Last updated: 2026-11-11
Price a TPO flat roof line by line: membrane, thickness, attachment, polyiso, cover board, tear-off, edge metal, labor and flashings, adjusted to your ZIP code. The calculator opens on typical defaults (a 1,600 sq ft roof, 60-mil mechanically attached, two layers of polyiso, cover board, one layer torn off, 4 pipe boots and 1 curb). Change them to match your roof.
Flat area of the roof deck, e.g. 40 x 40 = 1,600
Extra membrane ordered for seam laps, flashing and trim
About $50 each
$250-$500 each
$180-$250 each
Estimated TPO Roof Cost
$15,870 – $33,720
1,600 sq ft · 60 mil mechanically attached · $9.92-$21.08 per sq ft
Cost Breakdown
Low = every line at its lowest published price, high = every line at its highest. Roof Observations' 2026 national averages run $3.95-$13.95 per sq ft by system, so treat the high end as a ceiling. Permits, deck repair, sales tax and structural work are not included.
Membrane to Order
Free to use. No signup needed.
Quick Answer: How Much Does a TPO Roof Cost?
Published 2026 figures put an installed TPO roof at $5 to $12 per square foot. Roof Observations' 2026 national average for a 60-mil mechanically attached roof is $4.85 per sq ft with no added insulation and $11.85 per sq ft with R-25 insulation and tear-off, so a 1,000 sq ft tear-off and reroof with R-25 lands near $11,850. Built line by line on this page's defaults (1,600 sq ft), the range is $15,870 to $33,720 before regional adjustment; the high end is every line at its top price and sits above the published averages. Prices vary by region, so enter your ZIP and get at least two local bids.
What Goes Into a TPO Roof Price
A TPO roof is a system, not just a membrane. On this calculator's default job, the membrane is about 22% of the total. Under it sit insulation boards, usually a cover board, and the fasteners or adhesive that hold it all down. Around it sit edge metal, curbs, drains and pipe boots, and before any of it goes on, the old roof may have to come off. RoofCalc points out that the insulation often costs more per square foot than the membrane.
That is why Roof Observations' 2026 averages run from $3.95 to $13.95 per square foot depending on the system, the insulation and the tear-off. A recover over one existing layer with no new insulation is mostly membrane and labor. A full tear-off down to the deck with 4 inches of polyiso and a cover board is a much bigger job on the same footprint.
This calculator prices each part separately: 2026 component ranges from BuildVision for membrane, cover board, polyiso, fasteners, edge metal, labor and heavy tear-off; Roof Observations' 2026 figures for one-layer tear-off and the thickness and attachment differences; and RoofCalc's prices (marked 2024) for pipe boots, curbs and drains. The low end is every line at its lowest published price and the high end every line at its highest, all at once. That high end runs above the published installed averages: Roof Observations' most expensive 2026 system is $13.95 per sq ft and BuildVision's installed range tops out at $12. Treat the high end as a ceiling, not a bid, and let local bids narrow the range.
Inputs You'll Need
- Roof area in square feet. The roof area calculator handles flat roofs and overhangs.
- Membrane thickness: 45, 60 or 80 mil.
- Attachment method: mechanically attached or fully adhered.
- Insulation: how many 2 inch polyiso layers (BuildVision rates 2 inches at about R-12), and whether a cover board goes on top.
- What comes off: nothing, one layer, or a heavy built-up or tar and gravel roof.
- Details: pipe boots, curbs (chimneys, skylights, hatches) and drains.
- Laps and waste: the extra membrane you order over the roof area.
- ZIP code for regional pricing.
