How Much Does Torch Down Roof 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.
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 |
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 |
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.
Ongoing Torch Down Roofing Costs
Once you have invested in installing a new torch down roof, you will want to consider these ongoing costs to keep it in good shape.
Maintenance
To keep your torch down roofing in good shape, you should keep up a regular maintenance schedule. For starters, you should conduct annual roof inspections which cost around $230. Your inspector will check that there is no damage, cracks, or wear.
You should also keep your roof cleared of debris, including leaves. Roof cleaning costs $0.20 to $0.60 per square foot. During the cleaning, workers will remove debris, as well as algae or mold growth.
Additionally, you can extend the lifespan of your torch down roofing by installing a roof coating every three to five years. Applying roof coating costs $0.65 to $5 per square foot. This adds an extra layer of protection against harsh weather, water, and UV rays.
Repair
Repairing your torch down roofing costs $2.50 to $10 per square foot, depending on the damage. More costly issues include water damage and leaks.
| Pros | Cons |
|---|---|
| Durability and flexibility | Trapped water |
| Long-lasting | Can scuff or tear |
| Easy repairs | Dangerous installation |
| Fire resistant | Seam failure |
DIY vs. Hiring a Pro to Install Torch Down Roofing
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.
Common Torch Down Roofing Add-Ons
Installing or renovating your roof is always a great excuse to bundle services and improve other elements overhead. Here are a few common projects and costs to consider simultaneously.
Chimney Flashing
Roofing contractors may recommend repairing or replacing chimney flashing while they're on your roof. The cost of a new chimney flashing averages $1,000, but the cost of materials is as low as $20 for small projects. Your contractors will charge about $75 an hour for the labor.
Increased Ventilation
Proper ventilation is one of the secrets to a long-lasting roof and a home without mold. Replacing a roof vent boot costs between $250 and $500, for example, while the price of plumbing vent replacement adds an average of $1,500. Remember that you have your pick of roof ventilation options, and your contractor will help you pair the best vents with a torch down roof design.
Skylights
Some homeowners may take this opportunity to make major structural changes to their roofs by adding a skylight. Skylight installation costs an average of $1,900, but prices depend on its size and design. Skylights are not as common on flat roofs due to drainage issues, but they are an option when you utilize the right design.
How to Save on Torch Down Roofing Costs
Saving money on your torch down roof is possible if you are willing to get estimates from at least three different companies. When comparing the estimates, pay close attention to services that may require extra fees.
If you have found the right company to hire, then you may consider saving money by going with a two-layer roof rather than a three-layer roof. The lifespan of a two-layer roof is 15 years, compared to the 20 to 25 years you can expect out of a three-layer roof. When making the decision, also keep in mind that a three-layer roof is more durable, fire-resistant, and energy-efficient.
Mizuki Hisaka contributed to this piece.
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.