot, depending on the material.
Average cost to replace a torch down roof
The following table shows the average cost for torch down roof replacement or installation.
| National Average Cost | $9,700 |
| Minimum Cost | $2,500 |
| Maximum Cost | $24,800 |
| Average Range | $4,400 to $15,000 |
*Cost data is from research and project costs reported by HomeGuide members.
Torch down roofing cost per square
Torch down roofing costs $350 to $700 per square installed, depending on material quality, roof size, location, number of layers, and old roof removal. Each square is 100 square feet.
| Factor | Average cost per square |
|---|---|
| Old roof removal | $90 – $100 |
| Materials and supplies | $100 – $200 |
| Installation labor | $160 – $400 |
| Total cost | $350 – $700 |
The following factors affect the installation cost:Â
Roofing labor costs $160 to $400 per square. Some roofing companies specialize in torch down roofs, which can be hazardous to install.
Roof size, slope, and pitch – Torch down roofing is only used on flat and low-pitch roofs. Large roofs or roofs higher than 15 feet from the ground cost more.
Roof shape and complexity – Multiple stories, vents, skylights, chimneys, and complex roof shapes increase the final price.
Old roof removal & disposal – Removing an existing roof costs $90 to $100 per square or
$1,500 to $2,500 on average.
Installing a roof vent costs $200 to $700 on average.
Permits – Roof replacements often require permits costing $150 to $500.
Location – Torch down prices are typically lower in areas where flat roofs are common—such as the southwest—and cost more in regions where pitched roofs are common and the demand for flat roofs is low.Â
To save on installation costs, collect quotes during the off-season.
2-layer vs. 3-layer torch down roofing cost
3-layer torch down roofs have a base layer, smooth layer, and granular layer, while 2-layer roofs omit the granular layer. 3-layer roofs cost more but are more efficient, fire-resistant, and durable and last 20% to 30% longer on average.
| Type | Material cost per square | Details |
|---|---|---|
| 2-layer | $110 – $160 | Easier and cheaper to install but doesn't last as long |
| 3-layer | $170 – $550 | Granular top sheet increases cost and lifespan |
Torch down roofing material prices
Torch down roofing materials cost $100 to $200 per square on average, depending on the material quality, underlayment, and number of layers.
Torch down roofing prices per roll
Torch down roofing prices are $100 to $200 per roll for materials alone or $350 to $700 per roll installed. Each roll covers 100 square feet.
Colors – Torch down roof colors are typically black, white, green, or brown. Darker colors absorb more heat while lighter rolls reflect heat.
Brand – Torch down costs vary by brand. Popular brands include Polyglass, Texas Refinery Corporation, Firestone Building Products, Johns Manville Roofing Systems, and CertainTeed Roofing.
Layers – Granulated cap sheets for 3-layer roofs cost $40 to $90 per roll alone. Using fewer layers reduces costs.
Durability and energy efficiency – Thick, quality materials and underlayment cost more upfront but save money in energy costs and repairs over time.
Torch down roofing system
A torch down roofing system consists of an underlayment layer covered by modified bitumen sheets:
Underlayment
Thermo-fusible film resembles plastic wrap and holds the material together.
Insulation helps regulate the home’s temperature.
Vapor barriers prevent mold and mildew.
Overlay boards support the modified bitumen sheets.
Modified bitumen sheets
The base sheet adheres to the overlay board.
The smooth cap sheet and an optional granular cap sheet adhere to the base sheet.
Some modified bitumen sheets are self-adhering. A modified bitumen roof costs $4.00 to $7.50 per square foot installed on average.
Torch down roof repair cost
Torch down flat roof repairs cost $2.50 to $10.00 per square foot on average, depending on whether it’s a drainage issue, membrane puncture, or leak.
A roof inspection costs $100 to $400.
Roof sealing costs $500 to $2,000 to patch a leak, depending on the size of the affected area.
Pros and cons of torch down roofing
Torch down roofing is flexible, durable, and highly weatherproof, but its seams may be vulnerable to standing water over time. This roofing method uses an open flame and can be dangerous if done improperly.
| Pros | Cons |
|---|---|
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Frequently asked questions
What is torch down roofing?
Torch down roofing is made with sheets of modified bitumen rolled out onto the roof. Contractors use a propane torch to melt the sheets to each other and adhere them to the surface, creating a waterproof seal.
How long does a torch down roof last?
Torch down roofs last 15 to 25 years, depending on the number of layers. 3-layer torch down roofs last an average of 5 years longer than 2-layer roofs. Routine maintenance will extend the roof’s lifespan.
Can you walk on a torch down roof?
Yes, torch down roofs are durable and safe enough to walk on.
Finding and hiring a roofing contractor
Before hiring a roofing contractor, be sure to:
Get three or more quotes to compare.
Read their reviews on HomeGuide and Google.
Look for companies with:
A state contractor license
National Roofing Contractors Association (NRCA) certification
Roof Coatings Manufacturers Association (RCMA) membership
Select a certified, insured, bonded company with at least five years of experience.
Be careful with extremely low or high price quotes.
Beware of companies who recommend a full roof replacement if only repairs are needed.
Verify the roofing contractor has experience with your roof type.
Ask for a clear written estimate and warranty before work begins.
Avoid large upfront payments. Instead, negotiate a payment schedule and save receipts.
Questions to ask
How long have you been repairing and building roofs?
Are you licensed, insured, and bonded?
Can you provide references from past work?
Can you provide a detailed quote?
Are you part of professional roofing organizations like the NRCA?
Does your quote include waste disposal or taxes?
How long will the project take?
What brand do you typically use? Are you a certified applicator of that product?
Which sealant or coating do you recommend for my roof type, if any?
What will you do in the event of unexpected bad weather?
How will you access my roof? What safety precautions will you take?
What additional fees may be required?
Will you obtain any necessary permits?
What does your warranty include?
Do you offer financing?