TPO Roof Component Costs (2026)
| Line Item | Price | Source |
|---|---|---|
| 60-mil TPO membrane (material) | $1.75-$3.75/sq ft | BuildVision |
| 45-mil instead of 60-mil | $0.40/sq ft less | Roof Observations |
| 80-mil instead of 60-mil | $0.30-$0.35/sq ft more | Roof Observations |
| Fully adhered instead of mechanically attached | $0.25-$0.30/sq ft more | Roof Observations |
| Cover board | $0.50-$1.50/sq ft | BuildVision |
| Polyiso insulation, per 2 in layer (about R-12) | $1.00-$2.50/sq ft | BuildVision |
| Fasteners and plates | $0.30-$0.75/sq ft | BuildVision |
| Edge metal and trim | $0.40-$1.20/sq ft | BuildVision |
| Install labor | $3.25-$5.50/sq ft | BuildVision |
| Tear-off, one layer | $1-$2/sq ft | Roof Observations |
| Tear-off, heavy or multiple layers | $1.00-$5.00/sq ft | BuildVision |
| Pipe flashing | About $50 each | RoofCalc |
| Curb (chimney, skylight, hatch) | $250-$500 each | RoofCalc |
| Drain | $180-$250 each | RoofCalc |
RoofCalc's detail prices are from its guide marked 2024 prices; the others are 2026 figures. The calculator prices membrane on the quantity you order (roof area plus laps and waste) and every other line, labor included, on the roof area.
TPO Cost per Square Foot by System (National Averages)
Roof Observations' 2026 table gives one national average per system. The first column covers membrane, attachment, cover board and labor; the R-25 and R-30 columns also include the insulation and tear-off.
| System | No Added Insulation | R-25 + Tear-Off | R-30 + Tear-Off |
|---|---|---|---|
| Mechanically attached, 45-mil | $4.45 | $11.45 | $12.95 |
| Mechanically attached, 60-mil | $4.85 | $11.85 | $13.35 |
| Mechanically attached, 80-mil | $5.15 | $12.15 | $13.65 |
| Fully adhered, 45-mil | $4.70 | $11.70 | $13.20 |
| Fully adhered, 60-mil | $5.10 | $12.10 | $13.60 |
| Fully adhered, 80-mil | $5.45 | $12.45 | $13.95 |
| Ballasted, 60-mil | $4.35 | $9.35 | $10.35 |
Per square foot, 2026 national averages. Roof Observations notes very small residential jobs may cost up to 50% more per square foot, and large roofs may come in up to about 5% less.
Worked Examples
1. Typical reroof: 1,600 sq ft, 60-mil mechanically attached
Two layers of polyiso, cover board, one layer torn off, 25% laps and waste, 4 pipe boots, 1 curb (the calculator's defaults).
- Membrane ordered: 1,600 x 1.25 = 2,000 sq ft (20 squares). 2,000 x $1.75-$3.75 = $3,500-$7,500
- Cover board: 1,600 x $0.50-$1.50 = $800-$2,400
- Polyiso: 2 layers x 1,600 x $1.00-$2.50 = $3,200-$8,000
- Fasteners and plates: 1,600 x $0.30-$0.75 = $480-$1,200
- Edge metal and trim: 1,600 x $0.40-$1.20 = $640-$1,920
- Labor: 1,600 x $3.25-$5.50 = $5,200-$8,800 (on the 1,600 sq ft installed, not the 2,000 ordered)
- Tear-off: 1,600 x $1-$2 = $1,600-$3,200
- Details: 4 x $50 + 1 x $250-$500 = $450-$700
- Total: $15,870-$33,720, or $9.92-$21.08 per sq ft
2. Small roof: 800 sq ft, 60-mil fully adhered
One layer of polyiso, cover board, one layer torn off, 25% waste, 2 pipe boots, 1 drain.
- Membrane: 1,000 sq ft ordered x $1.75-$3.75 = $1,750-$3,750
- Fully adhered: 800 x $0.25-$0.30 = $200-$240
- Cover board $400-$1,200, polyiso $800-$2,000, fasteners $240-$600, edge metal $320-$960
- Labor: 800 x $3.25-$5.50 = $2,600-$4,400; tear-off: 800 x $1-$2 = $800-$1,600
- Details: 2 x $50 + $180-$250 = $280-$350
- Total: $7,390-$15,100, or $9.24-$18.88 per sq ft
3. Commercial roof: 10,000 sq ft, heavy tear-off
60-mil mechanically attached, two layers of polyiso, cover board, built-up roof removed, 10% waste, 12 pipe boots, 4 curbs, 4 drains.
