Commercial roof costs at a glance
Typical Florida prices for flat and low-slope commercial roofs. Every job is different: the number of roof layers, rooftop equipment, access and the height of the building all move the price, and anything over three stories may need a crane, boom lift or elevator access. The calculator narrows these to your building.
| System | Starts at | Typical range | 10,000 sq ft roof | Lifespan |
|---|---|---|---|---|
| Spot Repairs | $1,500 per repair | $1,500 – $9,500 | Priced per leak | 1 to 5 years per repair |
| Hybrid Roof Coating | $4 / sq ft | $4 – $7 / sq ft | From $40,000 | 10 to 20 years, renewable by recoating |
| Spray Foam Recover | $7 / sq ft | $7 – $10 / sq ft | From $70,000 | 20 to 30+ years, renewable by recoating |
| Full Replacement | $12 / sq ft | $12 – $30 / sq ft | From $120,000 | 25 to 30+ years |
How much does a roof coating cost?
A hybrid commercial roof coating starts at $4 per square foot and typically runs up to $7. That covers pressure washing, cutting out and replacing wet areas, detailing seams, drains and every rooftop unit, and a seamless silicone topcoat. Roofs with heavy equipment, gravel or multiple levels land toward the top of the range. On buildings five stories and up it runs $6 to $9 per square foot, because material goes up by crane, boom lift or elevator. Because a coating is renewed with a recoat rather than torn off, it usually has the lowest cost per year of any option.
How much does it cost to coat my roof?
Here is what a coating and a spray foam recover typically cost on common commercial roof sizes, across the full price range. Your quote narrows this down.
| Roof size | Silicone roof coating | Spray foam (SPF) roof |
|---|---|---|
| 5,000 sq ft | $20,000 – $35,000 | $35,000 – $50,000 |
| 10,000 sq ft | $40,000 – $70,000 | $70,000 – $100,000 |
| 25,000 sq ft | $100,000 – $175,000 | $175,000 – $250,000 |
| 50,000 sq ft | $200,000 – $350,000 | $350,000 – $500,000 |
How much does a silicone roof coating cost?
Silicone is the coating we use on almost every Florida roof, and it runs $4 to $7 per square foot installed. It costs a little more than acrylic, but it doesn't break down under ponding water, keeps its reflectivity in full sun, and is renewed with a recoat. Over a 10 to 20 year life that is about $0.20 – $0.70 per square foot per year.
How much does spray foam (SPF) roofing cost?
A spray foam (SPF) recover over an existing roof starts at $7 per square foot and typically runs up to $10, with a silicone cap. The foam adds insulation (about R-6.5 per inch), builds slope to drain ponding water, and bonds into one seamless, hurricane-rated surface. When the old roof has to come off first, SPF applied directly to the deck falls in the replacement range below.
How much does it cost to replace a commercial roof?
A full tear-off and replacement starts around $12 per square foot and can reach $30 or more. Where a job lands depends on how many layers of old roof come off, what kind of roof it is, the equipment on the roof, access, and how tall the building is. It is the right answer when more than half the roof holds moisture, the deck is damaged, or code and insurance require it.
Silicone, acrylic or spray foam: which is the better value?
- Acrylic coating. Cheapest up front, but it softens and fails under standing water, so it rarely lasts on flat roofs in South Florida.
- Silicone coating (from $4 / sq ft). Seals a sound roof, handles ponding and UV, and renews with a recoat.
- Spray foam with a silicone cap (from $7 / sq ft). Adds insulation and slope over the old roof and usually has the lowest cost over 20 to 30 years.
- Tear-off and replace (from $12 / sq ft). Only when the roof is too wet or damaged to restore, or code requires it.
What changes the price
- Roof size. Larger roofs cost less per square foot.
- Moisture. Wet insulation has to be removed; a third-party moisture survey decides how much.
- Existing roof. Gravel and built-up roofs need more preparation; existing foam is the cheapest to restore.
- Rooftop equipment and levels. Every unit and edge is detailed by hand.
- Height and access. Multi-story buildings may need a crane or pump.
- Location. Broward and Miami-Dade are in the High Velocity Hurricane Zone, with stricter code.
See real numbers for your property
Measure your roof and get all four options priced in about three minutes.
Roof cost questions
How much does a roof coating cost?
A commercial roof coating in Florida starts at $4 per square foot and typically runs up to $7, including cleaning, repairs to wet areas, seam and penetration detailing, and a silicone topcoat. On a 10,000 sq ft roof that is roughly $40,000 to $70,000. Roof King's free roof cost calculator measures your roof from satellite imagery and prices it for your building.
How much does it cost to coat my roof?
Coating a commercial flat roof in Florida starts at about $4 per square foot and usually runs up to $7. For a 5,000 sq ft roof that is about $20,000 – $35,000; for 20,000 sq ft, about $80,000 – $140,000. Where your roof lands in that range depends on how much wet material has to be cut out, the existing roof type, rooftop equipment, access and height. On buildings five stories and up, where cranes, boom lifts or elevator access come in, coating runs $6 to $9 per square foot. Roof King's free roof cost calculator measures your roof on a satellite map and gives a range for your building in about three minutes.
