Single-Ply Roofing Cost Guide (2025 Update)

Introduction

In this article, I’m going to explain the factors that determine single-ply roofing costs. I’ll also give you the typical installed costs in 2025 for EPDM, TPO, PVC, and PVC KEE single-ply membrane roof systems (almost all single-ply systems use one of these membrane types).

Roof consultants typically have to produce accurate roof replacement budget projections for their clients every year. I’ve personally prepared budgets and overseen the bidding process for a very wide range of single-ply roofing projects over the years, and I keep up-to-date regarding material and labor costs for all types of commercial low-slope roofing systems.

Keep in mind that the cost of any particular single-ply roofing system will depend on several key variables, including roof size, complexity, membrane thickness, attachment method (ballasted, mechanically attached, or fully adhered), local labor rates, and the required insulation R-value. For low-slope commercial roofs, a layer of board insulation is typically an integral part of the roof system and often makes up a significant portion of the total cost.

Whether or not a roof recover is feasible (installing the new roof over the existing one) can also have a major impact on project cost and scope.

In 2025, installed costs for single-ply roofing systems range from as low as $4.15 per square foot for a basic 45-mil ballasted TPO roof to as high as $20.00 per square foot for a fully-adhered 80-mil PVC KEE roof system with above-deck R-30 insulation.

About Single-Ply Roofing

Single-ply roofing is a category of “flat” (“low-slope” is the technically correct term) roofing systems that use thin, flexible, factory-produced membranes to create a continuous waterproof barrier. These systems are widely used in commercial roofing due to their proven performance, relatively fast installation, and cost-effectiveness. Unlike built-up or modified bitumen roofs which have multiple plies, single-ply membranes are installed as a single layer. They typically come in large rolls (10′ x 100′ is common) that reduce the number of seams. The most common materials used are EPDM, TPO, and PVC, and each has distinct advantages in terms of cost, durability, energy efficiency, and chemical resistance.

Read more about single-ply roofing.

Types of Single-Ply Roof Membranes

EPDM Membranes

EPDM roofing systems use single-ply membranes made from ethylene propylene diene monomer, a synthetic rubber compound known for its exceptional weathering resistance, flexibility, and longevity. Commonly installed on low-slope commercial roofs, EPDM has been used successfully for over 60 years and is especially valued in colder climates due to its ability to remain flexible in subzero temperatures. The membrane is typically black, which helps with heat retention in winter, though white EPDM is also available for improved solar reflectivity.

EPDM membranes are reinforced or non-reinforced and are available in a wide range of thicknesses and sheet sizes, with large rolls minimizing field seams. Installation methods include fully adhered, mechanically attached, and ballasted systems; the sheets are seamed together sealed using either adhesives or, much more commonly, specialized seam tapes. EPDM is classified under ASTM D4637, and membranes must meet standards for tensile strength, elongation, ozone resistance, and weather aging. While EPDM does not have heat-welded seams like TPO or PVC, it can provide very reliable long-term performance, with some systems lasting over 40 years.

Read more about EPDM roofing.

PVC Membranes

PVC roofing systems use single-ply membranes made from polyvinyl chloride, known for their long service life, chemical resistance, fire performance, and energy efficiency. Used for over 50 years, PVC roofs are widely trusted by architects and consultants for both commercial and residential applications. These systems consist of sheets of reinforced membranes (typically using either polyester or fiberglass scrim) joined together with hot-air welded seams that are very strong, watertight, and durable.

Polyester-reinforced PVC offers superior puncture resistance, tear strength, and wind uplift performance, especially when compared to EPDM, making it well-suited for mechanically-attached systems. Fiberglass-reinforced versions offer greater dimensional stability but are generally limited to fully-adhered applications. High-quality PVC membranes feature well-balanced top and bottom plies and may include fleece backing for enhanced adhesion and impact resistance.

Installation options include full adhesion, mechanical attachment, and induction welding, each supporting different performance and warranty levels. Ballasted systems are not specified for PVC membranes. PVC roof membranes are classified under ASTM D4434 as Type II, III, or IV, with Types III and IV offering the highest strength and durability.

Read more about PVC roofing.

PVC KEE Membranes

KEE roofing refers to high-performance PVC membranes modified with ketone ethylene ester (KEE), a durable, solid-state plasticizer that enhances long-term flexibility, chemical resistance, and weatherability. Unlike standard PVC membranes that rely solely on liquid plasticizers which can migrate out of the membrane over time, PVC KEE membranes retain the properties that make them suitable for roofing much longer. This makes them more durable and resilient in harsh environments and extreme temperatures.

KEE membranes are classified under ASTM D6754, which requires that they contain a minimum of 50% KEE by weight. KEE HP membranes go a step further by using an even higher molecular weight polymer that improves cold-weather flexibility and seam weldability. Many PVC KEE membranes do not use this much KEE; these are technically KEE-modified PVC membranes.

Read more about PVC KEE roofing.