- Membrane: 11,000 sq ft ordered (110 squares, 11 rolls) x $1.75-$3.75 = $19,250-$41,250
- Cover board $5,000-$15,000, polyiso $20,000-$50,000, fasteners $3,000-$7,500, edge metal $4,000-$12,000
- Labor: 10,000 x $3.25-$5.50 = $32,500-$55,000
- Tear-off: 10,000 x $1-$5 = $10,000-$50,000
- Details: 12 x $50 + 4 x $250-$500 + 4 x $180-$250 = $2,320-$3,600
- Total: $96,070-$234,350, or $9.61-$23.44 per sq ft
The ranges are wide because every line runs from its lowest to its highest published price. The tear-off line alone swings $40,000 on the commercial roof, which is why finding out what is on the roof matters more than shaving the membrane price.
Pro Tips From the Field
- Price the hidden work. In 20+ years of remodeling, the bids that burned me were the ones where the real scope showed up after demo. Rot is the one I see most. Put a deck repair allowance in writing before the old roof comes off; RoofCalc lists plywood replacement at $75-$90 per 4 x 8 sheet.
- Find out what is on the roof first. RoofCalc names tar and gravel, built-up roofs and river rock ballast as the most expensive to remove and rubber as the cheapest, and BuildVision's tear-off range runs from $1.00 to $5.00 per sq ft depending on layers and material.
- Count every penetration. Four curbs at $250-$500 each is $1,000-$2,000. A per-square-foot price that skips the details comes in low on any roof with skylights, hatches or drains.
- Check the recover rules before you skip tear-off. Roof Observations says a recover only works over a single existing layer and lasts about 25% shorter than a full replacement.
- Probe the seams. JobNimbus says every hot-air welded seam should be probe-tested after welding, and lists contamination and welding outside the manufacturer's temperature range as common failure causes.
Common Mistakes to Avoid
- Pricing labor on the ordered membrane. Waste is material you buy, not roof you install. Labor goes on the roof area.
- Treating insulation as a small line. Two layers of polyiso at $1.00-$2.50 per layer can cost more than the membrane.
- Assuming ballasted is a drop-in savings. JobNimbus notes ballast adds dead load and the structure has to be verified first. This calculator prices mechanically attached and fully adhered only.
- Forgetting the energy code. A reroof that adds insulation may have to meet a minimum R-value. Check your local code before you pick the number of layers.
- Leaving permits and deck repair out of the number. The calculator does not include either. Add them as their own lines.
Related Calculators
- Roof Area Calculator - Flat and Pitched Roof Square Footage
- Roof Replacement Cost Calculator - Shingle, Metal and Tile Roofs
- Roof Snow Load Calculator - Snow Weight on a Flat Roof
- Roofing Estimate Template - Line-Item Roofing Bid
Need a full bid ready to send? Try EstimationPro on one real job ($9, 30-day money-back guarantee): build the estimate, send it from EstimationPro, and it follows up with your client automatically: at 24 hours if they haven't opened it, 48 hours after they open it with no reply, and a final reminder at 7 days.
Sources
- Roof Observations: TPO Membrane Roof Cost Guide (2026 Update) (cost per sq ft by system, thickness and R-value, cost by roof size, tear-off, recover, small and large job adjustments)
- BuildVision: TPO Roofing 2026 Cost, Lifespan and Installation Guide (component costs, cost by thickness and attachment method, lifespan)
- JobNimbus: TPO Roofing Guide (installed cost range, attachment methods, ballast dead load, service life, seam welding and probe testing)
- RoofCalc: TPO Roof Cost, Installation, Pros and Cons (supplier order quantity, roll sizes, tear-off, pipe flashing, curb, drain and plywood prices)
How to Use This Calculator
Enter the roof area
Measure the flat area of the roof deck in square feet. A low-slope roof has almost no pitch, so length x width is close to the real area.
