How Much Does Torch Down Roofing Cost? [2024 Data]
Normal range: $3,500 - $17,500
The average torch down roofing cost is $12,250, but the price ranges from $3,500 to $17,500, depending on the type of material, number of layers, and size of your roof.
If your roof is flat or has a minimal slope, you might choose to go with torch down roofing. The total torch down roofing cost falls between $3,500 and $17,500, with most homeowners paying about $12,250. Let’s break down the cost of torch down roofing to help you better calculate your total project budget. Remember that a professional roofer in your area will always be able to give you the most accurate estimate.
- Average
- $12,250
- Low end
- $1,400
- high end
- $21,000
Torch Down Roofing Cost Factors
The main components of a torch down roofing job are materials and labor, which come out to $3.5 to $7 per square foot. The torch down roofing cost breakdown for most projects is 40% for the materials and 60% for the labor. Keep in mind that prices are regionally determined and are affected by a range of factors, including the following.
Size of Roof
Knowing your roof size is an easy way to get an approximate cost for your torch down roofing installation. Since your roof is likely flat or, at most, just slightly sloped, you can estimate its square footage by multiplying the length and width of your home.
| Roof Size (sq. ft.) | Total Cost |
|---|---|
| 1,000 | $3,500–$7,000 |
| 1,500 | $5,250–$10,500 |
| 2,000 | $7,000–$14,000 |
| 2,500 | $8,750–$17,500 |
| 3,000 | $10,500–$21,000 |
Roofing Installer Costs
Professional roofers often put 40% to 50% of the project cost toward their labor fees. While most of the prices involved with your torch down roof installation will be part of the cost estimate you receive from your local roofing company, it can be helpful to understand where some of the money is going.
Existing roof demolition and disposal costs: $1 – $5 per square foot
Installing flashing costs: $200 – $500
General Contractor Cost
If your general contractor is remodeling your existing home, installing an addition with a flat roof, or building you a new home, the company can likely handle the roofing needs as well. Like a roofing company, general contractors charge between 40% and 50% of the project cost to cover labor, overhead, and profit.
Additional Pros to Consider Hiring
If your roof is undergoing reconstruction, now is a good time to consider hiring other specialists to handle other items on your roofing to-do list.
Chimney repair costs: $160 – $750
Skylight repair costs: $1,000 – $2,770
Additional Cost Factors
While the size of your roof is the most prominent pricing factor for torch down roofing, there are a few other cost factors to consider.
Number of Roof Layers
A two-layer torch down roof will cost slightly less than a three-layer torch down roof; however, it will not last as long—closer to 15 years, compared to a three-layer roof’s 20- to 25-year life span. You can expect to pay $3.50 to $6.50 per square foot for a two-layer roof, while a three-layer roof costs $4 to $7 per square foot.
| Number of Roof Layers | Price Range (per Square Foot) |
|---|---|
| 2 | $3.50 – $6.50 |
| 3 | $4 – $7 |
Materials
The two materials that you can choose from are SBS-modified bitumen and APP-modified bitumen. They are fairly comparable in price, though they can sway the total torch down roofing cost on larger buildings.
SBS-modified bitumen
SBS stands for styrene-butadiene-styrene, which is a synthetic rubber. This material is more flexible than APP-modified bitumen and requires two layers: a base layer and a granulated cap sheet layer, which offers UV protection.
SBS-modified bitumen roofs are durable against extreme weather and impacts, and are also energy efficient. And while installers typically use the torch down method for SBS-modified bitumen, you can also choose between cold adhesive or self-adhesive applications.
Roofs with SBS-modified bitumen cost $3.50 to $6.50 per square foot.
APP-modified bitumen
APP stands for atactic polypropylene, which is a type of polymer. Therefore, this material is plastic-modified rather than rubber-modified and has an asphalt base. This makes for a more rigid roof compared to SBS-modified bitumen, and the installation process requires three layers.
APP-modified bitumen roofs can withstand extreme weather changes and offer great durability; however, it is not an ideal option for areas that are consistently below 25 degrees Fahrenheit. The installation process for this material is almost always the torch down method. This option costs $4 to $7 per square foot.
| Material Type | Price Range (Per sq. ft.) |
|---|---|
| SBS-modified bitumen | $3.50–$6.50 |
| APP-modified bitumen | $4–$7 |
Removing Existing Roof
You likely already have a roof on top of your house, and that roof will need to go before installing your new roof. The cost to remove an existing roof is around $1,000 to $1,500.