TPO Roofing

TPO roofing systems use single-ply membranes made from thermoplastic polyolefin, a blend of polypropylene and ethylene-propylene rubber that provides excellent UV resistance and heat reflectivity, typically at a lower price than PVC. TPO is the most widely used roofing material in commercial low-slope roofing due to its balance of performance and cost.

Typically reinforced with polyester fabric, TPO membranes are hot-air welded at the seams to form continuous, watertight surfaces (and the welded seams often exceed the strength of the membrane itself). Available in various thicknesses, TPO membranes are most commonly white to maximize solar reflectivity, contributing to energy savings in warm climates. The material is highly resistant to chemical exposure, microbial growth, and ozone degradation.

Installation methods include fully-adhered, mechanically-attached, and ballasted. TPO roofing is classified under ASTM D6878, and membranes that meet or exceed this standard must demonstrate long-term weatherability, dimensional stability, and physical strength.

Read more about TPO roofing.

Table: Single-Ply Roofing Cost per Square Foot

The cost estimates I provide here should be reasonably accurate; I try to keep them up-to-date using current or recent material prices and labor data. Keep in mind that the costs listed below are national averages, and costs can vary, sometimes significantly, by location. To get a more accurate idea of what a new single-ply roof will cost in your area, see “Relative Construction Costs by U.S State” and apply your state multiplier to the national average cost from the table on this page.

The table below cover the installation of various types of EPDM, TPO, PVC, and PVC KEE single-ply roof systems. All prices include the membrane, the attachment system, an appropriate cover board (where required), and the labor needed for installation.

1. The second column shows current price estimates for the average installed cost per square foot without additional insulation. This includes the membrane itself, the selected attachment method (ballasted, mechanically attached, or fully adhered), and a cover board beneath the membrane where applicable.

This type of installation is typical when a new roof is installed as a recover over an existing roof with adequate insulation already in place. It is also appropriate for unheated buildings such as garages or sheds, or in situations where the insulation is located below the roof deck (such as in some structural concrete deck systems or certain residential structures).

2. The third and fourth columns show estimated costs for full roof systems that include above-deck insulation designed to meet the code-required total R-value. In much of the southern U.S., R-25 is standard; in northern zones, R-30 is common. Actual requirements vary by jurisdiction, so be sure to verify the applicable energy code in your area.

For the cost estimates I provide, I assumed:

• Expanded polystyrene (EPS) insulation is used for the ballasted systems.
• Polyisocyanurate (ISO) insulation is used for the mechanically-attached and fully-adhered systems. Polyiso insulation is standard in these systems and has a higher R-value.

In most ballasted single-ply systems, no cover board is needed when installing over insulation, and in many cases, cover board is specifically excluded by manufacturer specifications. Accordingly, cover board costs were omitted from the insulated ballasted system estimates.

All prices in the third and fourth columns also include the removal of an existing roof, with a budget allowance of $1.50 per square foot for tear-off and disposal.

Note: Prices for small residential jobs can be significantly higher due to mobilization and scale factors. In some cases, costs may be up to 50% higher per square foot than the averages shown here. Anything more than that, though, and you should really try to find a contractor who knows single-ply roofing and actually wants the work.

Single-Ply Roofing Cost Factors

While both labor and materials are the main cost drivers, there are several other important factors that affect the total cost of a single-ply roof system. These include roof complexity, insulation requirements, tear-off, and local construction conditions. For most commercial low-slope roofing projects, the cost breakdown typically ranges from 30% to 45% for labor and 55% to 70% for materials, though this can vary depending on project size and complexity.

Material Costs

Material costs depend on a few key variables:

• Membrane type (EPDM, TPO, PVC, or PVC KEE)
• Membrane thickness (typically 45- to 90-mil for EPDM; 45- to 80-mil for TPO and PVC)
• Attachment method (ballasted, mechanically-attached, or fully-adhered)
• Insulation requirements to meet local energy codes

Among these, insulation type and thickness are usually the largest material cost component. For example, polyisocyanurate insulation is commonly used due to its high R-value per inch, but it can account for up to half the cost of materials when high R-values are required.

Labor Costs

Labor costs vary by:

• Region and local cost of living
• Union vs. non-union labor markets
• Project size and roof accessibility
• Roof complexity and detailing

States with strong union labor presence (such as New York, Illinois, and California) often have higher average roofing labor rates. Dense urban areas tend to have higher labor costs due to prevailing wage laws, limited roof access, and restricted staging areas.

Roof Complexity

Complexity adds both labor time and cost. Factors include:

• The number of penetrations, such as HVAC units, drains, and skylights
• The presence of parapet walls, expansion joints, or multiple roof levels
• Required edge metal, curbs, or special flashing details

Each penetration must be carefully insulated, sealed, and flashed, which can significantly slow progress. In a complex area, labor time per square foot can double or even triple compared to wide-open, obstruction-free areas.