Pick the membrane and attachment
Choose 45, 60 or 80 mil and mechanically attached or fully adhered. The calculator prices a 60-mil membrane and adds or subtracts the thickness and attachment difference per square foot.
Add insulation, cover board and tear-off
Pick how many 2 inch polyiso layers go down, whether a cover board goes on top, and what comes off the roof first. Check your local energy code for the R-value a reroof has to meet.
Count the details and enter your ZIP
Enter pipe boots, curbs and drains, set your membrane waste allowance, then enter a ZIP code to adjust the price to your area. Read the cost breakdown and the membrane order quantity.
TPO Roof Cost Formula
Membrane = Roof Area x (1 + Waste %) x $1.75-$3.75
Per-sq-ft lines = Roof Area x (thickness and attachment adjustment + cover board + polyiso layers + fasteners + edge metal + labor + tear-off)
Total = (Membrane + Per-sq-ft lines + pipe boots + curbs + drains) x regional factorWhere:
- Roof Area
- = Flat area of the roof deck in sq ft (labor is priced on this)
- Waste %
- = Extra membrane ordered for seam laps, flashing and trim
- Polyiso
- = $1.00-$2.50 per sq ft for each 2 in layer
- Labor
- = $3.25-$5.50 per sq ft of roof area
- Tear-off
- = $1-$2 per sq ft for one layer, $1-$5 for heavy or multiple layers
Free to Embed on Your Website
Add this calculator to your blog, resource page, or client portal — just copy one line of code. Your visitors get a useful tool, you get more engagement.
EstimationPro AI For Contractors, By Contractors Get a Detailed Estimate, Not Just a Rough Number
Upload photos or voice notes and get AI-generated line-item estimates with regional pricing and material lists.
Frequently Asked Questions
How much does a TPO roof cost per square foot?
Published 2026 figures put an installed TPO roof at $5 to $12 per square foot (BuildVision and JobNimbus). Roof Observations' 2026 national averages run from $3.95 per sq ft (45-mil ballasted, no added insulation) to $13.95 per sq ft (80-mil fully adhered with R-30 insulation and tear-off). Insulation and tear-off move the number more than the membrane does. This calculator builds the price line by line, and on its typical defaults (1,600 sq ft, 60-mil, two layers of polyiso, cover board, one-layer tear-off) it lands at $9.92 to $21.08 per sq ft before regional adjustment. The high end is higher than the published installed figures because it prices every line at its top price at once; read it as a ceiling, not a typical bid.
How much does a 1,000 sq ft TPO roof cost?
Roof Observations' 2026 table puts a 1,000 sq ft, 60-mil TPO roof with R-25 insulation and tear-off at $11,850 mechanically attached, $12,100 fully adhered and $9,350 ballasted. A bare membrane recover with no added insulation costs far less: the same table lists 60-mil mechanically attached at $4.85 per sq ft, about $4,850 for 1,000 sq ft. Enter 1,000 in the calculator to see the line-by-line range for your spec.
Is 45, 60 or 80 mil TPO worth the extra cost?
BuildVision calls 60-mil the industry standard, with 45-mil as entry level and 80-mil for high-traffic, hail-prone or long-hold buildings. In Roof Observations' 2026 table, going from 45-mil to 60-mil adds about $0.40 per sq ft, and 60-mil to 80-mil adds $0.30-$0.35 per sq ft. JobNimbus notes 80-mil outlasts 45-mil. On a 1,600 sq ft roof, 80-mil over 60-mil adds roughly $480-$560.
Is mechanically attached or fully adhered TPO cheaper?