Roof Warranty
Roofing contractors often offer warranty deals in case something happens to your roof. This additional and optional expense can cost anywhere from $500 to $2,000.
Permits
Depending on your local municipality, you will need to pay between $100 and $1,000 for a permit to build a new roof.
Seasonal Installation
Demand is higher and more costly for roof installations in the fall and slower in the winter, so know when the best time to install a roof is for your area.
Location
Depending on your region, demand for torch roofs may be lower and, therefore, could cost you $1 to $2 more per square foot than an area with higher demand.
DIY Torch Down Roof Installation vs. Hiring a Pro
Since labor is around 60% of your total roof installation project, you can shave that much off your total expenses by DIYing the roof installation—but only if you really know what you are doing. Attempting to install a roof yourself can result in physical injury, incorrect installation, and costly repairs. On the off chance that you have professional working experience installing torch down roofs, you can expect to pay around $1.40 to $2.80 per square foot for materials only.
On the other hand, hiring a roofer near you will run you $3.50 to $7 per square foot. (Again, this will change from region to region.) This is your best bet for getting a new roof properly and safely installed.
Torch Down Roof Replacement vs. Repair
If you have a torch down roof that's in decent shape and not beyond 70% of its expected life span, you should consider repairing it instead of replacing it.
| Repair | Replace |
|---|---|
| Costs less than replacement | Costs more than repairing in most cases |
| Is a possibility if more than 30% of the life span still exists | Is the best option if the roof's life expectancy is nearly up |
| May require additional repair work later | Will likely be a while before repairs are necessary |
| May not allow the same warranty protections | Generally comes with significant warranty protections |
Ways to Save on Torch Down Roofing Costs
There are several ways to reduce the cost of installing a torch down roof.
Consider going with a two-layer roof rather than a three-layer roof.
Hire your contractor to perform the installation during off-peak seasons, such as early spring, late fall, or winter if possible.
Ask your contractor about discounts for using in-stock materials instead of custom or more expensive options.
Does a Torch Down Roof Increase Home Value?
Installing a new roof on your home will help it hold its value. Houses with flat roofs can choose between a couple of flat-roof material options. Torch down roofing works well in almost any climate and has a long life span compared to several other material types. However, the return on investment (ROI) that homeowners can realize likely depends on location and the local housing market. Typical ROI's for torch down roofing hover around 60% of the roof's cost.
How Angi Gets Its Cost Data
Home is the most important place on earth, which is why Angi has helped more than 150 million homeowners transform their houses into homes they adore. To help homeowners with their next project, Angi provides readers with the most accurate cost data and upholds strict editorial standards. We extensively research project costs to develop the pricing data you see, so you can make the best decisions for you and your home. We rely on reputable sources, including the U.S. Bureau of Labor Statistics, academic journals, market studies, and interviews with industry experts—all to ensure our prices reflect real-world projects.
Want to help us improve our cost data? Send us a recent project quote to costquotes@angi.com. Quotes and personal information will not be shared publicly.
Frequently Asked Questions
A torch down roof will last between 15 and 25 years, depending on whether you opt for a two-layer or three-layer roof. You can install a single-ply version as well, and the warranty is generally about 12 years. While it might be more expensive upfront to opt for the three-layer option, you will get a longer life span out of it and ultimately will not need to replace it as soon.
More and more insurance companies are writing torch down applications out of their liability insurance for contractors. If torch down is covered, they generally require a worker to stay on site for two hours after the last flame is extinguished.
For this reason, cold application modified bitumen—also known as “peel and stick”—is becoming more popular, and torch down is decreasing in popularity. Modified bitumen is taking its place, as it uses both hot and cold applications.
While two-layer torch down roofs are easier to install than three-layer roofing, it is best not to DIY the installation. Torch down roofs require expert knowledge of the application process to get it right the first time and prevent leaks or poor craftsmanship, not to mention that roof work can be dangerous.
Torch down roofing is only one of the options available for your home. Depending on your type of roof, if it is a gable or hip roof, torch down roofing might not work for you due to the slope. Asphalt, metal, and clay shingles are just a few popular roofing options that may be more suitable.