Tear-Off and Removal of Existing Roof

Building code allows for up to two layers of roofing on most commercial buildings. If your roof already has two layers, removal down to the deck is mandatory.

Even when not required, removing old roofing materials typically results in a better-performing and longer-lasting installation. Recovering over an existing system can significantly reduce the cost of a new roof (new insulation is not normally required), but it often leads to a shorter lifespan for the new roof for various reasons.

• Tear-off and disposal typically add $1.00 to $2.00 per square foot to a commercial roofing project.
• This figure may be higher in areas with limited disposal access or strict landfill regulations.

Local Permits, Fees, and Taxes

Your total project cost may also be affected by:

• Building permit fees
• Waste disposal and landfill surcharges
• Dumpster rental and hauling costs
• Local taxes or impact fees

These costs vary by municipality and should be confirmed before finalizing a budget. In some jurisdictions, permitting and disposal can add several thousand dollars to a mid-sized commercial roofing project.

Single-Ply Membrane Thickness

Single-ply roofing membranes are available in several standard thicknesses, typically measured in mils (1 mil = 0.001 inches). Most large commercial roofs are installed using very large rolls of membrane, often 10 feet wide by 100 feet long or even wider, depending on roof access.

The standard thickness options vary by material type:

• EPDM:
  • Unreinforced EPDM (used in ballasted and fully-adhered systems):
    45-mil, 60-mil, and 90-mil
  • Reinforced EPDM (used in mechanically-attached systems):
    45-mil, 60-mil, and 75-mil
    These include a polyester scrim reinforcement layer.
• TPO and PVC:
  These membranes are always reinforced, and standard thicknesses include:
  45-mil, 50-mil, 60-mil, and 80-mil
  PVC KEE membranes are also typically available in similar thicknesses.

Thickness vs. Performance

Thicker membranes generally:

• Last longer
• Resist punctures and mechanical damage better
• Provide greater overall durability in harsh environments

Increased thickness also means higher cost per square foot, both in materials and sometimes labor, due to added handling weight.

Contractors often recommend 60-mil membranes as the best balance of cost and durability, especially for new construction or full tear-off roof replacements. 90-mil EPDM and 80-mil PVC/TPO are premium materials often reserved for high-traffic roofs or applications demanding exceptional service life.

Attachment Methods for Single-Ply Roof Systems

There are three primary ways to install single-ply roofing membranes: ballasted, fully-adhered, and mechanically-attached. Each system has its own strengths and trade-offs in terms of cost, performance, and application suitability.

Ballasted Systems

“Ballasted” refers to an attachment method where the membrane and insulation layers are loose-laid; they are not fastened or adhered, but instead held in place by heavy ballast. This ballast typically consists of river-washed stone or concrete pavers, installed on top of the roof membrane at a weight of 10 to 20 pounds per square foot.

Ballasted systems offer:

• Faster installation with lower labor costs
• Lower material costs
• Suitability for large, open roofs with few penetrations

But they also:

• Add significant structural load, requiring engineering review
• May not meet uplift resistance requirements in high-wind zones
• May be banned in some areas or for certain building heights due to the risk of ballast stone falling off the roof
• Are especially prone to membrane shrinkage, which can lead to attachment failure at flashings and terminations
• Tend to have shorter life expectancies and warranty periods compared to adhered or fastened systems

Ballasted systems are primarily used with EPDM membranes. They are not commonly used with TPO, and not at all with PVC (roofing manufacturers typically will not warrant PVC ballasted systems).

Fully-Adhered Systems

In fully-adhered systems, every part of the membrane is glued to the substrate underneath it, whether it be cover board or insulation. The lower layers of the roof system may be adhered to each other and the roof deck, mechanically fastened to the roof deck, or both, but no fasteners penetrate the membrane itself.

Advantages include:

• Excellent wind uplift resistance
• Reduced membrane flutter and wear
• Lightweight construction, ideal for steeper low-slope roofs
• Much less shrinkage compared to ballasted systems (especially important for EPDM)

Fully-adhered systems are popular for both new and retrofit work. While PVC, TPO, and EPDM can all be fully adhered, TPO and PVC generally require specific primers or adhesives for proper bonding.

This method often results in the longest-lasting roof systems when installed correctly.

Mechanically-Attached Systems

In a mechanically-attached system, the membrane sheets are fastened to the roof deck using rows of fasteners, typically located in the seam overlap areas and then covered by the next sheet or a cover strip. Batten bars (metal or plastic strips) may be used to spread load or enhance holding strength.

Key features:

• Lower material cost (especially for TPO and PVC)
• Lightweight and fast to install
• Especially popular on very large buildings like warehouses and distribution centers

Reinforced membranes are required for mechanically-attached installations. TPO and PVC membranes are almost always reinforced, and reinforced EPDM is used in this type of system as well.

While these systems are highly wind-resistant and cost-effective, they may exhibit more membrane fluttering over time, which can affect aesthetics and durability.