A new single-sheet commercial roof in Kansas City usually runs about $450 to $1,400 per square. That is $4.50 to $14 per square foot, national cost guides say. A coating on a roof that qualifies runs about $50 to $450 per square. Most flat roof repairs run about $300 to $1,100.
The table above comes from national cost guides, such as HomeAdvisor, Angi, Fixr, HomeGuide and a metal roofing supplier. They are typical ranges, not quotes. A square is 100 square feet. Your price depends on the building's size, the roof system, what is under it and what the inspection finds. Call (913) 347-6527, and we set up an inspection and written estimate the same day. You see it before you decide anything.
What moves the price
Tear-off or roof-over. Taking the old roof off costs about $1 to $5 per square foot more. If the old roof is dry and has one layer, a new roof may go on top. The building code used in most of the country does not allow a new roof over a water-soaked roof. It also does not allow one over two or more old roofs.
Wet insulation. Every wet board must come out and be replaced. A roof that is 5 percent wet and one that is 40 percent wet are very different jobs. That is why a moisture check is worth it.
Sheet thickness and cover board. Thicker sheets and a hard cover board cost more. But they hold up better to hail. In a hail area like Kansas City, this is often money well spent.
Insulation and energy code. A full replacement can trigger energy code rules on some roofs. They can require more insulation. That can be a big line on the estimate.
Access and height. A one-story building with easy access costs less. A tall building, a busy shopping center, or a site with little room for a crane and dumpster costs more.
Rooftop units and pipes. Every unit, vent, pipe and skylight needs flashing. A roof crowded with equipment costs more per square than a clean roof.
Drainage fixes. Adding drains or sloped insulation to move water off the roof adds cost. But it stops standing water for good.
Warranty. Longer maker warranties often require certain materials and inspections. Those add cost.
How to compare bids
Put the bids side by side and check:
- Same system? Is each bid for the same type of roof?
- Same thickness? Sheet thickness is often where the price gap hides.
- Cover board? Is there one, and what kind?
- Insulation? How thick is it, and does it meet the energy code?
- Tear-off? Is the old roof coming off, and is disposal included?
- Wet insulation? How much is being replaced, and at what price per board?
- Flashing and edge metal? New or reused?
- Warranty? Who backs it, for how long, and what does it cover?
- Permit? Who pulls it?
- Registration? In Kansas, roofers must register with the Kansas Attorney General. Ask for proof.