How much does a silicone roof coating cost?
A silicone roof coating on a commercial roof starts at $4 per square foot installed and typically runs up to $7, including cleaning, repairs, seam and drain detailing and the silicone itself. Silicone costs a little more than acrylic up front, but it holds up under the ponding water and UV of South Florida, where acrylic coatings tend to fail early. It is renewed later with a silicone recoat rather than a tear-off.
How much does SPF (spray foam) roofing cost?
Spray polyurethane foam (SPF) roofing installed over an existing commercial roof starts at $7 per square foot and typically runs up to $10 with a silicone coating, depending on foam thickness, how much wet insulation has to be removed, rooftop equipment, access and building height. When the old roof has to be torn off first, SPF is priced as a replacement, which starts around $12 per square foot.
Is spray foam roofing worth the cost?
For most Florida commercial buildings, yes. A spray foam recover at $7 to $10 per square foot avoids a tear-off, adds about R-6.5 of insulation per inch, builds slope so water stops ponding, and forms one seamless surface with no seams to fail in a hurricane. Recoated every 10 to 20 years, an SPF roof can last 30 years or more, which usually makes it cheaper per year than a replacement.
How much does it cost to recoat a spray foam or coated roof?
A recoat is the cheapest roofing job there is: the roof is cleaned, any damaged spots are repaired and a fresh silicone topcoat goes on, with no foam, tear-off or disposal. It usually lands at or below the low end of the coating range ($4 per square foot), depending on the condition of the existing coating. The calculator's coating option is the closest estimate.
How much does a metal roof coating cost?
Coating a commercial metal roof typically falls in the same $4 to $7 per square foot range. The work includes treating rust, sealing every fastener and seam (often with spray foam or reinforced mastic), then a silicone topcoat. Roofs with heavy rust or many failed fasteners land toward the top of the range.
How much does commercial roof restoration cost?
Commercial roof restoration, meaning repairs plus a liquid-applied coating over the existing roof, typically costs $4 to $7 per square foot. If the roof also needs insulation or slope added, a spray foam recover at $7 to $10 per square foot is the restoration option. Both cost far less than a replacement, which starts around $12 per square foot and can reach $30.
How much does a liquid-applied roof cost?
Liquid-applied roofing ranges from about $4 per square foot for a coating over a sound roof to $10 per square foot for a spray foam system with a silicone cap. The difference is how much has to be built up: a coating seals what is there, while spray foam adds insulation, slope and thickness.
How long does a roof coating last, and what does it cost per year?
A silicone roof coating lasts 10 to 20 years before it needs a recoat. At $4 to $7 per square foot, that works out to roughly $0.20 to $0.70 per square foot per year, and the roof is renewed with a recoat instead of being torn off.
Silicone coating, acrylic coating or spray foam: which costs less?
Acrylic coatings are the cheapest up front but break down under standing water, so they rarely last in South Florida. Silicone coatings ($4-$7 per square foot) cost a little more and handle ponding and UV. Spray foam with a silicone cap ($7-$10 per square foot) costs the most of the three but adds insulation and slope, and usually has the lowest cost over 20 to 30 years.
How much does it cost to replace a commercial roof?
A full commercial flat roof replacement (tear-off down to the deck and a new system) starts around $12 per square foot in South Florida and can reach $30 per square foot. The biggest drivers are how many layers of old roof come off, the rooftop equipment, access, and the height of the building: anything over three stories may need a crane, boom lift or elevator access. Deck repairs and High Velocity Hurricane Zone requirements in Broward and Miami-Dade add to it.
How much does a commercial roof repair cost?
Most commercial roof leak repairs run $1,500 to $9,500 per visit, depending on how many leaks there are and what the roof is made of. If a roof needs repairs every year, a coating or recover usually costs less over ten years than continued patching.
Is a roof coating cheaper than a roof replacement?
Usually, by about half or more. A coating starting at $4 per square foot compares with $12 and up for a tear-off and replacement, avoids dumpsters and disruption, and can be renewed with a recoat instead of being torn off again. It only works on a roof that is structurally sound and mostly dry, which a moisture survey confirms.
Can I recover my roof in Broward or Miami-Dade County?
Broward and Miami-Dade are in Florida's High Velocity Hurricane Zone, where the building code is stricter about installing a new roof over an existing one. Whether a recover is allowed depends on the existing roof, its condition and the product approvals (Miami-Dade NOA). The calculator flags addresses in the zone, and Roof King confirms it during the free inspection.
Will a new roof lower my insurance premium?
Often, yes. Florida insurers weigh roof age and condition heavily, and a new roof can reset the roof age on a 4-point inspection and improve wind mitigation credits. How much it saves depends on your carrier and policy.
How accurate is the instant roof quote?
The square footage comes from mapped building outlines and satellite imagery, lined up with the roof edges in the photo, and you can drag the outline to correct it. The price range reflects your answers about the roof, building and budget. A final price always needs an on-site inspection and a third-party moisture survey, which Roof King provides free.