Mechanically attached is cheaper. Roof Observations' 2026 table puts fully adhered $0.25-$0.30 per sq ft above mechanically attached at the same thickness. BuildVision shows a wider gap: $5.00-$8.50 per sq ft mechanically fastened against $7.50-$11.00 fully adhered. JobNimbus describes mechanically attached as the most common and cost-effective option for large commercial roofs and fully adhered as the most expensive, with higher labor cost. Ballasted is cheapest overall but adds dead load, so JobNimbus says the structure has to be verified first.
How much does tear-off add to a TPO roof?
Roof Observations puts removal and disposal at about $1 to $2 per sq ft. BuildVision gives a wider $1.00 to $5.00, varying with layers and material, and RoofCalc lists $0.75 to $3.00, with tar and gravel, built-up roofs and river rock ballast the most expensive to remove. On a 1,600 sq ft roof, one layer of tear-off is about $1,600-$3,200.
Can you put TPO over an existing roof?
Sometimes. Roof Observations says a recover (overlay) can substantially reduce cost, but it is only an option with a single existing roof layer, and a recover lasts about 25% shorter than a full replacement. Check your local code before you plan a recover. In the calculator, set tear-off to "None" and insulation to whatever you are adding.
How long does a TPO roof last?
JobNimbus gives a service life of 15 to 30 years for a properly installed and maintained TPO roof, and lists warranty tiers of 10, 15, 20 and 30 years. BuildVision says 20-25 years is typical, up to 30 with maintenance. Membrane thickness, UV exposure, ponding water and foot traffic all shorten or lengthen it.
How much TPO membrane do I need to order?
Order the roof area plus an allowance for seam laps, flashing and trim. In a supplier quote RoofCalc published, a 16-square roof was ordered as 20 squares (25% extra) to cover waste and overlaps; that is the calculator's starting value. One square is 100 sq ft, and a 10 x 100 ft roll covers 1,000 sq ft. The calculator shows the order in square feet, squares and rolls.
What EstimationPro Does for Contractors
Photos, Voice or Notes In
Describe the job with photos, a voice walkthrough or typed notes and get priced line items for labor and materials. Contractors save 2+ hours per estimate.
Priced for Your Area
Labor and material rates are adjusted for the job's location. You review and edit every line before it goes out.
Automatic Follow-Up
Send the estimate from EstimationPro and your client gets a reminder at 24 hours, 48 hours and 7 days. Many jobs are won on the second or third follow-up.
PDF, Link and Payments
Export a PDF or share a link your client can approve. Collect payments online with Stripe; deposits, milestone schedules and invoices are on Pro.
Related Free Tools
Estimating software for roofing contractors
Photos, voice or notes in, a priced estimate out.
Drywall Install Cost
Estimate drywall installation costs including materials and labor. Choose drywall type, finish level, and room size for an accurate installed cost.
Deck Cost
Estimate the total cost to build a deck. Enter dimensions, material type, and features to get a detailed cost breakdown with materials and labor.
Kitchen Remodel
Estimate kitchen remodel costs by scope. Select cabinets, countertops, flooring, appliances, and finishes to get a detailed cost breakdown.
Bathroom Remodel
Estimate bathroom renovation costs. Select fixtures, tile, vanity, and finishes to get a detailed cost breakdown for your bathroom project.
Roof Repair Cost
Estimate roof repair cost by repair type, size, and roof access. Price shingle patches, flashing, vent boots, valleys, and decking with a low-to-high range.
Roof Replacement Cost
Estimate roof replacement cost by roof size, pitch, material, and tear-off layers. Get a per-square material, labor, and total cost breakdown.
Fence Installation Cost
Estimate fence installation cost by length, type, height, terrain, and gates. Get a per-linear-foot material, labor, and total cost breakdown.
Cost Estimator
Get a low, mid and high budget from square footage, project type and finish level, with stage shares and reserves, then build it into a line-item bid.
Turn this job into a full, priced estimate for your client.
Snap photos, talk through the scope, drop in your notes. The AI prices every line item with labor and material rates adjusted for your region, and checks the math.